Latest real estate news, views & reports

Spare a Thought and Hope for the Best

Posted: April 13th, 2017 / By Simon Anderson

It’s been a challenging week weather wise for many and today we sit and wait to see what Cyclone Cook brings.  No one has suffered more than the poor people of Edgecumbe. Spare a thought for the 1,600+ residents who have had their town flooded. This has a significant effect on a number of people’s lives. We hope for the best for them over the next 24 hours.

At EVES we wanted to do our bit. As a Company we have reached out and asked our people to help with donations to the Whakatane District Council “Give a Little” campaign, with an agreement by the Company to match all donations dollar for dollar. I'm pleased to say we've seen unbelievable generosity from our team and will add this contribution to the current campaign to help with immediate needs.

Whilst the weather has not been a positive topic, real estate has been.  Across Tauranga, Papamoa and Mount Maunganui we sold only 7 less properties in the March quarter than we did in the December quarter! Of these sales an amazing 69% were generated by the auction process. This is a huge credit to our 109 licensed sales people and evidence of the strong economic future in this region. 

It was so pleasing for me, to see some of the good news stories in our community have a positive influence on those who need some good news of their own.

Have a fantastic Easter, stay safe tonight and look out for the EVES Open Home signs.

EVES, more people selling more property.

Insure Against P

Posted: June 27th, 2016 / By Joanna Hart

Planning to be sure not sorry is the best way to gain peace of mind about ‘P’. While it is logical that insurance would not cover the cost of testing for ‘P’ it is reasonable that it should cover the costs associated with decontamination, just as it would other material damage.

 

Ask your insurance company or broker these 6 questions:

  1. Am I covered for the cost of decontamination, and if so is this the full cost or is there a limit? Some insurers limit the payout to, say, $25,000, and some may place conditions on claims relating to the usage or manufacture of “unlawful substances” in a rental property; e.g. that regular inspections must have been undertaken during the tenancy
  2. Am I covered for loss of rental while the property is untenantable during decontamination?
  3. If the property is furnished does the insurance cover the cost of replacement or decontamination of furniture and furnishings?
  4. Am I covered for damage and contamination caused by a meth lab?
  5. Am I covered for contamination caused by meth smoked in the property?
  6. Does your insurance policy require a methamphetamine test before each tenancy? If so are there any specific stipulations around the method of testing required?

 

Don’t assume! 

Insurance companies are well aware of the impact of ‘P’ on liability and many have put specific policies in place. BUT don’t assume that because your rental property is insured and that because your insurance company knows it is a rental that you are automatically insured for recovery costs should ‘P’ contamination be discovered in your property.

 

Be sure, not sorry

The prevalence of ‘P’ is scary, for society as a whole, and for property owners. 

While the battle to control it continues, owners of rental properties need to ensure they are protected should their property fall victim to ‘P’ users or manufacturers. 

Gaining rental income from a property means relinquishing total control over what goes on within your property. Media hype around ‘P’ – otherwise known as ‘meth’ or by its full name, methamphetamine – tends to sensationalize and suggest that ‘P’ is the new crisis facing property owners, lurking everywhere ready to sabotage our investments.

Contamination of property by ‘P’ occurs:

  • When methamphetamine has been smoked or used in the property.
  • When methamphetamine has been manufactured/cooked in the property (‘P’ labs).

Getting a test done is often the only way to find out if a property has been used for the production of ‘P’ or if meth has been smoked or used on the premises. The truth is that the risk of your property being contaminated by ‘P’ may be low (just like the risk of fire) BUT (like fire) you should be sure you are insured against its effects. Depending on the extent of the contamination it can cost thousands to alleviate the results and restore the home to a healthy, livable and rentable state.

 

Get in touch 

Contact your property manager if you would like to find out more.

Acknowledging Excellence

Posted: May 13th, 2016 / By Ross Stanway

As a leading, long established real estate company, at EVES we’re very proud of the achievements of our people and the relationships built over many years with our thousands of clients.

Last week at our Annual Awards we acknowledged our many top performers across all aspects of our business. Success in real estate is based on numerous key factors, all of which we place considerable focus on through continuing education, training and upskilling.

Knowledge of the regulations which apply to specific markets and trends, understanding clients’ needs, developing effective and relevant marketing plans, diligent follow up with sellers and buyers and effective negotiation skills. 

