​1st June 2023 Dean Norrie – Savvy Houz Inspections

​Do you have a routine rental inspection coming up?
Don’t stress too much about it, these are normal, and inevitable if you are renting a property in New Zealand. Many tenants begin to stress about these inspections because they don’t know what to expect, and what they are expected to do.
To help you be better prepared for, and stress less about, your next inspection we have created this guide. It will cover what an inspection is, why it is done, and what you should do to get ready for it.

What is a rental inspection?
You should expect a routine inspection to be performed regularly by the property manager or landlord. The property manager has responsibilities in regards to the property which require these inspections to be conducted.

These reasons include:
·       Ensuring the property has been taken care of
·       And any maintenance/repair issues are reported.

Generally, routine inspections are conducted multiple times per year. However, your property manager or landlord cannot simply show up at the property to inspect it, they are legally required to provide notice. There are also some legal guidelines regarding how often an inspection can be conducted. 

Why are these inspections conducted?

The point of rental inspections is to determine if there are any problems within the property that may require maintenance or repairs and to ensure that the property is looked after. Your landlord is required to ensure that maintenance and repairs have been conducted and that the property is in a liveable condition. So, routine inspections are an important part of this. Routine inspections are not a test to see how tidy your house is.

Generally, the inspection will include the following items:
·       Ensuring the property is in a clean and tidy condition.
·       Checking that the grounds are maintained. This will include the gardens, so checking to ensure the garden is being mowed, weeded, and watered.
·       Checking to see if the property has been damaged in any way.
·       Confirming that all who are living at the property are listed on the rental agreement.
·       Ensuring there are no pets beyond what has already been accepted.
·       Identifying any maintenance issues.
During the inspection, the property manager will walk through the property and note down any problems. These will be reviewed when they return to their office. Any new damage or things that could violate the rental agreement will also be noted. You are welcome to be present during the inspection, however, this is not required.

How to best prepare for an inspection.

To ensure the inspection runs smoothly you should do the following before it begins:
·       Update your property manager if you have changed phone numbers, bank details, or email addresses. This will ensure you can communicate easily, and notify each other should any problems arise.
·       Keep your pets secure during the inspection.
·       Note any maintenance problems you notice leading up to the inspection, and report them.

Follow this checklist to ensure your home is ready.

There is a wide range of things you should check before the inspection. By doing so, you will be able to get the most out of your inspection and have maintenance and repairs completed. To help you out, here is a checklist you should follow.

Living room.
Lights.
Check all your lights and make sure they are working. Look at the light fittings for loose cables and make note of any. Wipe all light switches with a cloth to remove residue or leftover fingerprints.
Walls.
If you notice any wear and tear cracks in the wall note these down. While they shouldn’t worry you, it is important to note these to avoid any surprise costs. You should also look along the bottom edge of the wall for any rising dampness.
Floor boards
Floor boards can show signs of wear and tear really easily and can be expensive to fix. Check for creaks along the floor, and see if any parts of the floorboard have begun to come up at the edges.
Kitchens and bathrooms
Sinks and plumbing
Have a look at your taps. Make sure they aren’t dripping as a dripping tap can add unwanted costs to your utility bills. Listen for any strange sounds when you turn on the taps.
Kitchen appliances and fittings
Make sure your oven and stovetops are clean. These are areas your property manager will inspect. If there is any built-up grease your property manager will tell you in the inspection report.
·       Tiles and surfaces
Give your tiles and surfaces a good scrub. Make them shine. Clean up any residual debris on your counters, sinks, mirrors, showers, and bathtubs.
The toilet
Don’t forget to clean your toilet! It is also a good opportunity to check around it to make sure it is all clean.
The cupboards
Check the hinges of your cupboards and the joins in shelves. Often these can catch food residue and grime.
Bedrooms.
Walls and floors
Just like you did for the living room, check your walls and floors, noting any wear and tear that may need maintenance.
·       Windows and doors
Air out the bedrooms, especially after winter where you may have kept the windows closed for a long time. Check all handles and locks to ensure they are still working. It is also a good idea to check sliding doors and windows as these can easily fall into disrepair.
General clean-up
While your property manager won’t poke around your bedroom, it is still a good idea to give it a once-over. Clean up rubbish, and wipe down surfaces.
The exterior.
Cobwebs
Sweep away the cobwebs from around your property. They may be a nuisance, but they need to be cleared away.
Entrance doors
Ensure all locks and handles are functioning properly. This is important for your security so should be looked into. You should also check flyscreens, and wipe away dust from doors.
Garage
Check your garage doors and ensure they work as they were supposed to. It is also a good time to check the garage itself and ensure that it is clean. Wipe up any oil puddles or other stains.
Gate and garden
Take a look around your gates and fences. Ensure these are all still in working order. If they aren’t let your property manager know. Give your lawn a water and a mow, while also removing any weeds.

Conclusion.
A routine inspection doesn’t have to be stressful. It is often a good excuse to give the house a deeper clean than usual. Take the time to look around your house and find anything that may need maintenance or repairs. It is a good idea to let your property manager know before a routine inspection of any repairs or maintenance that may need to be conducted. This will allow them to inspect the issue during the inspection.
Call Savvy Houz Inspections on 021 143 2995

Savvy Houz Inspections is the brain child of Dean Norrie who after finishing working as a project manager on the earthquake home repair programme in 2016 started his own business with a vision of “keeping it simple savvy” (KISS) by producing detailed pre-purchase house inspection reports fast using a digital mobile app, under promising and over delivering with a 24 hour turn-around, easy to read, colour coded digital report achieving a better work-life balance and outstanding financial results.
 
