INVESTOR GATE
Ray White Bogue Real Estate Ltd LICENSED (REAA 2008)
Property Management Specialists
December 2014
Market Report
Last month our team were awarded for
their activity receiving No. 1 position
throughout the Ray White Group on the
North Shore for achieving the highest
number of new managements to join our
agency. Along with that award they
received one for being No. 3 in the Group
for total lettings in the previous quarter.
The awards are justly deserved and
come on the back of good service, good
results and good procedures.
We have also been recognised as one of
the top two offices within the Ray White
Group, nationally (that’s 142 offices) for
having the lowest percentage (less than
1%) of tenants in arrears at the end of
each month. It’s recognition that we
appreciate but it certainly hasn’t
happened by accident. During our tenant
induction interview we explain our
procedure if any rent payment is missed.
We keep strictly to this procedure and for
this reason we rarely have an issue.
Our award winning team have been
pretty busy over the last month and let
out four times as many properties as they
did in November 2013. They took on
another seven new managements and
appraised twice as many properties for
market rents as they did in November
2013.
While others start to wind down as they
head toward the end of the year and
focus on summer breaks, our team are
still busy housing new tenants and
ensuring our investor clients will have
continuity of rent paid over this period.
It has been a privilege working with our
investor clients over the last year. We’ve
had a couple of changes over this period,
as have many of you, but it’s been a
good year and the best is yet to come.
On behalf of our team, we wish you
all a very happy festive season
Our Team
Administration
Nicole Banks 09 425 1611
Ken Bogue 09 425 1618
Property Managers
Warkworth
Nicole Banks 09 425 1611
[email protected]
Melissa Cox 09 425 1619
[email protected]
Maths
Andy Tomkins 09 425 1616
[email protected]
Here’s a bit of useless info you
might find interesting…
Wellsford
Nicole Banks 09 425 1611
[email protected]
111,111,111 x 111,111,111 =
12345678987654321
Andy Tomkins 09 425 1616
[email protected]
That’s something you can show the
grandkids
Hibiscus Coast / Orewa
Roxane Halstead 09 425 1615
[email protected]
PO Box 149, Warkworth 0941
P 09 425 7959
F 09 425 8392
[email protected]
This December you can make a difference to less
fortunate families in our community by delivering a
Christmas gift to our giving tree.
Proudly run by Ray White and Rotary, all you need to do
is purchase and wrap a gift for a child, then pop the gift
under the tree in our local Ray White office at Warkworth,
Snells Beach or Maungaturoto.
Tell the Ray White team if the gift is for a boy or girl and
their age and your gift will be delivered by Rotary to a
local family who will appreciate the lift to their festive
season.
A man mentioned to his
landlord
about
the
tenants in the apartment
over his. “Many a night
they stomp on the floor
and shout till midnight.”
When the landlord asked
if it bothered him, he
replied, “not really, for
I usually stay up and
practice my trumpet till
about
that
time
most
START GIVING NOW
Please contact: Nicole Banks 09 425 1611 021 435 338
14 Queen Street, Warkworth
Proofreading
is a dying art,
wouldn’t you say?
Man Kills Self Before Shooting Wife and Daughter
This one I caught in the SGV Tribune the other day and called the Editorial Room and
asked who wrote this. It took two or three readings before the editor realised that what he
was reading was impossible!!! They put in a correction the next day.
Something Went Wrong in Jet Crash, Expert Says
No, Really? Ya think?
Police Begin Campaign to Run Down Jaywalkers
Now that's taking things a bit far!
Panda Mating Fails; Veterinarian Takes Over
What a guy!
Miners Refuse to Work after Death
Fixed
versus
Floating
In a recent survey of investors
around mortgages, it was found that
those who do have a mortgage on
their rental property use a range of
interest types. Similar proportions
use fixed rates and floating rates and
some are using a combination of
fixed and floating rates.
Eighty-two percent (82%) of the
respondents surveyed said that
increasing interest rates since the
start of the year haven’t affected
their property buying behavior and
only a small number indicated that
they are buying fewer properties.
The survey commissioned by
Crockers Property found that those
investors with more than one
mortgage mostly use the same
institution for their mortgages while
a small group like to shop around
for the better interest rate.
No-good-for-nothing' lazy so-and-so's!
Bogue Real Estate Ltd LICENSED (REAA 2008)
PO Box 149, Warkworth 0941
P 09 425 7959
F 09 425 8392
[email protected]
Tales from the Tenancy Tribunal
Damage by Tenant
In the recent decision by the High Court in Holler v Osaki, the
Court considered whether the immunity can be used by the
tenant under ss268-269 of the Property Law Act 2007 in
response to claim by the landlord for the cost of fixing the
damage. The damage was caused by fire when the tenant had
forgotten to turn off the stove.
The landlord’s insurer met the cost of repair and then sought to
recover the cost of the damage from the tenant. The Tenancy
Tribunal held that the tenants could not rely on the immunity
under PLA but this was later overturned by the District Court.
The landlord then (under the subrogation rights of insurer)
appealed to the High Court.
Under ss268-269 of the Property Law Act (PLA), where landlords
are insured against a loss, and that loss is caused by a tenant’s
negligence, the insurers are barred from recovering the loss from
the tenants. This had applied to all commercial leases. However,
section 142(1) of the Residential Tenancies Act (RTA) expressly
says that this part of the PLA does not apply. Under ss40-41 of
the RTA, tenants are responsible for the damage caused by their
own negligence.