These are some and they are paralleled in our Property Management business dealing with our landlord owners and with tenants.

In support the multi-talented personnel in our administration, marketing, accounts, IT systems and our Rothbury team provide a full range of insurance, financial services and mortgage brokering.

Overall, a high performing, winning team committed to providing the best experience to all those we deal with.

Our position as a highly respected, leading company with a very strong connection to the community is one we are proud of and work hard to continually improve. 

Ross Stanway
CEO

Clearing the air on smoke alarms and insulation

Posted: March 24th, 2016 / By Joanna Hart

The Residential Tenancies Amendment Bill introduced to parliament last year proposes regulations for insulation and smoke alarms. 

Building and Housing Minister, Nick Smith, says, “The Bill aims to make homes warmer, drier and safer for the million New Zealanders who live in rental accommodation, without imposing excessive costs.”

Can’t argue with that. So... what does it mean for landlords now?

Smoke alarms need to be installed in all residential rental homes by 1st July this year. Regulations make landlords responsible for installation and tenants for changing batteries and reporting faults. 

The insulation of rental properties would, from 1st July 2019, need to meet the new criteria that ceilings and under floors should be insulated. This gives just over three years to comply. However from 1st July this year landlords are required to disclose in tenancy agreements the extent of insulation currently in their rentals. Eves are amending the agreements to include this information for new tenancies from 1st July 2016 and will be asking their landlords to supply the necessary information. 

 

The Facts

  • The New Zealand Fire Service attend more than 3,500 house fires every year.  
  • 80% of fatal fires attended either did not have smoke alarms or the smoke alarms were not working.
  • Working smoke alarms provide early warning of a fire and maximises the escape time if a fire occurs.
  • 55% of residential structure fires occur in rental properties*

 

*Source: NZ Fire Service

A proactive approach to ā€˜Pā€™

Posted: March 18th, 2016 / By Joanna Hart

Due to the rise in media related stories with regard to the ‘P’ (Methamphetamine) contamination of rental properties we thought it timely to remind our landlords and property owners of their obligations when ‘P’ is involved with their properties.

Some key facts

Landlords must provide a clean property 

If landlords rent out a property that is contaminated by ‘P’ they are breaching their obligations under the Residential Tenancies Act 1986, as well as other legislation such as the Building Act and Health Act.

The Tenancy Tribunal

The Tenancy Tribunal ruled in 2004 that renting out contaminated premises is a breach of a landlords’ obligation to provide a property in a ‘reasonable state of cleanliness’.

Contamination

Contamination of a rental property is not only caused by clandestine ‘P’ labs manufacturing ‘P’. It can be caused by regular smoking of ‘P’ within a property.

Addressing and resolving a contaminated property

If a rental property is contaminated it needs to be cleansed and decontaminated by a professional cleaning company experienced in the removal and neutralisation of hazardous substances, and re-tested by appropriately qualified and analytical chemists to establish that the level of contaminants is within an acceptable level.

What we are doing at EVES as property managers

We regularly inspect your properties and follow the Auckland Public Health Service guidelines used to identify ‘P’ use and manufacture. These inspection activities and things to look out for are outlined below:

  • Unusual chemical smells that are not normally present in the area.
  • Numerous chemical containers (labelled solvent, acid, flammable) stored or stock piled.
  • Stained glass equipment and cookware.
  • Plastic or glass containers fitted with glass or rubber tubing.
  • Numerous cold tablet packages lying around or in the rubbish.
  • Portable gas tanks or other cylinders not normally seen or used in the area.
  • Chemical stains around household kitchen sink, laundry, toilet or storm-water drains.
  • Yellow/brown staining of interior floor, wall, ceiling and appliance surfaces.
  • We have been working with both testing and cleaning suppliers to ensure that we have the right people to work with, in the unforeseen event that your property becomes contaminated with ‘P’. 