Our building reports are in high demand. Savvy Houz Inspections are extremely popular with buyers, sellers, agents, banks and insurers. 

Call today on 021 143 2995
www.savvyhouz.co.nz

Buying your first house is an exciting milestone. You will have made what, for most people, is the largest financial investment of your life. You’re no longer at the mercy of landlords and you’re free to turn your house into a home.
In all the excitement, it can be tempting to rush the purchase process and overlook some important steps, like properly inspecting the building. Look at it this way: You shouldn’t buy a used car without giving it a test drive and getting a qualified mechanic to give it a look over.
Well, a house is a much larger investment and if you buy a lemon it can be much more expensive to fix. That’s why it’s important to complete a thorough personal inspection, building inspection and pest inspection before making an offer.

Once settlement takes place, any problems with the property immediately become your responsibility. And that could mean tens of thousands of dollars in repair and maintenance work that you have to shell out on top of the purchase price.
To help out all the first home buyers out there, we have some useful information about how to get the most out of your inspection opportunities before buying your first home.

Personal inspection
Once you’re seriously considering buying a property, your personal inspection needs to reflect this. It’s a different process to the initial open inspection. While it’s important you still like the overall feel of the house, this is the time to take a serious and focused look at the potential trouble areas and money pits around the house. 

Some key things to look out for are:

• Water stains, dampness or mould on walls and ceilings
• Sagging ceilings or buckling and cracking walls
• Windows and doors opening and closing easily
• Light switches working
• Outside drainage areas
• Taps working
• Rotting floorboards that may be hidden under carpets
• Any obvious damage and issues, like exposed wiring or evidence of pests

Be critical about the place, as much as you may love it. Finding faults with a property before you buy can save you a lot of stress in the long run.

Building inspection
While it’s important to look the property over yourself, unless you’re an expert you won’t have a good idea what you’re looking for. What may look like a great house in perfect condition could be hiding a whole bunch of structural issues.  That’s why it’s vital to get a professional building inspection from a licensed building inspector.
A building inspector will thoroughly check the property inside and out. They will examine all accessible structural elements, outbuildings like sheds, and external structures like fences and retaining walls. Once the inspection is complete, they will provide a detailed report that highlights any major damage or essential repairs, as well as recommending other minor repairs and even documenting any potential repair or maintenance risks.
Your building inspector should always be a third-party professional – that is, someone not recommended by or affiliated with the seller or their agents. This way you can be assured of a completely independent and unbiased report.
Any major issues with the property should be presented to the seller before purchase. You can then negotiate to have these issues fixed before purchase or adjust the purchase price accordingly.

Don’t take the risk

If you think you’ve found your dream home, you can’t afford the risk of it turning into a nightmare. Hiring the professionals to carry out the building inspections and pest inspections can help you to make the most informed purchase and avoid the massive repair and maintenance costs that come with buying a shoddy property.

Call us now on 021 143 2995 - Savvy Houz Inspections , www.savvyhouz.co.nz

Major issues identified in the subfloor after the property had been purchased.

A homeowner who bought a house only to discover more than $100,000 worth of damage has warned property-hunters to pay closer attention to their pre-purchase inspection reports.
​
A building and pest report, provided by the selling agent, did not highlight any significant issues, but noted that the building inspector had been unable to access parts of the property. A second report found significant termite damage, structural damage and borer damage.
“The report basically said most things were mostly fine, with the caveat that they hadn’t looked underneath the house,” he said. “Not being an experienced property buyer, I assumed they didn’t need to look under the house because there was no reason.”

The original report, which covered the “roof void, internal area, external area and extension”, warned that areas not inspected included “the entire subfloor” and “various areas of the roof void”.
“A subfloor void appears to be present however, we were unable to located (sic) an entry point and therefore no inspection of the subfloor area was carried out,” the report said.
“It is possible that an entry point may exist below floor coverings (if fitted). It is possible that building defects may be present below inaccessible areas however, no comment is made or opinion offered on any area where full access is not available.

“We strongly recommend that access be gained to all inaccessible areas. Access should be gained to enable a further inspection to be carried out prior to purchase.”
The second report was obtained by another potential buyer, who opted not to bid based on the damage uncovered. That report inspected the “building interior, building exterior, roof exterior, roof space, subfloor space, outbuildings and the site”. “Various areas have significant termite damage,” the report said.
“Previous attempts had been made to support the middle bearer under the second bedroom with brackets that have been bolted into the brick foundation walls. Despite this, the bedroom floor is not level.
“(The) timber bearer below the front area of the living/lounge room has been totally eaten by termites. The centre of the lounge room is no longer supported in some areas by this bearer. It needs replacing urgently.
“To help protect against financial loss, it is essential that the building owner immediately control or rectify any evidence of destructive timber pest activity or damage identified in this report.”
Under changes introduced in August 2016, real estate agents are required to inform potential buyers if a pre-purchase building and pest inspection report or strata and community scheme report has already been carried out.

Buyers may then opt to access an already available report, usually at a reduced cost, instead of commissioning their own report — giving building inspectors an extra incentive to get in first.
In an email to one real estate agent, the inspector who carried out the original report on the St Peters home urged the agent to put him on the list early, pointing out that “per the new legislation”, a report already carried out by “any other company, and there are some pedantic ones out there” must be listed “to your vendor’s detriment”.

