Before you sign that tenancy agreement in New Zealand, a thorough flat inspection is crucial. This checklist will guide you through the process, ensuring you identify existing issues and potential problems, protecting your bond and ensuring a safe and comfortable living environment.
Preparing for Your Flat Inspection
Preparation is key to a successful flat inspection. Don’t just show up and wander around aimlessly. Treat it like an important job interview – you need to be prepared. First, schedule the inspection at a time when you can properly assess the property’s natural light and noise levels. Midday is generally ideal for light, while scheduling during peak traffic hours can reveal noise concerns. Make sure your visit is at a time that is convinient for you. Don’t rush through the inspections because the property manager is in a rush.
Next, gather your tools. This doesn’t need to be extensive, but essential items include:
A copy of your inspection checklist (the one you are reading now!) or use a mobile app.
A notebook and pen to record your observations.
A smartphone for taking photos and videos.
A torch or flashlight to inspect dark corners and cupboards.
A measuring tape to check room dimensions.
A power bank to ensure your smartphone survives the whole inspection.
Most importantly, your keen eyes and senses!
Lastly, research the property and neighbourhood. Are there any reported issues in this area? What are the average rent prices for similar properties? Knowing this information will help you negotiate and make informed decisions. You can search the address on online forums or social media to see if previous tenants have posted some experiences with the property or landlord.
Exterior Inspection: First Impressions Matter
The exterior of the property offers the first clues about its overall condition. Here’s what to look for:
Structural Integrity: Carefully examine the exterior walls for cracks, bulges, or signs of dampness. These can indicate significant structural problems. Pay attention to the foundations as well. Are there any noticeable settlements or water pooling near the base of the building? This is especially important in older homes. In New Zealand, many houses are constructed from wood, so be on the lookout for any signs of rot or insect damage, especially around window frames and under eaves.
Roof and Gutters: Check the roof for missing or damaged tiles or shingles. The gutters should be clean and free from debris. Blocked gutters can lead to water damage and overflowing during heavy rain, which is common in many parts of New Zealand. Look for signs of rust or corrosion on metal gutters. If possible, visually inspect downpipes to ensure they are properly connected and draining away from the building’s foundation.
Windows and Doors: Assess the condition of windows and doors. Are they properly sealed? Do they open and close smoothly? Look for gaps around the frames that could let in drafts and moisture. Check the window glazing for cracks or condensation between the panes, indicating a broken seal. Condensation can contribute to mould growth. Ensure that all locks are functional and provide adequate security. You might also want to verify that doors and windows have security stays so you can open the windows slightly without compromising the security of your apartment.
Gardens and Grounds: If the property has a garden, assess its condition. Is it well-maintained? If the tenancy agreement states that you are responsible for garden maintenance, consider the upkeep required. Look for signs of pests, such as rodents or insects. Check for proper drainage to prevent waterlogging. Pay attention to the presence of trees near the building. Overhanging branches can pose a risk during storms and may require regular trimming.
Exterior Lighting: Ensure that exterior lights are functioning properly. Adequate lighting is crucial for safety and security, especially around entryways and pathways. Test all light fixtures to ensure they are working. Are the lights energy-efficient? Consider this as an ongoing expense. Check if there is a sensor lighting outside the house.
Interior Inspection: Digging Deeper
The interior inspection is where you’ll spend most of your time. Go room by room, meticulously checking each area.
Walls, Ceilings, and Floors: Examine the walls and ceilings for cracks, stains, or signs of water damage. Pay close attention to areas around windows and plumbing fixtures. Look for peeling paint or wallpaper, which could indicate moisture problems. Check the condition of the flooring. Are there any loose tiles, damaged carpets, or squeaky floorboards? Test the stability of the floor by walking around the room, paying attention to any flexing or movement.
Kitchen: The kitchen is a critical area to inspect. Make sure all appliances are in good working order. Test the stove, oven, refrigerator, dishwasher, and microwave (if provided). Check that the rangehood is clean and functional. Inspect the sink and taps for leaks. Ensure that the cupboards and drawers open and close smoothly. Look for signs of pests, such as cockroaches or rodents, especially in dark corners and behind appliances. New Zeland’s Ministry of Health has detailed information on keeping your kitchen clean. Consider running the dishwasher and washing machine to inspect the pipes and plumbing for leaks.
Bathrooms: Bathrooms are prone to moisture-related issues. Check for mould or mildew around the shower, bath, toilet, and sink. Look for leaks around the taps and showerhead. Test the flushing mechanism of the toilet. Ensure that the extractor fan is working properly to remove moisture. Inspect the grout between tiles for cracks or crumbling. Examine the shower or bath for chips, cracks, or stains. Check that the shower door or curtain seals properly. Also consider the water pressure and drainage. If these appliances aren’t up to standard, it may increase your utility bill and living discomfort.