What are some options as owners / landlords to mitigate your risk

  • Instruct your property manager to test for ‘P’ contamination in between tenancies. We strongly recommend this.
  • Talk to your land and building insurer / insurance broker to understand what you are and are not covered for with regard to ‘P’ contamination with your property under your typical building insurance cover.
  • Talk to your property manager about specific ‘landlord insurance’ cover which can cover damages and loss of rent as a result of having to deal with a ‘P’ contaminated property.
  • You could install ‘methminder’ which operates in a similar manner to monitored smoke alarms. This type of feature can appeal to prospective tenants as well as deterring any meth users from your property.
  • More information can be found at the following site: www.methminder.co.nz

Happy Landlord Makes my Day!

Posted: December 16th, 2015 / By Sue Knowles

The daily satisfaction of serving our landlords by effectively managing the tenancies of their properties is reward enough for me and my colleagues.

However there is nothing nicer than, when out of the blue, a big bouquet arrives with a note like this, and makes it even more worthwhile.

"Thank you, Sue, for another fantastic year. Really appreciate your exceptional work. Have a wonderful Christmas and Safe New Year."
From Sylvia (Happy Rotorua Landlord)

Thank you, Sylvia, and all my clients, for trusting me to manage your properties and for another fantastic year in property management, for me and for EVES, a company which fosters exceptional service.

Sue Knowles
Property Manager

Seasons Greetings!

Posted: December 8th, 2015 / By Ross Stanway

2015 has been a busy and very enjoyable year for our EVES Property Management teams. Our ranks have grown with some new, but experienced team members coming on board to deal with a growing number of managements. I sincerely hope it has also been an excellent one for you, your family and your business interests.

Our real estate and property management group is one of New Zealand’s largest private and locally owned real estate companies.

Across the heartland of some of our country’s most popular and prosperous regions we provide professional and very effective property market services to many thousands of buyers, sellers and investors.

The business of property management is not merely about “collecting the rent”. It is very much concerned with every aspect of professionally managing tenants and property to ensure the best possible outcomes and asset protection for our property owner clients.

This involves a full range of services that our EVES Property Managers are absolutely committed to delivering for the benefit of our clients.

Effective selection of tenants, collection and remitting rental payments on time, taking action through the Tenancy Tribunal as required, identifying repair, safety and maintenance issues, regular property inspections, and keeping abreast of regulatory requirements and changes are some of what is involved. It’s a long list of responsibilities which we take seriously.

Our role in highlighting timely repair and maintenance works which can add value or minimise costs in the future is important. It is also one which we will progressively become more focussed on and communicate accordingly with you. Good maintenance of landlord’s properties not only protects and grows the asset value but increases the attraction of quality tenants and maximum rental which can be realised.

We have excellent relationships with local qualified tradespeople who understand the need for speedy and cost effective service.

Our offer to all our landlords of a payment of $250 continues. This is for each additional management provided to our EVES Property Managers and has been very well received. We appreciate every management we have, whether with our many long standing clients who we have dealt with for years or new ones we have recently had the opportunity to manage property for.

Thank you all for these increasing levels of support which we appreciate.

Finally on behalf of all our EVES people across our Property Management teams I extend to you, our valued clients, all the very best that Christmas brings. Good times with family and friends, and a time to reflect on those things in life that really matter.

Best wishes for a safe,healthy and prosperous New Year through 2016.

Best regards,

Ross Stanway
CEO

EVES In The Community

Posted: November 27th, 2015 / By Ross Stanway

The longstanding role EVES plays supporting many community organisations is one we are very proud of and willingly participate in.

EVES personnel contribute annually and generously to the TrustPower TECT Rescue Helicopter Service and $16,000 will be handed to Pilot Manager Liam Bretkelly this week.

Recently our team gave much needed products for those looked after by Women’s Refuge in Tauranga and our EVES people recently completed a garden makeover for Bay of Plenty Sexual Assault Support Service Safe House.

Local Bowling Clubs getting set for the busy summer season benefit from the level of sponsorship and support provided by EVES into that popular sporting pastime.

Our Surf Lifesaving Clubs provide invaluable service over the summer holiday period and EVES continues as a major supporter of that sporting code in our region.

Bay of Plenty Sports Awards has EVES sponsoring the Junior Sportswoman of the Year Award. This year we have invited students from Otumoetai Intermediate Sports Academy to soak up the atmosphere provided through interaction with our region’s top sports people.

Our EVES in the community role is one we take seriously and passionately, as we do to achieving the best possible outcomes for many hundreds of buyers and sellers we work with.

