Blog

Our General Manager, Melanie Hoten, is privileged to be part of the Product Council for Proptech Labs, the supplier of many of our property management software products. Two weeks ago, they held their first meeting for 2025!This year brings significant advancements in AI technology, empowering our team to enhance time management and streamline processes. We are excited to see these developments unfold throughout the year.Coming Soon: 360-Degree Inspections &amp; Click-Through Property ToursWe are investing heavily in technology to introduce 360-degree property inspections and click-through virtual tours. These innovations will bring added benefits to our team and clients, including:<ul><li>AI-powered 360-degree ingoing property inspections, enabling automated comparison of entry and exit reports to document any changes.</li><li>Extensive AI-generated condition reports at both the start and end of a tenancy, providing more detailed insights.</li><li>AI-driven asset registration, automatically cataloguing property chattels (e.g., dishwashers, ovens) and sharing model data across all software platforms for faster and more accurate quotes and repairs.</li><li>Click-through virtual tours for vacant properties, allowing prospective tenants to explore properties as if they were physically present.</li></ul>These are just a few of the enhancements that will significantly impact our service delivery. We look forward to rolling them out and seeing the benefits for our team, landlords and tenants alike.

Technology Update

Subject: Liability for Damaged Walls from 3M Picture StripsEver wondered if tenants using picture hanging strips can lead to tenants paying for subsequent damage? This intriguing case delves into the nuances of liability for wall damage and whether such incidents qualify as fair wear and tear.Case Background:The tenants rented the property for about three years and used 3M picture hanging strips to display lightweight family photos. Upon removing these strips at the end of their tenancy, they found that patches of paint had come off the wall. The tenants did not dispute the occurrence of this damage.The landlord claimed that the damage was significant and beyond normal wear and tear. She presented evidence that she had to hire a professional to repair the affected areas, incurring considerable expense.Legal Authorities:Proving Damage: The landlord must prove the damage occurred during the tenancy and was more than fair wear and tear (Sections 40(2)(a), 41, and 49B RTA). Careless Damage: If damage is careless and covered by insurance, tenant liability is limited to the insurance excess or four weeks' rent (Section 49B(3)(a) RTA). Intentional Damage: Tenants are liable for intentional damage or damage resulting from imprisonable offences (Section 49B(1) RTA). Fair Wear and Tear: Damage resulting from reasonable use and duration of the tenancy may be considered fair wear and tear.Landlord's Response:The landlord claimed that the tenants breached the tenancy agreement, which included a specific clause about avoiding significant alterations to the premises.The clause emphasised that tenants should take reasonable care not to damage the walls when hanging pictures and recommended the use of suitable picture hooks.The landlord argued that the tenants' use of picture hanging strips, despite being a well-known brand, still resulted in damage that went beyond normal wear and tear. To support this claim, the landlord presented evidence that a professional had to be hired to repair and repaint the damaged areas, incurring significant costs.Outcome:The Tribunal concluded that the landlord did not provide sufficient evidence to prove the damage exceeded fair wear and tear. The tenancy lasted three years, during which some wear and tear is expected. The tenants used 3M picture hanging strips, which are designed to minimise wall damage, showing reasonable care.The pictures hung were lightweight family photos, not heavy objects, and no other wall damage was noted in the house. These factors led the Tribunal to determine that the landlord had not met the burden of proof. Therefore, the claim for repair and repainting costs was dismissed.*Information provided by Tenancy Practice Services.

