NZ_Property_Investor_I155_2016_10_downmagaz.com.pdf

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HOW TO SECURE THE BEST PROPERTY MANAGER
OCTOBER 2016
Secret to
Success
YOUR
STRATEGY
FOR NEW LVRS
YOUNG
INVESTOR’S
HOW TO FIND
A GREAT COMMERCIAL
PROPERTY
$9.95
INCL GST
REGIONAL REVIEW:
HOT DEALS
IN NEW PLYMOUTH
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($220,000 and $175,000)
FLY BUYS POINTS
PER YEAR
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125
HOUSE INSURANCE
Two properties, one with landlord’s
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CONTENTS INSURANCE
(annual premium of $500)
25
50
CAR INSURANCE
Two cars (combined annual premium
of $1,000)
LIFE INSURANCE
Two individual policies with income
protection (combined annual
premium of $2,000)
100
PLATINUM CREDIT CARD
(average monthly spend of $3,000
for 12 months)
2,400
20
4,120
k
Than
y
ou
CURRENCY EXCHANGE
($1,000)
ANNUAL TOTAL
Talk to us today
6455
0800 269 009
bnz.co.nz/rentalproperty
Lending criteria, terms and fees apply. Fly Buys terms and conditions apply. Fly Buys collection, conversion
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Contents
UPFRONT
03
EDITORIAL
04
NEWS
You can make an impact.
Latest news affecting property investing.
Peter Norris says you need to spend
money to make money.
The impact of new LVRs is just beginning
to show in the data.
OCTOBER 2016
11
YOUR MORTGAGE
12
YOUR HOUSE
24
18
FEATURES
18
PROFILE: TAMZIN LETELE
24
FEATURE: STRATEGIES
FOR NEW LVRS
Vicki Holder interviews a young investor
who has created a path to success.
30
FEATURE: WILD WEST OF
Miriam Bell investigates how investors can
continue to grow their portfolios in the face
of 60% LVRs.
PROPERTY MANAGEMENT
36
SERIES: COMMERCIAL PROPERTY
42
RENOVATION: OUTDOOR
SPRUCE UP
We explain how to spot a good deal.
We uncover the questions you need to ask
your property manager.
Louise Richardson lists her top 10 tips for
giving your outdoors a lift.
ADVICE
14
ASK AN EXPERT
Our panel of experts
answer your questions.
42
WWW.PROPERTYINVESTOR.CO.NZ
//
NZ PROPERTY INVESTOR
1
52
COLUMNS
46
YOUR BANKER
Jeremy Stapleton takes a look at the exemptions
under the new LVR rules.
The new Unitary Plan has tax implications, writes
Mark Withers.
Sue Irons says the secret to success is freedom of
choice.
Aaron Tunstall discusses a case for investing in car
parks.
New builds are worth considering, says
Campbell Venning.
Investing in property is not an affair of the heart says
Sarah Dawson.
47
YOUR ACCOUNTANT
48
YOUR PROPERTY COACH
49
YOUR APARTMENT
50
YOUR PROPERTY FINDER
REGIONAL REVIEW
NEW PLYMOUTH:
is getting its name on the map.
51
YOUR PROPERTY MANAGER
REGULARS
58
FROM THE EXECUTIVE
OFFICER'S DESK
Andrew King discusses how the Holler
versus Osaki case is impacting on tenancy
tribunal decisions.
60
60
PROPERTY INVESTORS’
FEDERATION
80
BOOK REVIEW:
What the associations are planning for
October in your area.
Discover women’s real estate success
stories in Sarah Pearce’s latest book
Real
Deals in High Heels.
STATISTICS
75
2
NZ PROPERTY INVESTOR
//
OCTOBER 2016
64
STATISTICS
75
SALES STATISTICS
78
CLASSIFIEDS
Find out the median returns for rentals in your area.
Median house sale prices and numbers sold by region.
All the best professionals from your region.
NZ Property Investor magazine is brought to you in association with
www.propertyinvestor.co.nz
FROM THE EDITOR
NZ Property Investor Magazine Ltd
Postal address
PO Box 2011,
Rotorua
Physical address
1448A Hinemoa Street,
Rotorua
T
07-3491920
F
07-3491926
www.propertyinvestor.co.nz
www.landlords.co.nz
NZ PROPERTY INVESTOR MAGAZINE
PUBLISHER
Philip Macalister
E
Philip@propertyinvestor.co.nz
HUGE
EDITOR
Joanna Jefferies
E
editor@propertyinvestor.co.nz
IMPACT
NO SOONER HAS THE INK
dried on the
Reserve Bank’s new LVR policy than we
are hearing feedback on its impact from
investors. Anecdotes of investors selling a
property and being forced to reduce their
lending to within the new limits for both
home and investment properties are but
one of the many examples of the immediate
impacts of the new policy.
More generally, we are hearing of
industry commentators saying the market
has started to display the signs of impact
from the new LVRs. Despite the October
1 start date, the banks’ quick actions
to comply with the new requirements
means there is already evidence of drop
off in market valuation requests, auction
clearance rates, open home attendees
and loan application rates in Auckland,
Hamilton and Tauranga.
In our feature piece on the new LVRs
(p24) we look at the policy, the exemptions
and how investors can best strategise to
continue growing their portfolios. The
new restrictions are yet another challenge
thrown in the path of landlords, yet only
time will tell whether the market impact
is a speed bump or something more
significant.
SUB-EDITOR
Phil Campbell
STAFF WRITER
Miriam Bell
E
miriam@tarawera.co.nz
ADVERTISING SALES
Cheryl Joubert
T
0800 345675
M
0274 202 069
F
07 3491926
E
sales@tarawera.co.nz
PRODUCTION
Jon Harding,
Debbie Morgan
SUBSCRIPTIONS
Dianne Gordon
T
0800 345675
To subscribe go to
www.propertyinvestor.co.nz
To change your address or
subscription details go to
www.propertyinvestor.co.nz/coa
One sector experiencing a bumpy road
of late is property management. What
with the scourge of meth-contaminated
rentals to deal with, a number of regulatory
changes requiring more paperwork and the
frequent incidence of dishonest property
managers in the media, the challenge of
finding a property manager who is on top
of it all seems a daunting task. In our piece
on p30 you’ll find out what questions to ask
property managers and exactly how to pick
a good one.
Our profile this month, Tamzin Letele,
won’t be deterred by ripples in the market
nor new regulations. Her early experiences
of trying to get her foot on the property
ladder in her late teens and the subsequent
fruitless trading period that followed,
mean the tenacious go-getter took many
backward steps before realising she needed
more education around investing. Since
then, she has accumulated a portfolio of
valuable properties and has developed an
interest in sustainable housing and the
social responsibility of housing tenants. She
is now pursuing an MBA (Social Impact)
and hopes to be part of creating healthy
homes for the tenants of the future.
I hope her story inspires you to both
stay committed to your long-term goals in
property investment and to think about the
huge impact you make by providing quality
rentals for tenants.
CONTRIBUTORS
Sarah Dawson, Allan Galloway, Nick Goodall,
Amy Hamilton Chadwick, Ron Hoy Fong,
Vicki Holder, Sue Irons, Jenny Keown,
Andrew King, Myles Noble, Peter Norris,
Bernard Parker, Kris Pedersen,
Louise Richardson, Krister Samuel,
Jeremy Stapleton, Aaron Tunstall,
Campbell Venning, Mark Withers.
PHOTOGRAPHY
Stephanie Creagh
Joanna Jefferies
Editor
//
NZ PROPERTY INVESTOR
WWW.PROPERTYINVESTOR.CO.NZ
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