Fair wear and tear refers to the gradual deterioration of things that are used regularly in a property when people live in it.

A tenant is not responsible for normal fair wear and tear to the property or any chattels provided by the landlord when they use them normally. The tenant is responsible for any intentional or careless damage.

An example of this would be where a stove element wears out from normal cooking. This is fair wear and tear. However, if the stove was being used to heat the kitchen and stopped working properly, this would not be considered normal use.

Examples of what is usually considered fair wear and tear are:

• flooring getting worn
• taps and washers in the kitchen, bathroom or laundry wearing out or leaking

 Examples of what is not normally considered fair wear and tear are:

• burn marks or drink stains on the carpet
• drawing on wallpaper

You can find out more on damages and repairs at https://www.tenancy.govt.nz/maintenance-and-inspections/repairs-and-damages/

In December the team at T And T Property Management jumped on board with Healthy Families Invercargill to support the KiwiHarvest Food Drive to help distribute food to vulnerable families in Southland over the Christmas period.

KiwiHarvest collects good, nutritious food before it goes to waste and distributes to frontline agencies, helping to feed our most vulnerable. Locally the demand for KiwiHarvest’s donations has been very high. They are now 18 recipient organisations benefiting from KiwiHarvest’s food distribution on a weekly basis, with even more organisations receiving donations from time to time and others on the waiting list.

We had many many items donated by our tenants, suppliers and locals that had seen our posts online. We were so thrilled to be a part of the Food Drive and were very grateful to each and everyone of those that donated to such a great cause. Knowing that many of our vulnerable families would be fed over Christmas and received a Christmas they deserved filled our hearts.

You can check out the amazing work KiwiHarvest do by visiting their website.www.kiwiharvest.org.nz

Heading away for the Christmas break? While this can be a very exciting time we also need to think about the safety of your home and possessions while you are away.

Here are a few things to make sure you return home with all your belongings still in place.

• Ensure that you have switched off the gas and have electric appliances unplugged with the switches turned off at the wall.

• Burglars will often look for signs like boots and shoes left by the front door to see who lives in a house. Even when you are away, leave a few pairs of shoes by the door, including man sized boots

• Check carefully that all your windows and doors are well secured before you leave your home

• Tell a trusted neighbor that you’ll be away. See if they can check on your home and take your mail and packages inside your home, or even park a car in your driveway to make it look like someone is still home

• Don’t leave valuable items in places, where they can be seen through a window. 

There are many appliances that we use in our homes – also many that we use daily. The high end areas are usually in the kitchen, and laundry. Appliance such as ovens & stove, fridge, dishwasher etc.

You might be surprised to know how much each one of your electrical appliances costs to run. Being aware of which everyday household appliances have higher running costs is a good way to avoid higher energy bills. Check out the link below for a guide on house hold appliances and their power usage.

If you’re shopping for a new whiteware appliance, TV, fridge or heat pump, you’ll see an Energy Rating label prominently displayed on the products.

The label shows a simple star rating – the more stars, the more energy-efficient the appliance. The label also features an annual energy consumption (kWh per year), calculated from average expected use.

Stock your cupboard with white vinegar, baking soda, and lemons and let’s get to it!

Baking soda for oven cleaning – A paste of baking soda and water cleans ovens without the chemicals or the hassle of the self cleaning cycle. Just make a paste on the bottom of the oven, leave for a few hours and wipe off for a shiny, chemical free oven.

Microfiber – Microfibre cleaning cloths are so effective at removing dirt that you don’t need to use detergents and other chemicals to get things spotless.

Clean the dishwasher – Fill a dishwasher safe bowl or jar with 2 cups of vinegar and set on the top rack of the dishwasher. Run through on a hot cycle with no other dishes in the dishwasher to clean and remove the musty odour.

Clean toilet without chemicals – Dump a cup of baking soda into the toilet and let it soak for at least an hour. Pour in a cup of white vinegar, leave for five minutes and flush. (Unless the toilet is really dirty, this will clean it without scrubbing).

Lemon for stains – Get stains off your bench or cabinet by wetting the stain with lemon juice, let sit for 30 minutes or so, and then sprinkle baking soda on the abrasive side of an all-purpose kitchen sponge and scrub the discoloured area. Most stains will vanish, and your kitchen will smell fresher.

Cleaning windows – Newspaper! Use newspaper to clean your windows without streaks

Thinking about purchasing an investment property? Here are some hot tips to consider when shopping for an investment property.