Ross Stanway
CEO

 

Find out more: eves.co.nz/community

Insulation and smoke alarm legislation no cause for alarm

Posted: September 7th, 2015 / By Joanna Hart

Smoke alarms will be mandatory from July 2016 and all rental properties should be insulated by July 2019 according to new legislation.

The recent announcement of the above plans by Government is good news for tenants and certainly not bad news for landlords. Smoke alarms not only save lives but the property as well. Insulation makes homes healthier to live in and dramatically reduces mould and decay which causes deterioration of the property. 

The deadlines for both are reasonable and give property owners plenty of time to make any necessary improvements.

EVES make it easy

EVES Property Management will do the spade work for you. We will ensure you are well aware in advance of any requirements to upgrade your rental property under the amended law, and of the options you have. 

Smoke alarms 

Our property managers will check if smoke alarms are in place and meet the new standards which require one working smoke alarm in a hall or similar area within three metres of each bedroom door. In self-contained sleep-outs or caravans, at least one working smoke alarm will be needed. You will be advised as part of your regular inspection report what is required and what steps you need to take. Once installed it is the tenant’s responsibility to replace batteries and advise of any defects. 

Ceiling & underfloor insulation

We have nearly four years to help our landlords ensure that the properties we manage are insulated to meet the government criteria. The new law will require retrofitting of ceiling and under floor insulation. This acknowledges that retrofitting wall insulation is not feasible and that the design of some homes precludes retrofitting insulation in any event. 

You should be aware of the insulation, or lack of, in your rental property. While EVES’ property managers cannot physically check every floor and ceiling we can investigate the options and the credentials of suppliers and installers of insulation in plenty of time to allow you to make decisions and get the work done.

We will also advise you of any subsidies that may be available. The “Warm up New Zealand Healthy Homes” subsidy is one that can currently be applied for but that programme is only guaranteed until June 2016.

There is a strict criteria for this subsidy. For further information and to check your eligibility contact your property manager.

Government suggested the average cost of retrofitting both ceiling and floor insulation to be about $3,300. EVES will try to source the most efficient, reliable and competitive supplier in the market place. 

We anticipate that there will be a raft of insulation providers leaping on this ‘band wagon’ and we will do the research to ensure our landlords have access to quality product sharply priced.

Watch for updates in future newsletters. If you are at all concerned or unsure of your position as a landlord do not hesitate to ask us.

From Happy Tenant to Very Happy Home Buyer

Posted: July 28th, 2015 / By Joanna Hart

Leigh Stewart is a very happy EVES client having just saved $500 off the deposit on her new home! She and her husband Bevan were renting through EVES Rentals before they bought a property. Buying through EVES ensured they were awarded $500 off their deposit.

EVES not only have the reputation as one of the best real estate companies to deal with when renting or buying but we make it well worthwhile for our tenants by offering them $500 towards their deposit and another $500 towards their insurance when they buy a home though a member of the EVES Sales Team.

Congratulations to Leigh and Bevan Stewart. There are more $1000’s up for grabs to give EVES tenants who purchase through EVES a head start as home owners.

Joanna Hart
EVES Rentals

Rothbury OCR Update - Rate Drops to 3.00%

Posted: July 23rd, 2015 / By Rothbury

Home Loan borrowers get another boost from the banks today with the Reserve Bank announcing another reduction in the OCR from 3.25% to 3.00%. This should see the banks move pretty quickly with reductions in their floating lending rates, whilst the competitive nature of the Banks trying to write good lending business at LVR levels of 80% or better, is encouraging some longer term fixed rates under 5%.

The OCR announcement follows some challenging times for the Reserve Bank. We are still awaiting the introduction of further LVR speed limit restrictions on the Banks in attempts to cool the Auckland investment property market (effective 1.10.2015), and we appear to be experiencing substantial falls in business confidence, particularly in relation to the falling dairy commodity prices over the last few months. Global economic conditions indicate that it is quite likely that the Reserve Bank will be encouraged to reduce the OCR even further during the remainder of 2015.

There is still an opportunity for buyers with less than a 20% deposit, both with the banks, and with the Government administered scheme known as Welcome Home Loans, and the use of Kiwisaver contributions and the Homestart Grant. And of course there is always the ability to get support from family members in the form of a guarantee.