The High Court ruled that despite s142(1) of the RTA expressly
stating that the PLA does not apply to residential tenancies, the
Tribunal had to look at the lease part of the PLA as a source of
the general principles of law relating to leases of land. The High
Court ruled that the tenants were entitled to immunity as if they
were commercial lessees. This may mean that the tenants may
do away with the need to take up flatter’s insurance.
It is likely that this case will be appealed to the Court of Appeal.
What is the process surrounding testing for the
consumption or manufacturing of Meth or P?
A Certified Tester can take ‘Indicative Sample’ tests and send these away to a specialist laboratory to confirm if a property has been
contaminated by Meth. Tests will confirm if readings exceed Ministry of Health Guidelines. If a property is identified as being
contaminated then the property owner will generally be required to arrange a secondary test to confirm more detailed information
including contamination readings in specific locations. Insurance companies can cover events such as this and you should contact them
as they may request a secondary test through their own approved provider. If a property is deemed to be contaminated then the owner
will be required to decontaminate the property so it is safe for future residents. If your property is issued for this even then it is likely your
insurance company will arrange decontamination. If not the we can help facilitate any further testing and decontamination.
A few years ago robbers entered a bank in a small town.
One of them shouted: “Don’t move! The money belongs to the bank. Your lives belong to
you.”
Immediately, all the people in the bank lay on the floor quietly, without panic.
T
M
he
o
One woman lay on the floor in a provocative manner.
The robber approached her saying, “Ma’am, this is a robbery not a rape. Please behave
accordingly.”
orality
f
D
This is an example of how the correct wording of a sentence can make everyone
change their view of the world.
This is an example of how to behave professionally, and focus on the goal.
When the robbers were running from the bank, the youngest robber (who had a college
degree) said to the oldest robber (who had barely finished elementary school): “Hey, maybe
we should count how much we stole.”?
The older man replied: “Don’t be stupid. It’s a lot of money so let’s wait for the news on TV to
find out how much money was taken from the bank.”
This is an example of how life experience is more important than a degree.
After the robbery, the manager of the bank said to his accountant: “Let’s call the cops and
tell them how much has been stolen.”
ishonesty
“Wait,” said the Accountant, “before we do that, let’s add the $1,800,000 we took for
ourselves a few months ago and just say that it was stolen as part of today’s robbery.”
This is an example of taking advantage of an opportunity.
The following day it was reported in the news that the bank lost $2.8 million in the robbery.
The robbers counted the money and found only $1 million, so they started to grumble.
“We risked our lives for $1 million, while the bank’s management embezzled $1.8 million and
blamed the loss on the robbery?
Maybe it’s better to learn how to work the system, instead of being a simple robber.”
This is an example of how knowledge can be more useful than power.
Moral: Give a person a gun, and he can rob a bank. Give a person a bank,
and he can rob everyone.
CHRISTMAS TRADING HOURS
Warkworth office
Closing:
Reopening:
Wednesday, 24 December 2014
Monday, 5 January 2015
Orewa office
Closing:
Reopening:
Friday, 19 December 2014
Monday, 5 January 2015
Our team of dedicated property managers
are only a phone call away.
WARKWORTH
$579,000
WAR22871
STANMORE BAY
$657,000
ORW21827
Vacant and waiting for you just to move in and enjoy. This
4-bedroom home comprises spacious open plan living, including
modern and very roomy kitchen. Wood burner in the lounge
which we are told is efficient at heating the whole home. Tiled
bathroom and master ensuite makes for low maintenance living.
The section landscaping is somewhat of a blank canvas, but
there is plenty of room on the 864m2 site to add your green
thumbed touches here. Our motivated owners are on the
market to sell, so call today and be sure to ask for Terrence (021
412 183) or Paul (021 422 738) to make a time to view.
Sea Views, Brick and Single Level!!
Wow all you want in one. Have you been looking for that single
level brick home with views? Then this is it. Come and put your
own touch on this house and turn it in to your family home. It has
beautiful sea views at the front and rural views to the back.
Situated off Whangaparaoa Road with a slipway and located
close to shops and schools on 809m2 freehold site. Featuring 3
bedrooms,1 bathroom with separate toilet, lounge,dining and
double garage. Jump for this one as it won't last long.
Call Werner Koch 021 082 61325 now!
Expected rental return $520.00 p.w.
Expected rental return $520.00 p.w.
Recent Rentals
WARKWORTH
4 brm, 3 bathrooms, nice
gardens, rural setting
4 brm, 2 bathrooms, 3 WC,
lovely views, swimming pool
WARKWORTH
Renovated 4 brm home,
large section, dbl garage
SNELLS BEACH
4 bedroom, large living,
views, dbl garage
Our Figure
(per Week)
$650
$550
$500
$440
DBH Statistics
Median Price
$491
$491
$491
$450
SNELLS BEACH
2 brm, 1 bathroom, single
garage, close shops
ALGIES BAY
1 bedroom studio, tidy,
view, off-street parking
WELLSFORD
2 brm unit, new carpet,
single internal garage
SANDSPIT
2 bedroom, 2 bathroom,
fully furnished, carport
$340
$220
$260
$430
$335
$230
$260
$365
Our Figure
SCOTTS LANDING
(per Week)
DBH Statistics
Median Price
DBH = Department of Building and Housing— 1/6/14— 30/11/14
Disclaimer: In preparing this document we have used our best endeavors to ensure the accuracy of all the information provided. We accept no liability or responsibility for any errors or inaccuracies and recommend that all recipients make their own enquiries to verify any information given.
Bogue Real Estate Ltd LICENSED (REAA 2008)
PO Box 149, Warkworth 0941
P 09 425 7959
F 09 425 8392
[email protected]