He added that his inspectors “don’t put in any prices on repairs” and were “not pedantic or overly critical of the property”, as that was “such a headache for agents with some inspectors”.
The St Peters buyer admitted he should have been more careful.
“It’s at least partly my fault, I’m happy to admit that, but it’s crap that these types of inspection reports are allowed,” he said. He added that he didn’t bother seeking legal advice.
“Part of the problem with these reports is every second sentence is a caveat,” he said. “They limit liability as much as possible. I saw [legal action] as potentially a bit of a money pit that could go nowhere.”
The owner of the company which carried out the original inspection strongly defended his report. “There was no access to the subfloor ... and another inspection was recommended after access has been made available,” he said in an email.

“This is the first we have heard of it. If the purchaser actually read the report and followed our recommendations ... before purchase of the property as recommended ... then any termite or borer damage in the subfloor area would have come to light, and any legal advice that he would have had then (sic) made him aware of this fact.

“That’s why we have heard nothing about it and will be watching closely if any we take any action (sic) if defamed in any way as we stand fully by our report.”

Rhys Rogers, chief executive of sharing economy site Before You Bid, a platform where buyers can share costs and rate inspectors, said consumers should be very careful doing their research. “There are two things which can help consumers work out whether they’re getting a report that’s worthwhile,” he said.
“One is to check on Google to see the inspector’s rating. Two is to check if the inspector got under the house and into the roof, because that’s where most defects are, that’s where the hard work is crawling into these spaces.

“(If they don’t), it’s a pretty obvious sign that the inspector might just be ticking the box — there should be a good reason. Sometimes they’ve got quite a few disclaimers in these reports, they can argue that on the day there was no access to the subfloor because there was a piece of furniture in the way.”
If the report has gross omissions the buyer can make an insurance claim against the inspector, but Mr Rogers said underinsurance was also a big issue.
“There are estimates that 70 per cent of the industry aren’t properly insured,” he said.
A spokeswoman for Fair Trading/Consumer Law, any pre-purchase building and pest inspection reports must comply with “consumer guarantees in relation to the provision of services”.
“Services must be provided with acceptable care and skill or technical knowledge and taking all necessary steps to avoid loss and damage, fit for the purpose or give the results agreed to, (and) delivered within a reasonable time,” she said.

“Fair Trading strongly recommends that vendors only use consultants that have adequate insurance cover, particularly for professional indemnity.”
​
Book a subfloor robot inspection today! 021 143 2995 - Call Savvy Houz – Inspect it to protect it! 

This blog post highlights some of the most important building issues and risks. We recommend you research further, before making an offer?

built before 1914:
Look out for:

• Some of these houses were built close together, so it can be difficult to access the side walls for maintenance and repairs.
• The piles and foundations under the house can deteriorate over time, so check they are still in good condition and are properly braced for earthquakes.
• Check for obvious structural issues, for example, sloping or sagging floors, cracks in the walls and buckling near windows and doors.
• Look at the gutters, as internal gutters can be prone to leaking.

• Is the building heritage listed? If so, this may affect what renovations you can carry out on the property.
• Does the building have the original wiring? It may need replacing and there may not be enough power outlets and light fittings.
• Borer can be found in building timber and can cause structural issues.
• Has the plumbing been updated? If new plumbing was added in the 1980s, look out for Dux Quest piping, which may cause problems.
• Does the house have insulation and, if so, is it up to current standards?
• Check the levels of natural light in the rooms.

Timber built villas were the most popular design style in this period. The bungalow style started to appear in New Zealand from 1910. A home built before 1914 will have plenty of history and character features, but it can also come with issues if it hasn’t been properly maintained over the years.

Timber:
Look out for:

• When was the cladding last painted or stained? Treatments last 10 to 20 years and can be costly to re-apply.
• Is the cladding constructed from sheets or weatherboards? What type of timber is it? Some types require more maintenance than others, for example, cedar.
• Can you see any rot, mould or mildew? Pay special attention to windows and door frames.
• Has the building had issues with borer in the past? Can you see any borer holes?
• If wooden cladding looks faded or has mould or moss growing on it, there could be damage to the cladding.
• Can you see any cladding that is splitting or warping?
• Can you see any bubbling in the paint? This can be a sign that the wood is rotting underneath.
• Check there is easy access to areas of the building exterior that need regular maintenance.
• Check that the cladding isn’t in contact with the ground or plants – moisture from these can cause damage.
• Consider getting a property inspection — this will help you identify any potential issues with the cladding and should give you a good indication of what maintenance you’ll need to do in the future.
• Talk to the real estate agent (or the seller, if it is a private sale) to see what information they can provide about the construction, maintenance and treatment of the cladding.

 
Timber — including treated plywood and engineered wood products. A wooden exterior or cladding needs ongoing maintenance, and there may be problems if it hasn’t been properly and regularly maintained.

Extensions and renovations:
Check that any extensions or renovations have building consent.
You can check by comparing the current layout with the floor plan on the property file held by the council. Any differences between the two should have the proper building consents. If the owner or a previous owner has added a deck, garage or sleepout, check that the consents are on file.
It may be possible to get building consent on an extension or renovation after you have purchased the property, but it is not certain and it could be expensive if extra work is needed to meet required standards.
Check the foundations of the extension. If the foundations are different from the rest of the house, they may move in different ways in an earthquake. Also check that the foundations and the connections between them are in good condition.

