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Why Not To Use A Property Manager!
1. Property management fees cost too much, I need enough money in my hand to cover all my costs! In most cases we are able to improve the return on your investment, by matching rents to comparable properties, creating an extensive and focused marketing campaign to attract better quality tenants, and lower vacancy rates. With our dedicated...
June 19th 2020How to tackle Moisture?
Open windows for a few minutes morning and evening on opposite sides of the house, to let the air change and moisture escape. Keep the curtains and doors throughout the house open during the day. Airing the home out after you’ve turned off the heating can reduce condensation. Use...
June 18th 2020What causes excess moisture in rental homes?
TENANTS - How to find the cause 1. Is furniture in bedrooms or living rooms pushed against the outside walls? YES NO Please move furniture away from exterior walls and windows. ...
June 16th 2020Where is moisture coming from?
Winter is here! Your home could be experiencing condensation, which is probably the most common moisture-related issue in winter time. Moisture build-up in the home isn’t just caused by rainy days and leaky roofs. Our day-to-day living contributes too. Washing, cooking and even breathing all add moisture to the air. Here...
June 12th 2020Private Landlords: before you accept a new tenant check out these red flags
8 Warning Signs when assessing Tenant Applications 1. Needing to move in a hurry. There can be valid reasons why a tenant may have to move quickly, but this is a red flag to be aware of. Are they facing eviction, unable to pay their current rent, or has there been a breakdown in the flatmate relationship? ...
May 25th 2020Level 2 - what now for the Rental Market?
Our Ruby Housing office is open again for business and operating with contact tracing and careful control of requested viewings at rental properties. We are delighted that over 98% of our Ruby Housing tenants continued to pay their rent on time over the Covid 19 lockdown! The very few tenants who were waiting on financial help...
May 25th 2020How to attract and keep quality tenants during the Covid 19 downturn
Between tenancies: Bring forward planned maintenance such as repainting the bathroom or living areas Update landscaping with easy care shrubs and plenty of mulch Add extra heating or ventilation systems, such as a heatpump or air exchange/ HRV type system near bedrooms Replace the kitchen benchtop with...
April 28th 2020Level 3: Private viewings may be arranged under conditions
We're now in the level 3 of lockdown. Private viewings may be arranged under the following conditions: Prospective tenants have completed an application form (tick that you have viewed the property to enable the application to proceed) Pre-approval has been confirmed by Ruby Housing and the visit is to enable...
March 18th 2020Fun things to do if you can’t get out
These will help the days to pass more quickly and keep you physically and mentally active. Virtual tour of famous museums Host an online dinner party, dance party or hang-out with friends Create an online concert with fellow musicians Learn a new craft Share some fitness workouts with friends ...
March 16th 2020Covid 19 information: Travellers self-isolating in short stay homes; what you need to know
Updated on 26 March 2020 If you have recently arrived in New Zealand, or have otherwise been advised you need to self-isolate, the Ministry of Health website and Covid 19 are the first places to check for accurate and up-to-date information. As we are now in a period of four weeks lockdown, Level 4, and under State of Emergency...
March 13th 2020Covid 19 Virus and how Ruby Housing will manage
At present we are hearing of restrictions overseas throughout many areas, with travel, business, schools, sports and other gatherings all impacted. While New Zealand hasn’t had that level of restriction imposed yet, from what we’re seeing around the world there may be a very quick decision to close...
March 6th 2020Cannabis Reform Bill and Implications for Tenancies
The Cannabis Referendum to be held with the General Election on 19th September this year. This is an important issue both medically and ethically, however we haven’t seen much reported about the implications for landlords. This may be something you already have views on, and are sure of how you will vote. Currently most...
December 18th 201921 Things Tenants Look For in Rental Properties
Recently we have 6 properties rented and 3 of them were rented in less than one week! We had a further look at these homes to see what most attracts tenants. Please check out the list here: Welcoming and safe neighbourhood Local amenities such as shops and parks Good schools close by Handy to...
November 28th 2019How will the proposed RTA changes to tenancy leases and rent increases affect your tenancies?
There are more RTA changes being proposed by the Associate Minister of Housing Kris Faafoi. The three changes we think would cause the greatest impact on landlords are: Fixed term agreements becoming periodic leases at the expiry date unless agreed by tenant and landlord to re-sign or vacate; The end of...
September 5th 2019Residential Tenancies Amendment Act 2019: how does this affect you?
This latest amendment follows on from the Osaki practice note of 2016. That particular ruling had a major impact on being able to claim for damages caused by tenants accidental actions. So what will the 2019 Amendment mean for you?: If tenants damage a rental property as a result of careless behaviour, they will be liable...
August 21st 2019Avoiding Horror Tenants
How to prevent becoming a media headline 1 References: ask for them, and verify them. It’s not uncommon for private landlords to ask for previous landlord references, only to discover down the track that it was a friend who was acting as the “landlord” on the phone. ...
August 6th 2019Healthy Homes standards: Do you know what you need to do next?