Tenancy Tribunal Decision of Interest

As of 30th January 2025, several significant amendments to New Zealand's Residential Tenancies Act have been enacted, impacting both landlords and tenants. These are quite extensive, so we want to share with you just some of the key amendments to be aware of. Your property manager has undergone training around these changes, and you are welcome to reach out to them if you have any queries. Otherwise, they will always guide you to act within the legislative parameters.Termination of Tenancies - Effective 30 January 2025:'No Cause' Terminations: Landlords can now end a periodic tenancy by providing 90 days' notice without specifying a reason. Reduced Notice Periods: Landlords may terminate a periodic tenancy with 42 days' notice under specific circumstances, such as the owner or a family member requiring the property as their principal residence for at least 90 days. Tenants can end a periodic tenancy with 21 days' notice, reduced from the previous 28 days.Fixed-Term Tenancies: Landlords can now give notice to end a fixed-term tenancy at the end of its term without giving a specific reason for all tenancies that expire on or after 1st May.Technical Amendments - Effective 20 March 2025:Smoking Policies: Clauses in tenancy agreements banning indoor smoking are enforceable in the Tenancy Tribunal. However, tenants cannot be prevented from smoking outdoors or in any outbuildings intended solely for storage or parking, such as a garage. Retaliatory Terminations: Tenants can apply to the Tenancy Tribunal to have a termination deemed retaliatory and unlawful if it follows the tenant exercising their rights. This now also applies if a landlord terminates a tenancy in response to any person or organisation exercising a legal power against them under the RTA or any other law. Other Amendments: There are a large number of additional technical amendments to wording and clauses in the RTA. For further information, please contact your property manager.Future Amendments - Effective date not yet set and these cannot be used until brought in by Order in Council:Pets: Tenants will be permitted to keep a pet in their rental property if permitted by their tenancy agreement or with the landlord’s written consent. Landlords cannot withhold consent without reasonable grounds, of which a list of examples is expected to be provided, e.g., the property is not suitably fenced, body corporate rules prohibit pets, etc. Reasonable conditions can be set for a tenant to comply with, such as restraining the pet when the landlord lawfully enters the premises or requiring the carpets to be professionally cleaned at the end of the tenancy. Pet Bond: Landlords will be able to require a "pet bond" of up to a maximum of two weeks' rent, in addition to the general bond. This bond is refundable if the tenant no longer has a pet.These amendments aim to modernise tenancy laws, balancing the rights and responsibilities of both landlords and tenants. For comprehensive guidance, landlords are encouraged to consult the Ministry of Business, Innovation and Employment’s Tenancy Services website or contact their property manager.tenancy.govt.nz

Legislation Updates

<img id="90kdwudtn1m3qb5au5" src="https://cdn.durable.co/blocks/9rSqtvZfmHcUg3Lb2D8y7ghIz6ipRwepfJfyP4vWCGe70VmwRzYvKyCoUFNZrKsh.jpg" alt="" title="" class="object-cover bg-gray-100 rounded-2xl md:rounded-3xl lg:rounded-4xl" style="aspect-ratio: 16/9; object-position: center center;" data-corners="default" data-aspect="16:9" data-caption="" data-positionx="undefined" data-positiony="undefined" data-fullwidth="false" data-mce-src="https://cdn.durable.co/blocks/9rSqtvZfmHcUg3Lb2D8y7ghIz6ipRwepfJfyP4vWCGe70VmwRzYvKyCoUFNZrKsh.jpg" data-mce-style="aspect-ratio: 16/9; object-position: center center;">We are thrilled to announce that The Rent House has been recognized on the prestigious Deloitte Fast 50 Index for 2024 in New Zealand! This achievement marks a significant milestone in our journey and cements our position as New Zealand's fastest-growing property management company.This recognition is a testament to the hard work, dedication, and exceptional service that our team provides to clients across the country. We're proud to be leading the way in innovation and growth within the property management industry, and we're excited to continue delivering unparalleled value to both property owners and tenants.Thank you to all our clients, partners, and team members for being a part of our success. The best is yet to come!- November 2024

The Rent House makes Deloitte Fast50 2024

Mug with hot tea standing on a chair with woolen blanket in a cozy living room with fireplace.