Work that should be consented:
Building work that may require consent includes:

• alterations, additions and many structural repairs
• demolition of buildings and structures
• the removal or relocation of buildings
• site work, for example, earthworks for a new extension
• fences over 2 metres high
• installing a swimming pool or spa pool.
• You can find information about any building consents for extensions and renovations in the LIM.

• The council will also hold more detail, including the plans, in the property file.
• If you have found work that has not been consented, check that the property can still be insured.

Roof material
Look out for:

• Waves or wrinkles in flat areas of metal roofing may have been caused by stress and buckling when the roof was installed.
• Nails or screws hold the roof and flashings in place. If they fail, the roof becomes vulnerable to damage — check that fastenings have been properly sealed. Nails, screws and washers may need to be tightened or replaced.
• Weather, debris from trees or walking on the roof can cause damage and reduce weathertightness — can you see any visible dents?
• Corrosion can occur from salt, dust or sand deposits catching under the ridge flashings — check the roof ridges.
• Check for blocked downpipes or guttering, which can lead to water damage to the roof and foundations.
• An old TV aerial that is no longer required may not be maintained and could break in a storm or cause damage to the roof.

• If you’re getting a property inspection from a qualified property inspector, you need to know if a roof assessment is included — most building reports don’t include the inspector climbing up on the roof to inspect it.
• Check the inspection includes the ceiling space.
• Some real estate agencies use drone photography — if you have aerial shots of the property, ask the property inspector to zoom in and look for problems.
• If the property is on a slope, try and get as high up as possible to see the top of the roof. In multi-storied properties look out of the window to check the roof below.
• Talk to the real estate agent (or the seller if it is a private sale) to see what information they have about the roof’s history, construction and any maintenance that has been carried out.

 
Iron and steel — including corrugated and long-run. These roofs last between 40 and 70 years, depending on what they’re made of, the environment and regular maintenance.
An iron or steel roof will need to be repainted or re-chipped every 10 years to ensure the roof remains watertight.

Hillside Slopes:

• Does the property suffer from surface flooding? When you walk around the property, is the soil spongy, soft or uneven underfoot?
• Are the floors level? You can test this by putting down a marble and seeing if it rolls across the floor, which may indicate the building is subsiding or was built out of tolerance.
• Can you see any cracks in the walls, ceilings or exterior from the building moving?
• Check if any of the neighbouring hills, buildings or trees affect the sun on the property.

If the property is near to hills, think about how that will affect how much sun the property gets at different times of the year. Check the orientation of the property with respect to the winter sun.
 
Earthquake Damage EQC and Liquefaction:
These features can make some buildings more susceptible to liquefaction-induced damage.

• Thin unreinforced concrete slab foundations — the slab can crack as liquefaction-induced holes or settlement form under the slab.
• Buildings with irregular design shapes or several split levels — the irregular shape can mean different parts of the building sway or shake at different rates during an earthquake causing stress and damage to the building.
• Sticking doors and windows and gaps around frames can indicate building movement.

Flooding Zones:
Look out for:

• Water stains on external wall cladding, fencing and foundations.
• Cracks in the walls and at stress points, for example, doorways and windows.
• Soggy skirting boards and crumbling interior linings.
• Sticking doors and windows and gaps around frames can indicate building movement.

 
Types of ownership:
Freehold Is also known as fee simple and is the most simple and common ownership type in New Zealand.
Freehold
If you have a freehold property, you own the land and (generally) anything built on the land unless there are any registered or unregistered interests. Examples of interests that might restrict the use of the property include:

• easements that give neighbouring property owners or utility providers the right to use part of your land to access or connect to services
• covenants that limit what type of building can be on the property
• restrictions under the Resource Management Act 1991
• whether the land is Māori freehold land.

Ask your lawyer or conveyancer to review the record of title (also known as the certificate of title), which contains the property’s legal description, details of its ownership and the rights and/or restrictions registered against it.

A cross-lease property, you own two interests in the property — a share of the freehold title in common with the other cross-leaseholders and a leasehold interest in the particular area and building that you occupy.
 
A cross-lease title may include a plan showing the footprint of the building you are entitled to occupy (sometimes called the flats plan). Check the plan to identify:

• the physical location and footprint of the property you are looking at
• areas that any cross-leaseholders have the exclusive right to use
• any common or shared areas.
• 
  
  

Cross-lease ownership usually means that any significant changes made to any area you are entitled to use exclusively (including the building you occupy or a separate garden) or to the shared areas must be agreed upon by all or a majority of the owners.

This means that, depending on the terms of the cross-lease, you may need to obtain the other owners’ consent before painting the exterior or making other non-structural changes to the building you occupy or before making structural changes, for example, building a deck or putting up a fence. There may be restrictions on what you can do with the property under the terms of the lease registered on your title.
Ask your lawyer or conveyancer to review the record of title (also known as the certificate of title), which contains the property’s legal description, details of its ownership and the rights and/or restrictions registered against it.

Have questions about a property?