* The info below from Ministry of Business, Innovation & Employment HEALTHY HOMES STANDARDS FACTSHEET From 1 July 2019 1. Ceiling and underfloor insulation is required in all rental homes where it's reasonably practicable, ie feasible, to install. 2. Landlords must include a separately...
August 5th 2019Proposal from Greens doesn't deal with tenants responsibility
The latest release from the Greens pushing for more changes to Tenancy Law doesn't adequately deal with the responsibility for tenants to utilise what has already been legislated for. All homes now must be insulated and the next major change is for extraction fans and fixed heating systems to be provided. However even if all of this...
August 5th 2019For Owners of Multi Income Rental Properties
Property management is a relationship between owner, management company and tenant. Maintaining the balance of rental income, tenant needs, maintenance, improvements and regulatory requirements for owners of multi-income properties requires a structured system and attention to detail. In New Zealand the majority of rental property is...
July 25th 2019Why choose us? Ruby Housing Property Management in Christchurch
In late 2014 I was offered a small rent book from some fellow members of the Canterbury Property Investor’s Association. They had approached me as they felt my boutique style agency would suit their owners, and in May 2015 these owners moved across to Ruby Housing. One couple own some blocks of rentals in Christchurch. Brad and Bridget...
July 18th 2019EQC Changes
Contents cover removed from EQC claims, how will this affect your rental home and your tenants? READ MORE
July 17th 2019Pets and Intentional Damage
A recent decision by the High Court makes it clear tenants do have responsibility for repeated damage by pets, even if landlords allow pets in the property. This is a huge win for landlords, for the courts to state tenants do have responsibility for their own actions or the actions of pets under their control. This will also...
July 15th 2019What questions can we ask prospective tenants?
In May this year the Office of the Privacy Commission released guidelines stating what can and can’t be asked of tenants applying for a home. Many of the questions noted in “almost never justified”, include details about current accommodation, age, and employment history. An example of one...
July 9th 2019Ruby Housing Rental Inspections
An interesting perspective in an article published recently in the NZ Herald, querying why insurers ask for three monthly inspections on rental properties. Initio Insurance have bucked the trend by offering cover for inspections every four months, as a special deal for members of the New Zealand Property Investor’s...
July 9th 2019How to make your house stand out for new tenants over the Winter Season
In Christchurch the rental market slows dramatically over the period mid-Autumn to Spring. While not ideal to rent a property over this time, sometimes this is just how it works out. So if your investment needs to be rented now, what can help us attract great tenants for you? So what do tenants...
June 21st 2019I would have no hesitation in recommending Ruby Housing
The first contact I had with Ruby Housing was when Kim Willems called me to ask if she could help get tenants for my rental property. I had the house listed on Trade Me, but was only getting time-wasters as I'd call them, no-one who was a suitable tenant. I'd had a lot of texts from other Property Management companies, I wasn't impressed with...
May 14th 2019It's the Law - Healthy Homes Standards
As of July 1st 2019 the new Healthy Homes Standards for rental homes will become law. This doesn’t mean all the standards have to be met by this time, but does set another line in the sand for investors to be aware of fulfilling new requirements for heating, insulation, and moisture barriers and removal. ...
May 6th 2019Reminder about Pets
Some owners do allow pets in the home. Where this is the case, please remember that a request must be made to Ruby Housing before getting a new pet, and that both cats and dogs must be neutered unless special circumstances apply. Dogs must be registered and brought into our office (by appointment) to assess for socialisation. Please do...
May 6th 2019Keeping Your Home Warm and Dry
Even though there are fewer sunny warm days, it’s still important to keep your home fresh and aired out, to prevent mould and mildew building up. There are a few easy ways to do this, please check out our list here: Open windows for a few minutes morning and evening on opposite sides...
April 29th 2019How does Ruby Housing ensure your rental meets the current rental home and new Healthy Homes Standards?
A key role of property managers is to ensure owners and their properties are protected from risk, whether from tenants, un-managed maintenance, or lack of compliance. - Advising of and ensuring compliance with changes in legislation. - Regular property inspections, checking how tenants are caring for the home and looking...
March 1st 2019What happens now for your insulation levels?
If you have had work quoted but installation not yet done; we will organise new quotes to meet the latest levels and send to you for approval. While this may result in a slight increase, we believe this will be more economical for you than installing one lot of insulation now and topping up in a couple of years. If your property has already...
February 25th 2019Why we don't agree with the Latest Regulation Announcement affecting Property Investors
With residential investors already having increased insulation in rental homes to meet the new requirements effective 1st July 2019, the latest announcement may seem like get another target against private landlords. In short, the latest announcement stipulates that the 2008 Building Code insulation standard...
February 22nd 2019Capital Gains Tax
There are changes ahead for New Zealand property investors and business owners, with the recommendations put forward by the Tax Working Group. While much of what is proposed can sound alarming, with sound legal and accounting advice Ruby Housing considers a cautious approach rather than a hasty decision will mitigate the risk of ownership of...
February 18th 2019What constitutes Fair Wear and Tear in Tenanted Properties?
