 With winter comes mould. But with good management by you and your tenants working together, this can be eliminated.
So let’s learn about mould, what is it and how can you reduce it during winter. Mould is a type of fungus that grows in damp areas inside and outside the home. It usually appears as green,grey, brown, black, white or red growth or stains on walls, ceilings and other surfaces. It appears in speckled patches or streaks that become larger as it grows. Why does mould need to be cleaned away when it starts to grow? Small amounts of mould are common in most houses in New Zealand and usually don’t cause any health concerns. However, when mould is left to grow in large quantities it can cause serious health problems. This is because mould releases thousands of very tiny or invisible spores (like tiny seeds) into the air. These spores can cause serious health issues when breathed in, especially for elderly people and infants, people with weak immune systems or people suffering from asthma or other respiratory problems. Some mould produces highly poisonous spores which can be life threatening when breathed in, even in small amounts. What causes mould? Mould needs moisture to live – it grows when there is dampness in or on a surface (such as walls, ceilings, floors, curtains or furniture) for a prolonged period of time. If there is a lot of mould in a house, it means there is too much moisture in the air, or there may be a water leak or splashes that have not been dried. However, the most common cause of excess moisture is condensation. Condensation is dampness on walls, ceilings, floors, windows or window sills. It happens when wet, warm air such as cooking or bathroom steam (or even the warm air from your breathing), touches cold surfaces. This causes water to form. How can you stop mould growing? The most important thing is to reduce moisture in your house. This will help stop mould growing. There are lots of ways you can reduce moisture: Reduce condensation, wipe condensation that occurs off windows and walls. Don’t leave damp towels on the window sill to dry. Open a few windows slightly throughout the house for 1-2 hours a day when you’re home so air can circulate. On sunny days, open windows and doors for longer to let in plenty of fresh air. When showering, open a window in the bathroom a little or use an extractor fan. While someone is home, leave the window open for a while after your shower to let steam and condensation clear. When heating you home, try not to use Portable gas heaters as they create a lot of moisture in the house. If you need to use them, always open windows slightly. he best form of heating to use is dry heat to heat your home, a fireplace or an electric heater.
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A great hint to check out your potential tenants if you have that sneaky suspicion that something isn't sitting right, is to check their Facebook page.
You can see how someone lives by using this powerful social media tool. Check that their "landlord" isn't a friend on their "friends" list. They say they have an outside dog? Check their photos of their furbabies. Are there any of them inside? Check out their friends. These are the people that will be visiting your property. You can see so much from someones page...use it!  The Residential Tenancies Act 1986 requires that any landlord who is absent from New Zealand for more than 21 consecutive days must appoint a local agent.
That agent then has all the rights and obligations of the landlord. If you do not appoint an agent then this is considered an unlawful act and you can be fined. It is important to appoint an agent who is up to date with landlord rights and responsibilities. You should appoint someone who will represent your best interests and will also be a responsible landlord. You can appoint a private individual but you should consider that that person may have to respond to a midnight hotwater cylinder leak, or a tenant giving notice. Make sure you are confident that they can handle any landlord situation. For more information check out www.dbh.govt.nz Or if you need a casual management form, email me now [email protected] What questions do you ask the previous landlord when carrying out a reference check on your potential tenant?
Here are a few questions to help you with this important process. Remember, some landlords want rid of their problem tenants; so listen out carefully for any hesitations when they answer. When did they rent from you? How long did they live in the rental? Did they always pay the rent on time? Did they always pay water on time? Did they bring maintenance issues to your attention promptly? Did they have any pets? Were there any complaints from other Tenants or neighbours? Was there any damage besides normal wear and tear? Were they respectful to you and the property? Did they give you proper notice to end the tenancy? Out of 10, with 10 being the best, what rate would you give them? Would you rent to this Tenant again? For all help with lettings, inspections and tenancy help contact [email protected] www.rentalinspections.co.nz By now you will have been made aware of the new regulations with respect to Smoke Alarms for residential rental properties. These regulations took effect on the 1st of July 2016.
At the very least there must be a smoke alarm installed in the hallway (or similar) no further than 3 meters from any bedroom door, and for two storied dwellings, smoke alarms must be installed on both levels. This statutory requirement will help to provide not only safety for your tenants but also protection of your property. We have photo electric smoke alarms with internal 10 year battery's available at only $45 +gst for all new inspections booked, includes installation. Be prepared for the random checks that are currently been undertaken. This will also keep you compliant with your insurance by undertaking inspections and you will also be compliant with the new tenancy regulations. Double win! Jacqui Everett [email protected] www.rentalinspections.co.nz |
AuthorJacqui Everett - Private Landlord, Rental Inspector & Property Manager. Archives
August 2017
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