• Ask the real estate agent (or the seller if it is a private sale).
• Review the relevant documents, for example, the LIM, property file and title.
• Ask your lawyer or conveyancer to review the documents — allow plenty of time for a thorough review.
• Ask the local council about anything you can’t find in the documents.
• Check the local council files, including the LIM report.
• Consider getting a property inspection by a qualified property inspector.
• Ask the real estate agent (or the seller if it is a private sale).
• The LIM will provide information on issues with the land, stormwater and sewage drainage.
• Check the property file at the council to look for information on where the drainage pipes are.
• Visit the property when it’s raining. This will give you a better idea of how/where the water drains to/from.

This is one of the biggest decisions that you will ever make. Get it right first time with a Savvy Houz Inspections Builders Report, we are totally committed to making sure that you understand the condition of the property and expert advice before you go unconditional.

Planning for settlement day when buying

There are a number of things you need to do before settlement day to make sure everything runs smoothly.Summary of important things to know

• You should arrange to inspect the property before settlement day. This is the pre-settlement inspection.
• You need to make sure your purchase finance is ready before settlement day.
• Your property insurance needs to be in place for settlement.
• Property settlement is largely a legal process. Your lawyer or conveyancer will help you.
• The information on this page may not cover everything you need to know. You should always get advice from your own lawyer or conveyancer.
  
  Pre-settlement inspection
• The sale and purchase agreement provides the chance for you to check the property and chattels are in the same condition they were when you signed the agreement to buy the property and that the seller has met any conditions listed in the agreement. The inspection is not an opportunity to uncover problems that existed when you signed the agreement.
• Contact the agent to arrange the pre-settlement inspection. It should be at least 2 working days before the settlement date so there is time for the seller to address any issues.
  If the property is tenanted, be aware that extra time may be needed for the landlord to get the tenant's consent for the inspection.
  If it’s important to you that the property is clean and ready for you to move in, you can include this as a condition in the sale and purchase agreement, for example, by stating that the house is to be commercially cleaned.
  
  Things to look for in the pre-settlement inspection
  
  
• It’s a good idea to take a copy of the sale and purchase agreement with you to the pre-settlement inspection so you can refer to details of any conditions and chattels.
• Check that the property is in the same condition as it was when you signed the sale and purchase agreement.
• Make sure that all the chattels listed on the sale and purchase agreement are in the property and are in good working order (unless it has been agreed and documented otherwise).
• Check that fixtures such as lights and curtains work too.
• Check if there is any property damage since the sale and purchase agreement was signed, for example storm or earthquake damage, or damage caused when the previous occupants moved out.

• If the seller agreed to carry out maintenance or repairs to the property as part of the sale and purchase agreement conditions, check that this has been done.
• Check that all the previous occupant’s belongings and rubbish have been removed.
• Make sure that all keys, garage door remotes and security alarm codes are accounted for and will be available to you on settlement day.

If you find issues during the pre-settlement inspection

If you find damage during your pre-settlement inspection that wasn’t present when you signed the sale and purchase agreement or if a chattel is missing, contact your lawyer or conveyancer immediately. Your lawyer or conveyancer will outline your options and can negotiate with the seller’s lawyer or conveyancer to rectify the situation.

Settled.govt.nz

Contact the agent to arrange the pre-settlement inspection. It should be at least 2 working days before the settlement date so there is time for the seller to address any issues.
If the property is tenanted, be aware that extra time may be needed for the landlord to get the tenant's consent for the inspection.

If it’s important to you that the property is clean and ready for you to move in, you can include this as a condition in the sale and purchase agreement, for example, by stating that the house is to be commercially cleaned.

The Healthy Homes Standards? 
The Healthy Homes Standards are part of the Residential Tenancies Act. The Act requires all rental homes to comply with specific regulations regarding insulation, heating, ventilation, moisture ingress & drainage and draught stopping by July 2021. 

Insulation Standard 
The minimum level of ceiling and underfloor insulation must either meet the 2008 Building Code, or (for existing ceiling insulation) have a minimum thickness of 120mm and be in reasonable condition with no dampness, damage or displacement. The new Healthy Home regulations also specify where insulation exemption applies.

Heating Standard 
Landlords must provide one or more fixed heaters that can directly heat the main living room. The heater must be an acceptable type and must meet the minimum heating capacity required for your living room. The World Health Organization (WHO) recommends a minimum indoor temperature of 18˚C. By installing a heater that can reach this temperature on the coldest days of the year, tenants will be able to keep warm all year round.

Ventilation Standard 
Ventilation must include openable windows in each habitable space. The windows must comprise at least 5% of the floor area of that space. An appropriately sized (externally vented) extraction fan or rangehood must be installed in rooms with a bath or shower or indoor cooktop

Moisture Ingress & Drainage Standard 
The Healthy Homes standards reinforce existing law that says landlords must have adequate drainage and guttering. If a rental property has an enclosed subfloor space, it must have an on-ground moisture barrier, which will stop moisture rising into the home. 

​Draught Stopping Standard 
Any gaps or holes in walls, ceilings, windows, floors and doors that cause unreasonable draughts must be blocked. This includes all unused open fireplaces and chimneys

When Rental Property required to comply with new standards?
From 1st July 2021, landlords must ensure that all rental homes comply with the Standards within 90 days of any new or renewed tenancy. By 1st July 2024, all rental homes must comply with the Standards, regardless of when the tenancy began.

Book an inspection now!  Inspection starting from $295 free phone: 0800 080 125

Savvy Houz Inspections provide the most comprehensive pre-purchase/pre-sale house inspection services with easy to read/colour coded building reports for the discerning customer to make the best buying/selling decision.

