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 nicole.banks@raywhite.com Melissa Cox 09 425 1619 melissa.cox@raywhite.com Maths Andy Tomkins 09 425 1616 andy.tomkins@raywhite.com Here’s a bit of useless info you might find interesting… Wellsford Nicole Banks 09 425 1611 nicole.banks@raywhite.com 111,111,111 x 111,111,111 = 12345678987654321 Andy Tomkins 09 425 1616 andy.tomkins@raywhite.com That’s something you can show the grandkids Hibiscus Coast / Orewa Roxane Halstead 09 425 1615 roxane.halstead@raywhite.com PO Box 149, Warkworth 0941 P 09 425 7959 F 09 425 8392 rentalsadmin.warkworth@raywhite.com 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 rentalsadmin.warkworth@raywhite.com 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 rentalsadmin.warkworth@raywhite.com
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