Bedrooms: In the bedrooms, check the condition of the wardrobes and drawers. Ensure that they open and close smoothly. Look for signs of dampness or mould, especially in corners and behind furniture. Test the light fixtures and power outlets. Check the operation of windows and doors, ensuring they provide adequate security and ventilation. Assess the noise levels, both from inside the building and from outside. Are there any potential sources of disturbance, such as traffic or neighbours?
Living Areas: Living areas should be comfortable and functional. Check the condition of any furniture provided, such as sofas, chairs, and tables. Test the operation of lights, power outlets, and any provided entertainment systems. Assess the heating and cooling systems. Are they working efficiently? Consider the placement of power outlets and their suitability for your needs. Check the operation of any fireplaces or wood-burning stoves, ensuring they are clean and safe to use. Check for damage to walls or ceilings, especially from previous picture hangings. The Real Estate Authority (REA) has a range of advice for tenants on topics like these.
Heating and Cooling Systems: New Zealand weather can be unpredictable, so properly functioning heating and cooling systems are essential. Test the heating system to ensure it is working efficiently. Check the thermostat and settings. Inspect any radiators or heat pumps for damage or leaks. Evaluate the cooling system, such as air conditioning units or fans. Are they clean and well-maintained? Ask about the energy efficiency of the systems to estimate running costs. Some rentals may rely on electric heaters, which can be costly to operate. Consider the placement of heating and cooling units to ensure effective distribution of heat or cool air.
Plumbing and Electrical: Check all plumbing fixtures for leaks. Test the water pressure in taps and showers. Flush the toilets to ensure they are working properly. Inspect the electrical system for any hazards. Look for loose wires, damaged outlets, or flickering lights. Test all power outlets with a tester or by plugging in a device. Check the fuse box or circuit breaker panel to ensure it is properly labelled and accessible. Ask about the age and condition of the plumbing and electrical systems. This information can provide insights into potential future maintenance needs.
Smoke Alarms and Carbon Monoxide Detectors: These are essential safety devices. Ensure that smoke alarms and carbon monoxide detectors are installed and functioning properly. Test them by pressing the test button. Check the expiration dates and replace batteries if necessary. Landlords in New Zealand are legally required to install and maintain working smoke alarms. Determine the location of fire extinguishers and fire blankets, if provided. Ask for instructions on how to use them.
Documenting and Reporting Issues
Documenting any issues you find is extremely important. Don’t rely on memory alone, or just pointing something out to the landlord or property manager. Here’s how to do it effectively:
Take Photos and Videos: Capture clear and detailed images or videos of any damage, defects, or areas of concern. Make sure the lighting is adequate and the focus is sharp. Take multiple shots from different angles to provide a comprehensive record. Use a measuring tape or ruler to indicate the size of cracks or damage. Photos and videos can serve as irrefutable evidence when discussing repairs or bond refunds.
Create a Detailed Written Record: Write a detailed description of each issue, including its location, severity, and any potential causes. Be specific and objective in your descriptions. For example, instead of saying “the wall is dirty,” say “there is a large stain on the wall in the living room, near the window, measuring approximately 30cm by 30cm.” Include the date and time of the inspection, as well as the names of anyone who was present. Maintain a copy of the written record for your own reference.
Report Issues to the Landlord or Property Manager: Immediately report any issues you find to the landlord or property manager in writing. Provide a copy of your written record and any photos or videos you have taken. Request confirmation that they have received your report and a timeline for addressing the issues. Retain copies of all communication with the landlord or property manager. Follow up on your report to ensure that the issues are being addressed in a timely manner. You can also request an acknowledgement that the report has been received by the landlord, especially if you hand them a physical copy of the inspection report.
Complete an Entry Condition Report: The landlord should provide you with an entry condition report, which is a legal document that records the condition of the property at the start of your tenancy. Review the report carefully and compare it to your own findings. Make any necessary amendments and return a signed copy to the landlord within the specified timeframe (usually within a few days of receiving it). Keep a copy of the signed and amended report for your records. In New Zealand, the Residential Tenancies Act provides guidance on this process. This is the number one thing to do.
Negotiating Repairs and Rent Adjustments
Identifying issues during the inspection gives you leverage to negotiate before signing the tenancy agreement. Here’s how to approach the negotiation:
Prioritize Issues: Not all issues are created equal. Identify the most critical problems that need to be addressed, such as safety hazards, structural damage, or malfunctioning appliances. Focus your negotiation on these key issues. Be realistic about what you can reasonably expect the landlord to fix or address. Minor cosmetic issues may be less negotiable. It also protects the landlord from feeling micro-managed, and they may be more inclined to consider some changes.