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Why? Earn income of over $100k + for 1 report/day Why not? Why not you? WHY NOT YOU NOW? Start your Savvy Houz success story today!
Get in touch? Work from home, low overhead. Become your own boss. Your initial call may just change your life. Don’t wait this will be selling FAST.

A: Christchurch - South
B: Christchurch - Central - SOLD
C: Christchurch – North
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https://www.trademe.co.nz/a/marketplace/business-farming-industry/businesses-for-sale/other/listing/3231488474

GO GREEN! Tips to save you more money $$$ 
Clean energy and making small eco-friendly changes can not only make a positive impact on the environment, but help your business save money. Making your business more sustainable can have added extra benefits too - such as improving brand perceptions and helping to gain like-minded clientele. The SAVVY team has pulled together easy and budget-friendly strides you can do to help make your business green. 

1. Paperless 
One easy trick to ‘going green’ is as simple as converting to a paperless business. Savvy Houz is a great tool to use to streamline invoicing, keep in contact with clients and store contact info – so feel free to throw those business cards in the (recycling) bin! Cloud networks also reduce the amount of paper waste for a business while keeping all your projects safe and in one place. Not only is it easier to find your projects, but this will reduce the money spent on paper, printer ink and a shredder. 

2.Reusable 
The benefits of recycling and repurposing materials and products have now become mainstream knowledge and they are another easy way for businesses to save money. Many shoppers carry ‘bags for life’ when doing daily shopping and carry a reusable coffee cup, with businesses now offering incentives to do so as well. Making small savings like this add up quite quickly. Reusable items also prevent additional waste being left in landfills. Incorporate this into your office by investing in glass cups and ceramic plates instead of disposables in your kitchen area. 

3.Grants
There are environmental grants, awards and concessions on offer for businesses when they make efforts to ‘go green’. Recognition for your business compliance and ‘green’ efforts towards initiatives such as energy efficiency, reduced emissions or solar energy consumption shows commitment to reducing your environmental footprint. Check with your federal, state, territory and local authority for ways you can get involved in environmentally-friendly and money-saving initiatives for your business. 

4.Utility
Utility expenses for large businesses can add up into the thousands annually. Cut your utility expenses by changing light fixtures to energy-efficient rated fixtures with LED light bulbs. LED bulbs last around 20 years, use less energy, and provide a purer source of light. It is also worth checking the office or showroom temperature settings – do you need to keep the AC on all weekend? Can you schedule it to turn off on Friday evenings? 

5. Invest
Environmentally conscious investors and clients are more likely to put their money into a business that is working on reducing its overhead costs and complying with green standards. The prospect of a larger return in the long run will make these types of clients more likely to invest with your business in the future. Ensure you pitch eco-friendly options to new and old clients alike.

6. Alternative Energy 
Alternative sources of energy such as solar, wind, and water power can create electricity in a way that avoids releasing toxic substances into the air. While there is a significant initial investment, solar panels can save you tens of thousands of dollars over a five year period. For a shorter term solution, look at switching to a utility supplier that uses only renewable resources. 

7. Maintenance 
Buildings without proper insulation can lose heat in the winter and cool air in the summer, resulting in wasted resources and sky-high utility bills. But with proper care, heating/cooling systems can become more energy efficient regardless of the season. Need some tips on insulation and property maintenance? Check the Houzz discussions for tips from other home professionals. 

8. Smart Building Design 
Architects, builders and some trades, such as painters, offer specialist 'green' services and materials. Something as simple as an exterior paint with a thermal paint additive can cut 40 percent of the sun's heat, reducing your need to run expensive air conditioners. If you decide to do more thorough renovations, consider sustainable products and designs where possible. 

As Autumn approaches, days shorten and temperatures drop, it’s time for sweaters, fire pits, and pre-winter chores. Fall can be a busy season because you’re preparing your lawn, garden, and home for the approaching cold. 
As you harvest the last of your garden and give that lawn one last grooming, it’s also time to perform maintenance on both the exterior and interior of your home to ready it for the ravages of winter.
Many people have more time on their hands at home because of coronavirus, so this may be the perfect opportunity to start a to-do list and knock off some of those must-accomplish fall chores. Follow these tips for a successful lawn, garden, and home care and maintenance in preparation for that first frost and beyond.
The beginning of autumn in many parts of the country spells the time for seasonal transition, moving our entertainment and lifestyle more indoors. Now’s the time for homeowners to store outdoor furniture and other gear for the winter, deflate and store any pool toys, move plants indoors, and prep, maintain, and repair in anticipation of cooler temperatures.
It’s time to book service appointments before you need your fireplace or heater to make sure everything is in good working order. In addition to professional servicing, we have some easy maintenance tips you can do yourself to make sure you’re getting your yard, garden, and home ready for winter.
In the garden, there may still be much to harvest. Pick the last of the berries, tomatoes, corn, carrots, beets, and pumpkins. You can create great canning or preserving projects for the fall and winter months, bringing a delicious, just-picked taste to your winter table.
Some states start experiencing their first frost dates in early October, so these homeowners will want to use September to begin their annual frost, wind, rainstorm, and winter protection tasks. Before the weather gets too cold, schedule time to clean and repair gutters, along with any needed roof repairs, chimney, or siding maintenance or fixes. We’ll walk you through some of the most important tasks to spend time on during the next month or two.