Schools – When it comes to families looking for rental properties the schooling opportunity is one of the primary elements that families look for. Having a property in an excellent school zone, you will likely receive a high number of quality applications and likely long term tenants.

Amenities – Take a tour of the prospective neighborhood. Are there amenities nearby that offer convenience and entertainment? Shopping centres, restaurants, cafes, gyms and recreational parks within a short distance.

Financially worthy – Just because you can buy a rental property doesn’t mean it’s worth it. You won’t know just by looking at a property, though. You need to know its condition, value, and the cost of any work it may need.

Already tenanted – One of the best rental properties to buy is the one that’s already rented. If you can buy a home with tenants in it and the home in good condition, you don’t have to worry about investing more money in the property.

Location – There are a few factors that will determine your experience as a landlord as much as the neighborhood where your rental property is based. The area you buy in will influence the types of tenants your property attracts and your potential vacancy rates. 

Have you fallen behind in rent? Worried you might lose your rental?

You may be able to get Rent Arrears Assistance. You don’t need to be on benefit to qualify for this one -off payment.

Here is handy link for further information on who can get it and how to apply for assistance if you are falling behind.

Step 1 – The properties T and T Property Management have available for rent are advertised on our web page, Trade Me, Facebook and if appropriate the local newspaper. If you have seen a property that you would like to view we ask you to drive by first to ensure it is in an area you like and the look of the property appeals to you.

Step 2 – If the property appeals to you please contact us to confirm availability and suitability. We will arrange a time for one of our Property Managers to meet you on site and provide a guided tour.

Step 3 – Once you have found a property you would like to rent we may ask that you complete an application form through our website. This can, in some instances, speed up your application process. It is important that every person who intends to occupy the property completes this form. It should be completed in full so that your application can be processed promptly.

Step 4 – Your application will be processed and in most cases this will be turned around within 24 hours. This is subject to all information being supplied and we are able to make contact with your referees etc.

Step 5 – If you are the successful applicant you will hear from the Property Manager by phone, if you are unsuccessful you will receive a text.

Step 6 – If you are the successful applicant, the Property Manager will contact you to arrange an appointment to sign a Tenancy Agreement. At the time a Tenancy Agreement is signed, you will be required to pay a deposit of at least one weeks rent to secure the property and the remainder agreed funds must be paid in full before move in date.

With the right improvements you could add value to your property which would attract higher rent or fetch a higher yield when you plan to sell the home. When you own your own home, renovations are about creativity. But when you own a rental property, you need think about what’s practical rather than imposing your own personal tastes.

Here are some simple but effective improvements which can make a difference to your rental income:

Kitchen – the kitchen is the heart of the home, renters are happy to pay more for a home with a good kitchen. Kitchen renovations don’t need to be extravagant and can be easily budgeted for. Repainting or replacing your cupboard doors and handles, and swapping out your old tapware, can quickly boost the appeal of the space.

Refresh the bathroom – after the kitchen, a bathroom renovation is a tried and tested way to add value to your rental. Get your bathroom waterproofed, heated and well ventilated. Some relatively cheap fixes include, replacing any old shower curtains, shower heads, and fixtures, scrub away any mould and if need be, put in a new vanity.

Add a bedroom – Does the layout of your property allow for an additional bedroom? Adding an extra bedroom to your rental can attract a lot more people than previously before.

Off – street parking and/or garaging – A car space can be a huge bonus, adding a carport or having access to a garage is something that tenants will pay more for.

Heating – a warm property is going to attract many tenants. If you install a heat pump in your home, you are bound to differentiate your home and attract tenants that are willing to pay more for this convenience. 

Rent paid on time – Paying rent on time is one of the most fundamental aspects of any tenancy. Paying rent helps the owner pay their mortgage but in return gives the tenant a stable place to live.

Treat the property as if it were their own – A tenant that is “house proud” is a great quality to have, especially when it comes to maintaining the value of your investment and keeping your mind at ease. As well as not causing any damage, the tenant will keep your property clean and tidy and let the property manager know of any issues, should they arrise.

Long-term tenancy – Keeping a tenant in your property long-term is ideal, as it saves you time and money trying to replace them if they leave.

Maintenance communication – something small can turn into a big expense for owners. An ideal tenant will notify their landlord when they notice any maintenance issue that requires attention.

Accommodating – provides access to property inspections, during the tenancy with minimum inconvenience to all.

Adheres to legislation and terms of the Tenancy Agreement – the most important of all! A tenant that follows the terms and conditions of their tenancy agreement and requests permission for pets and property alterations.