Freshen up your house this year
Even paying $1200 a week for a rental property won’t guarantee you a stress-free experience, a new Tenancy Tribunal ruling shows.
A couple renting a property in an exclusive street in the Auckland suburb of St Johns took their case to the tribunal, claiming repairs and maintenance were not being done on the property as required. When work was done, it took months or years to finish, they said.
The house, on Allen Johnston Place, has a CV of $2.05 million and backs on to the Remuera Golf Club.
The owner of the property was based overseas, the tribunal heard, and had been through a number of property managers.
Tenant Aaron Ballard said there had been problems throughout the tenancy, including malfunctioning heat pump air conditioners, malfunctioning outdoor lights that posed a risk, a leak in the downstairs bathroom that cause ongoing dampness and mould and an inadequate rangehood.
Ballard said they had to have their windows and doors open when they cooked, which was not reasonable for their children, one of whom was asthmatic.
Two-and-a-half years ago, the tenants were told that a new gas hob was coming, but it had not yet been installed.
Ballard sought $10,000 compensation.
Tenancy Tribunal chief adjudicator Melissa Poole said the landlord had an obligation to provide and maintain certain standards.
‘‘It appeared, from the landlord’s submissions, that there was a feeling that the owner has spent a lot of money on the property, and that it was unfair to the owner that the tenant continued to press for repairs to be addressed,’’ Poole said.
‘‘While the act strives to provide fairness for both parties in a landlord-tenant relationship, it is the landlord/owner’s legal obligation to maintain the property in a reasonable state of repair.
‘‘That means that if the tenant, as here, rented a large house with five heat pumps, the landlord is obliged to ensure that all five heat pumps are functioning properly and as intended.
‘‘The cost to the landlord is not an unfair burden, but a business cost.’’
Poole said none of the problems was the tenants’ fault or responsibility. ‘‘I record that the landlord’s response at the hearing, saying ‘if they don’t like it, why don’t they move out?’ is unhelpful and reflects a lack of understanding about the tenancy agreement. It also, at this point in time, fails to take account of the rental market in Auckland.’’
Property managers Barfoot & Thompson, acting as the landlord, were required to pay $4020 to the Ballards immediately.
They must also have the gas hob repaired or replaced and bring in a kitchen designer to quote for the work required to upgrade the kitchen extraction fan.
They were also required to have a builder provide a report on the downstairs bathroom and the nature of the leak to be fixed, and to quote for that work.
If the property managers opted not to do so, they could instead pay the tenants $5000.
Ballard did not want to comment. The beginning of a new year is commonly known for personal resolutions like to get fit, start a business or be more spontaneous (that’s always my one).
Since our homes have such an effect on how we feel, a New Year’s resolution for your home should be on the list this year.
Light, bright and airy spaces are great for mental clarity, so giving your home a new lease on life in the new year could have an incredibly positive impact on not only you but your visitors as well.
A fresh new feel might come from tidying or spring cleaning your home, tending to maintenance issues or perhaps a partial or full-on renovation.
Start with the easy things first:
❚ What unused items can you throw away that will give you more space?
❚ What rooms or areas need to be tidied in order to remove the cluttered, busy look in your home?
❚ What items need maintaining? Maintenance is imperative in order to eliminate future problems in your home. Make these a priority.
If your home needs more than a clean and tidy, it’s a great idea to break down exactly what you want to do room by room. This also tends to make the project feel less overwhelming and more manageable.
For each room, what do you want to achieve?
Could a paint job give it a lift? It’ll not only look better, but really help you enjoy your home more.
What about floors? They often (especially in larger spaces) have more of an impact on a home than walls, so consider if this is one area that you could improve.
Kitchens and bathrooms are areas of the home that can have a drastic impact on how you feel. Do you want open plan but don’t currently have it? Is the cabinetry tired and out of date? Is it dark and you want it to be light?
Imagine the effect on you and your family’s wellbeing of coming home to a house that is lighter, brighter, cleaner and feels more spacious.
I firmly believe that great colours, products, layout and lighting in a home have a significantly positive effect on one’s mental/emotional health and general happiness.
But realise that not all home improvements will have a positive effect. Incorrect furniture placements or bad layouts can have the opposite effect, just as choosing the wrong wall or floor colours can.
Colours/finishes selections and layouts should be based on what’s best for your home, not on other homes you’ve seen online, at show homes, in magazines and so on. Every home reacts differently to different concepts and colours.
There are millions of images online and hundreds of options of what you could do for your home, so before you get started make a plan of what you’re going to do and if/how you’re going to do it.
Hopefully it won’t take until next year to get it all done!
Jane Eyles-Bennett is one of Australia’s top interior/exterior designers and owner of design firm Hotspace Consultants. Join Jane in her Facebook group Home Renovators Network Australia for design and renovation inspiration and insider tips for your home improvement projects.