Why Get Your Home Ready for Autumn and Winter?
Why bother spending all the time and expense of working on your home and yard during the fall? Spending a little time and effort now can save you from surprises, like burst pipes and fallen, ice-filled gutters. Some steps taken now can save money in repairs later, during a more inconvenient time.
If you need professional services for your home or property, now is a great time to schedule them. Consider booking a tune-up of your furnace system now, before servicemen are overloaded with appointments for repair as the cold weather challenges heating systems. You’ll be warm and toasty, thankful you didn’t procrastinate.

Winter-Prep Tasks You’ll Need to Do This Autumn
Getting your property ready for winter may seem daunting at first, but you can break down the tasks into manageable chunks of time and effort. You won’t have to accomplish them all in one weekend. Many homeowners prefer to start prep work outside and then move to the home’s interior projects as temperatures dip.

Rake Leaves
If your seasonal Autumn brings lots of fallen leaves, use them to your advantage. Depending on how many leaves are blanketing your yard, rake them up and dump them in a yard waste bin or add them to your compost pile. You can even work leaves into the garden soil or your yard, which will add critical nutrients for future benefit. If you have a lawnmower, you can mow over the leaves of your lawn with the mulching attachment engaged, mincing the leaves so they can be left on the lawn as organic fertilizer. Make sure, however, that you don’t leave wet, soggy piles of whole leaves on the lawn —this can suffocate growth and contribute to an unhealthy lawn. Regularly removing the leaves as they fall can be the best way to stay on top of this sometimes time-consuming annual task.

Trim Branches, Plants, and Shrubs
Take the time to prune back shrubs and plants, according to the recommendations for each species. Take a look at the trees on your property. Do branches or shrubs hang over or touch the roof, gutter, soffits, or sides of your house? You’ll want to trim those back, so winds won’t cause the branches to rub against roofing shingles or siding or break a window in higher winds. This action will also keep critters like squirrels, rats, and raccoons from using your roof as a playground and potentially finding or making holes into your attic.

Decrease Watering
Depending on your climate and your grass type, you may need to continue watering your lawn through the fall season. Cool-season grasses, which tend to grow in regions of cooler or wetter fall weather, may require you to keep sprinklers running longer. Warm-season grasses go dormant in the winter, so they may not need additional irrigation throughout the fall and winter months. If you’re finished watering your lawn until the spring, be sure to winterize your sprinkler system and outdoor faucets in preparation for freezes so you don’t have burst pipes and other issues.
Knowing your grass type will help you plan for fall maintenance of your lawn. While there are many varieties of turf or lawn grass, there are generally two types of lawns for the yard: warm-season grass and cool-season grass. Which type you have is usually dependent upon where you live.
Warm-season grasses include Bermuda, Zoysia, Buffalo grass, and Bahia. This grass type is most often found in warmer climates like the south and has a peak growing season from spring to fall; it can turn brown during the winter months but thrives in the hot heat of the summer.
Cool-season grasses include bluegrasses, fescues, and ryegrasses and grow well in regions with cold winters and warm summers. They can stay green nearly all year. In periods of drought, these grasses need to be watered, or else they will enter a dormant period and turn brown.

Aerate and Overseed Lawn
Cool-season lawns should be aerated and overseeded in the fall. A core aerator removes small “plugs” of grass and soil and helps lawns receive more oxygen, sunlight, seed, and fertilization. After aerating a cool-season lawn it’s a great time to overseed the area and add the fall fertilization. Warm-season lawns tend to be aerated in the summer, not the fall.

Fertilize and Feed Your Lawn
Fall is a great season to feed your cool-season lawn, but warm-season grasses are going dormant and won’t require fertilization until the spring. Cool-season grasses use the fall months to recover from the heat and growth of the summer and may need a good dose of nitrogen. The exact fertilization requirements should be determined by conducting a soil test to see what nutrients the soil is lacking. Making sure your lawn has what it needs to stay healthy and weed-free is important, especially if you desire a nice green lawn next spring and summer.

Mow and Edge
Cool-season grasses are still growing in the fall months but probably won’t require as much mowing or edging compared to the summer months. Your cool-season lawn may just need mowing once every couple of weeks during fall. Warm-season lawns become dormant in the fall and winter months and stop growing so they won’t require mowing or edging. So, you can look forward to winterizing your lawnmower and edger and then taking a break from mowing until spring.

Weed and Pest Control
Cool and warm season grasses usually don’t require traditional weed or pest control in the fall months. However, cool-season grasses are sometimes susceptible to moss, so fall may be a good time of year to apply moss killer.  This can also be done in the spring.

Prepare your Flower Beds and Garden
Along with lawn care, you’ll want to prepare your flower beds and garden for winter. This will include cleaning out rotted, dead, and dying plants. You’ll also want to remove invasive weeds, helping ensure they won’t return in the spring and work on your compost pile. Tend to plants, especially delicate flowers like roses. Read how to winterize your roses here. Preparing your soil for spring, adding nutrients, and planting cover crops in your garden (if you choose) should also be on your to-do list. Prune perennials (plants that will survive winter) and divide and plant bulbs for the following spring. Make sure your hoses have been drained of water, too.
Don’t forget to mulch. Mulching helps retain moisture around plants, but it also protects your soil from erosion and keeps down weed growth. During fall and winter, mulch helps insulate the ground and roots from fast freezes and thawing. As a bonus, in the spring, mulch breaks down into organic material for natural fertilizer benefits.
Don’t forget to bring in container plants that have enjoyed your back deck, porch, or yard. Make sure they’re bug-free. Then, enjoy cheerful greenery during those gray, chilly winter days. Indoor plants not only help clean your indoor air, but they can also lift your mood while adding a peaceful, natural ambiance to your interior decor.