It is important to seek professional advice when considering a property purchase and to carefully consider your interest rate choices to suit your own particular circumstances and goals in light of the current climate of volatility and change.

The Rothbury Mortgage Team is available to offer you an free, no obligation opportunity to discuss your home lending needs. Please feel free to contact us any time on 0800 33 34 35 or email info@rothbury.co.nz to talk to one of our Mortgage Advisers

www.rothbury.co.nz

Warm, Dry, Safe Homes

Posted: July 20th, 2015 / By Ross Stanway

As one of the largest residential property management operators in the region, EVES is supportive of landlords who provide warm, safe and insulated homes. This creates a win-win situation for all concerned. Recently announced legislation will require properties for rent to be warm, dry and safe with smoke alarms installed, (mandatory in rental properties from July 2016), with underfloor and ceiling insulation required by July 2019.

Competition exists in every business and landlords compete for good tenants even when there is a shortage of available homes for rent.

EVES also makes contact with landlords to provide timely, relative asset maintenance through appropriate tradespeople.

A further invaluable service is provided to our landlords through Rothbury Landlord Insurance. Insuring the dwelling is essential, but protecting your investment from non-controllable events should also be considered. Rothbury Tauranga is well placed to advise you how to minimise your income risks as a landlord. In the past week our Rothbury team have won Best Branch, Best Commercial and Best Domestic Broker across the Rothbury business nationally, so you are in good hands.

EVES provides THE one stop shop. Property purchase, asset and income protection and rental management can all be taken care of by the EVES and Rothbury experts.

Ross Stanway
CEO

Is It time for website marketing only?

Posted: June 4th, 2015 / By Karen Worley

I enjoyed a very good meeting last week between suppliers of print media, digital marketing and radio marketing. Without doubt a lot of the enquiry we deal with comes off our website, Trade Merealestate.co.nz and others. 

However, a recent survey of over 850 sales shows that the more mediums used to market property the higher the percentage above capital value the property achieves. Print media is very good at capturing the ‘passive’ buyer - that didn’t even know they were looking. The demographics in the Tauranga area would also point to the reality that a large number of people still use print media to find property. 

EVES Property is a strong publication with approximately 20,000 copies going into the local market every week. 

The most successful campaigns we have that attract more enquiry and more people to open homes are those where the coverage and promotion is spread across all media including radio, digital and print.

Talk to any EVES salesperson today about the options available to market your home. 

Have a great week. 

Karen Worley
Sales & Marketing Manager 

Get in touch

Award Winning Achievements

Posted: April 28th, 2015 / By Ross Stanway

Last week our company celebrated the achievements of Award winning performances by many of our Eves teams, salespeople, property managers, administrators and Rothbury personnel.

This annual event is a highlight for those in the Eves group who have met and exceeded major milestones in their respective areas of activity.

At Eves we place significant continuing focus on training, mentoring and supporting our people across all facets of the property business.

This provides a constant lifting of the bar in terms of performance requirements. Our management and training resources are based on providing all those in our group with the skills, experience and knowledge required to deliver the best possible experience to all those we work with and work for.

As a market leader there is a very strong relationship between the emphasis we place on industry and market knowledge along with an absolute passion to do the very best we can for all of those we connect with.

Our EVES group has a unique blend of those who have years of experience and long established reputations combined with a growing band of young, highly talented professional team members who are rapidly establishing themselves and their networks, providing great results for their buyers and sellers. 

Ross Stanway
CEO

Power of a Great Team

Posted: November 28th, 2014 / By Ross Stanway

Great to see positive media coverage recently on the significant level of commercial property investment and development underway across our region. From Papamoa to Pyes Pa, Bethlehem to the CBD. Major investments in retail, banking, energy supply, education, health and medical facilities are full steam ahead.

Employment provided through the construction phases and in the completed commercial properties is bringing new people to the region and many are choosing to make the region their new home... permanently. This is a signal that now is a very good time to put property on the market for sale to an increasing group of genuine buyers. Those thinking of selling should talk to EVES now regarding our great range of marketing campaigns that will increase connection to these buyers.

This surge of people to our region may put pressure on the rental accommodation market but the upside for investors is that good rental properties are in very short supply and there is a ready tenant demand.

Ross Stanway
CEO