An ongoing issue for owners of investment property is dealing with maintenance; roofs leak, trees need pruning, heating systems need servicing and floor coverings need replacing. So what is the responsibility of owners and what should tenants cover? While there are guidelines within the Residential Tenancies Act as to what owners...
February 13th 201926 Questions to ask before hiring a Property Management Company
What do I need to do to get my rental property ready to rent and to attract the best tenants? How will you advertise and market my rental? How do you work out the market rent? What is your screening process for qualifying tenant applicants? Should I allow pets? Do you have an after-hours service...
February 12th 2019Letting Fees - owners now charged instead of tenants
By now all landlords and property managers will be aware of the law change prohibiting letting fees charged to tenants. However, not many investors will realise many property management companies are now recouping that charge directly from owners. It may be an extra administration fee, or disguised some other way, but if you...
November 26th 2018No more letting fees, but “tenancy fees” or “admin fees” will come up
A law banning letting fees will take effect on Monday 12 December, which forces most of the larger property companies to review their charges and decide on a new charge for landlords to cover their cost of finding a tenant. Harcouts will charge one week’s rent plus GST while Quinovic Group will charge a “tenancy fee”...
November 26th 201816 tribunal hearings over 10 years
Believe it or not, Tracy Peterson, who has gone by the names Tracy Neilson and Tracy Thompson, has been brought to the Tenancy Tribunal for 16 times since September 2008. Maurice King, the most recent landlord, took pity on Peterson with two children who said she has been looking for a place for ages and let her move into his Bishopdale,...
November 25th 2018‘Erase’ meth history from LIMs
The history of low-level methamphetamine in contaminated properties will be wiped from their land information memorandum (LIM) reports based on a report delivered by Peter Gluckman, chief science adviser to the prime minister, stating the acceptable levels of methamphetamine contamination as 15 µg/100 cm2 – 10 times the current...
November 7th 2018Equality between tenants and landlords – RTA reforms
The public consultation on the RTA (Residential Tenancies Act) reforms was closed on October 21, 2018. While the discussion is ongoing the Government is still to decide what proposals to turn into law depending on the feedback and insights the public has provided. One of the items in discussion is below: “Increasing...
October 19th 2018What can you do to make your property more attractive to quality tenants?
If you have owned your properties for a while you may be looking for ways to add something extra. A single house on a larger section has many options to increase revenue, such as adding a minor dwelling or tiny house, adding a sleepout to enable a tenant to work from home, or converting a large laundry into an extra bedroom or bathroom. ...
September 24th 2018Anything Extra?
While we know from feedback that owners are generally very happy with our service and the information we provide, we’d still like to know if there is anything extra we can do to make your rental ownership smoother, more enjoyable, and more profitable for you! Would you like Ruby Housing to organise renovations...
September 19th 2018Insulation Changes
As you will know from 1st July 2019 all rental homes must have compliant ceiling and underfloor insulation. Where insulation is unable to be fitted due to lack of access, an exemption is available, however older existing insulation may need to be topped up or replaced to meet requirements. We are currently...
August 30th 2018Should Rent Increases be restricted to once a year?
RTA changes for rent increases?
Should rent increases be restricted to once a year? While there will always be bad landlords as well as bad tenants, people on both sides of the tenancy transaction generally act responsibly; owners appreciate the rental income provided from tenants, and work hard to keep their rentals well maintained, to protect their investment and...
July 17th 2018It's My Home As Well As Yours
Renters United says that rental homes are cold, damp and unsafe. But there is no denying that the rental properties are slowly getting better and better with the release of new regulations. For example, the Tenancy Services has made a clear statement that rental homes must meet the insulation standards by July 2019 to avoid $4,000 fines. ...
June 19th 20188 Key Tips to Choosing an Outstanding Property Manager
1. Call them - is the first response you get friendly, helpful and genuine, even before they know that you own rental property? “Some of the companies I called only gave me the time of day when they found out they could make money out of me”(comment from one of our owners). Is the first response you get...
June 15th 2018Holiday Accommodation, Fraud and Theft
You may have seen the recent news report about a rash of burglaries at holiday homes in Christchurch booked through online sites with stolen credit cards, then cleared out once the “guests” gained access. This is a real worry for homeowners as insurers often won’t cover losses...
June 15th 2018Holiday Checklist
Book flights - check Plan itinerary - check Pack suitcase - check Appoint agent to manage rental property while overseas - oops! If you will be out of the country for more than 21 consecutive days, you must, by law, appoint an agent to look after your rental...
June 10th 2018Asbestos Testing Clarification
The Independent Property Managers Association has just issued a clearer statement from Worksafe around asbestos in rental homes. You may recall property managers and landlords were advised the responsibility was on the owner to assess if there was any asbestos risk in a rental home. With the age of many rental properties, and repeated repairs...
June 8th 2018Turn-around in Meth Testing Recommendations
A new report from Sir Peter Gluckman regarding meth testing recommendations has overturned much of the current accepted standard. While experts disagree, property investors, tenants and insurers will still need to decide what is an acceptable level (if any). At Ruby Housing we will continue to be guided by best industry practice, and...