Repairs to Exterior of your Home
Take advantage of cooler, comfortable weather to maintain and repair the exterior of your home. Examine and repair wood or vinyl siding, and look for cracks in concrete, brick, and other exterior materials. Seal up holes in soffits and fascia. You may also need to do an exterior home cleaning with a pressure washer.
Examine and clean your roof and gutters. Inspect your roof to make sure it can withstand the weight of snow and ice if you’re in a colder climate. Replace any missing shingles, and make sure the flashing on your roof is in good shape. If flashing needs repairs, arrange that or, if you have skills in that area, tackle it yourself.
Take stock of your outdoor lighting and change bulbs if needed. It will be much easier to change bulbs now than when there’s ice or snow on the ground.
Make sure steps and porch handrails are in good working condition and sturdy since you may rely on them more during icy, snowy weather. Make repairs to walkways that may become hazardous with winter weather. If you have any vegetation blocking security camera views, trim those back.

Insulation
If you live in a northern climate, check the insulation around your pipes before cold weather arrives. Exposed pipes in unheated spaces or near exterior walls can freeze and then burst, flooding your home. This can-do extensive damage to your house and requires significant time out of your home and expensive professional restoration. Making sure pipes are insulated can help prevent this. Foam pipe sleeves are easy to install, and you can also use pipe wrap. You can also add wall insulation, use faucet covers on your outdoor spigots, and insulate the space where pipes go through walls.
After you’ve addressed insulation for your pipes, take a look at the insulation under your home and in the attic. Adding or upgrading your insulation is another great way to ensure your home is operating efficiently this winter and can help reduce your monthly heating bills.

Make a List
Having a running list of fall-prep maintenance and repair tasks may help you keep on top of everything you need to accomplish during the weekends or when you have time available. For instance, your list may look like this:

• Lay mulch for winter frost prep
• Trim back flowering plants like lavender
• Prune trees and shrubs near your house
• Winterize lawn equipment
• Schedule home cleaning
• Project idea: Can or preserve garden edibles
• Repair exterior siding as necessary
• Prep and clean fireplace
• Check for air leaks in the attic and basement
• Clear roof and gutters from leaves
• Schedule maintenance or repairs from professionals
• Hire a heating service professional to assess your home’s potential heat loss
• Schedule a chimney sweep to inspect the fireplace and ensure safety

Inside Autumn Maintenance
Don’t neglect the inside of your home when you’re prepping for fall and winter. Check and replace batteries (if applicable) of carbon monoxide alarms and smoke alarms and inspect your fire extinguishers to make sure they’re still viable. Make sure all family members know where fire extinguishers are kept.
Check for air leaks and potential heat loss within the home. Unwanted drafts can lead to a more expensive heating bill over the winter, so use these tips to get started.

• Locate air leaks: check for air drafts behind outlets, around windows and doors, and behind recessed lights. Other areas to check are your ventilation system and fireplace chimneys.
• Check attics and basements: these spaces are typical problem areas for energy loss. Inspect these areas for loss of air, insulation, or other issues like mold. Dirty insulation is often a sign of air leakage.
• Seal leaks: Properly sealing against air leaks will help your heating costs in check.

Schedule Air Conditioner or Heating Tune-up
Just as your air conditioner works hard during the summer, your heater labors during the colder months to keep you comfortable. Nip any future problems in the bud by scheduling a fall checkup for your heating system. Ask your repair professional to check for any air leaks and/or heat loss. Make any repairs needed now, and not in frigid temperatures later on when furnace repair professionals are in more demand.

Ready your Fireplace for Winter
Your fireplace should be a source of warmth and comfort, not a danger hazard. Unfortunately, every year thousands of people (including children) are seriously injured by fires. Some 14,000 house fires each year originate in the fireplace, so the more you know how to maintain your fireplace (and safely use it) the better. Fireplace safety tips include:

• Have your fireplace inspected each year by a professional, especially if your fireplace is wood burning
• Clear the area around the hearth and make sure it’s free of flammable materials
• Use only seasoned hardwood—softwood creates more creosote buildup
• Always use a screen around the fireplace to catch sparks

Do it Yourself or Hire a Pro?
Are you a do-it-yourselfer, or would it make more sense to hire a professional for some of the winter prep jobs? Consider the value of your time and the expertise of someone else. Are you working too many hours to can’t comfortably spend the time needed for the repair or maintenance? Do you have the tools? The skills? If not, maybe it’s time to call in the professionals for a job well done.

Prepare Now for Peace of Mind Later
As you snuggle up in front of your fireplace this winter, warm and cozy, you’ll be glad you spent some extra time preparing your home this fall. A little work this fall repairing and maintaining your yard and home will result in an abundance of peace of mind later. With preventive maintenance, you will have cut down on the chances of frantically searching for—and waiting for—an emergency furnace repairman or trying to find someone to fix your fallen gutters in freezing weather. Instead, you’ll enjoy your warm home and look forward to each season’s delights and challenges.
 
Originally posted on Porch.com

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