Managing your home during the winter months can help keep it warmer, dryer, and more comfortable. Below are some important tips to prevent and manage condensation in different areas of your home.General TipsBlinds &amp; Curtains: These must be opened every day to let sunlight in which will help warm and dry your home, then close them again about 4.30pm. Condensation: &nbsp;Every day you must dry your windows (glass/frame/sill)/doors where condensation forms, &nbsp;to prevent mould and mildew. Ventilation: After drying up Condensation, you must open those windows to allow fresh air to circulate for 10-15 minutes each day. Heating: Maintain a consistent indoor temperature. Use heaters or heat pumps efficiently and ensure you clean out the filter regularly. Dehumidifiers: Consider using a dehumidifier in high-moisture areas. Empty the water container regularly and follow the manufacturer’s instructions. Furniture Placement: Keep furniture slightly away from walls to allow air to circulate and prevent mould growth. Do not put mattresses directly onto carpeted surfaces. Regular Maintenance: Wipe down ceilings (especially bathrooms) on a regular basis to prevent mould (White vinegar is cheap and easy to use). KitchenVentilation: Always use the range hood while cooking to expel moisture-laden air. Open the kitchen window for 5 minutes once you’ve finished. Cooking: Cover pots with lids to reduce steam. Use the smallest amount of water needed when boiling food. Windows: Wipe down any condensation on windows daily to prevent mould growth. BathroomExhaust Fan: Always use the exhaust fan during and after showers to remove moisture. Leave it on for at least 15 minutes after use. Open the bathroom door slightly when finished, as this will help the fan work better. Shower Practices: Keep the shower door or curtain closed while showering to contain steam. Consider using a squeegee to remove water from walls and doors (glass in showers should always dried off) Windows: Always open windows after showering to allow moisture to escape. Wipe down any condensation. Floor: Dry water on the floor and hang up bathmats to dry, do not leave wet towels etc on the floor. If you do not have enough towel rails, please advise your PM and we will see what can be done. LaundryDrying Clothes: Dry clothes outside when possible. If using a dryer, ensure it's vented outside or use a Condenser or Heatpump Dryer. Ventilation: Do not dry clothing on racks in the house unless you have a dehumidifier next to it or you can place the rack by an open door. Washing Machine: Wipe down any moisture around the washing machine after use and keep the door slightly open to air it out. By following these tips, you can keep your home warmer, drier, and healthier during the winter months. If you encounter any persistent issues with mould, please contact your property manager for further assistance.Stay warm and dry!

Winter Home Management: Tips for Tenants

Concentrated couple doing paperwork, paying domestic bills

A new report commissioned by Te Ara Ahunga Ora Retirement Commission highlights how unprepared New Zealand landlords and property management companies are for the growing number of older tenants in the private rental sector.A recent estimate by Te Ara Ahunga Ora based on current housing tenure trends suggests more than 600,000 New Zealanders aged 65 and over may be renting in the private rental sector by 2048, a 100% increase on 2022 levels.Te Ara Ahunga Ora Policy Specialist, Dr Jordan King says with an ageing population, demand for accessible housing is increasing. “The findings from this research suggest the private rental sector is unlikely to provide sufficient accessible housing to meet the growing demand,” he says.“There’s an opportunity for the private rental sector and property management industry to recognise the importance and value of accessibility modifications, and for greater industry dialogue to occur on supporting older renters to ‘age in place’.”Some of the main findings of the report include:74% of landlords believe it is important for ageing tenants to remain in a property as they age even if modifications are necessary. Landlords have positive perceptions of older tenants, as they are seen as reliable, respectful, and low-maintenance. However, 60% agree that ‘older tenants may have accessibility needs which require modifications’ to a property. Landlords have little experience with older tenants, almost half have never had a tenant over 65 years of age. With many landlords having only limited experience of older tenants and their needs, only a small number of landlords (15%) have made or considered making modifications to their properties to address the needs of older tenants. Most modifications are funded by the landlord themselves (57%). Awareness of potential government funding amongst landlords is relatively low (24%), with only 5% of landlords having accessed it. Encouragingly, 39% of landlords would consider making modifications, with only 4% being opposed to making any modifications. Forty-one per cent of landlords are also open to tenants making modifications themselves albeit with permission. For 58% of landlords, making modifications would depend on the cost (37%) or type of modification (21%), indicating it is very much a case-by-case approach in the sector. · &nbsp; &nbsp;&nbsp;*Information sourced from retirement.govt.nz

Our Blog

Technology Update

Tenancy Tribunal Decision of Interest

Legislation Updates

The Rent House makes Deloitte Fast50 2024

Winter Home Management: Tips for Tenants

How ready are New Zealand landlords for growing numbers o...