Request Repairs or Replacements: Clearly communicate your expectations to the landlord. Request specific repairs or replacements to address the identified issues. Provide a timeline for completion and request regular updates on the progress. Be prepared to compromise if necessary, but stand firm on essential safety and habitability requirements.
Negotiate Rent Adjustments: If the property has significant issues that affect its value or your enjoyment of it, consider negotiating a rent reduction. Research comparable properties in the area to determine a fair rental rate. Present your findings to the landlord and explain how the issues justify a lower rent. Be prepared to walk away if the landlord is unwilling to negotiate reasonable terms.
Document Agreements: Any agreements you reach with the landlord must be documented in writing. Include details of the repairs, replacements, or rent adjustments that have been agreed upon. Ensure that both you and the landlord sign and date the agreement. Keep a copy of the agreement for your records. This written agreement will provide protection in case of future disputes. Attach the agreement to the entry condition report so that it can be referenced easily.
Consider a Conditional Agreement: If the landlord is unable to complete all repairs before you move in, consider a conditional tenancy agreement. This agreement specifies that the tenancy is contingent upon the completion of certain repairs or improvements within a specified timeframe. If the landlord fails to meet the conditions, you may have the right to terminate the tenancy without penalty.
Understanding Your Rights as a Tenant in New Zealand
Knowing your rights as a tenant in New Zealand is crucial for a positive renting experience. Here are some key points to keep in mind:
The Residential Tenancies Act (RTA): The RTA outlines the rights and responsibilities of both landlords and tenants in New Zealand. It covers topics such as rent payments, bond refunds, repairs, privacy, and termination of tenancies. Familiarize yourself with the RTA to ensure that your rights are protected. The RTA is avaliable at the New Zealand Legislation website.
Bond Requirements: Landlords in New Zealand can require a bond, which is essentially a security deposit to cover any damage or unpaid rent. The maximum bond amount is typically four weeks’ rent. The landlord must lodge the bond with Tenancy Services within 23 working days of receiving it. At the end of the tenancy, the bond will be refunded to you, provided that you have met all your obligations, such as paying rent and leaving the property in good condition (excepting fair wear and tear). When applying for your bond payment, also share the copy of the agreed repairs for the bond repayment to avoid potential issues.
Landlord’s Responsibilities: Landlords have specific responsibilities under the RTA. They must provide a safe and habitable property, maintain the property in good repair, and respect your privacy. If the landlord fails to meet these obligations, you have the right to take action, such as applying to the Tenancy Tribunal for a hearing.
Tenant’s Responsibilities: Tenants also have responsibilities under the RTA. You must pay rent on time, keep the property reasonably clean and tidy, and avoid causing damage. You must also inform the landlord of any necessary repairs. If you fail to meet these obligations, the landlord may have grounds to terminate the tenancy.
Dispute Resolution: If you have a dispute with your landlord, the first step is to try to resolve it through communication. If you are unable to reach an agreement, you can apply to the Tenancy Tribunal for a hearing. The Tenancy Tribunal is a specialist court that hears disputes between landlords and tenants. Their website provides information and resources about the process.
Final Walk-Through Before Moving In
Even after the initial inspection and negotiations, it’s wise to conduct a final walk-through just before you move in. This is your last chance to confirm that agreed-upon repairs have been completed and that the property is in the condition you expect.
Verify Repairs: Carefully check that all agreed-upon repairs have been carried out to a satisfactory standard. If any repairs are incomplete or poorly done, document the deficiencies and notify the landlord immediately. Do not accept the property until all repairs are completed to your satisfaction, or agree to a new timeline for completion.
Check Cleanliness: Ensure that the property has been thoroughly cleaned before you move in. Look for dust, dirt, and debris in all rooms, including bathrooms, kitchens, and bedrooms. If the property is not clean, request that the landlord arrange for professional cleaning before you move in your belongings.
Test All Appliances and Systems: Verify that all appliances and systems are working properly, including the stove, oven, refrigerator, dishwasher, heating, cooling, and plumbing. Run the taps and showers to check water pressure and drainage. Test all lights and power outlets. Ensure that the smoke alarms and carbon monoxide detectors are functioning correctly.
Document Any New Issues: If you discover any new issues during the final walk-through, document them with photos and a detailed written record. Notify the landlord immediately and request that they be addressed. Update the entry condition report to reflect the new issues. Keep a copy of the updated report for your records. The more evidence you have documented, the lesser the chance of bond repayment issues.
FAQ Section
What happens if the landlord refuses to fix something that is clearly broken? If the landlord refuses to address essential repairs that affect the habitability of the property, you can apply to the Tenancy Tribunal for a hearing. The Tribunal can order the landlord to carry out the repairs. Be sure to document all communication with the landlord and gather evidence to support your case.
How much notice does a landlord have to give before entering the property? Landlords must give you at least 24 hours’ notice before entering the property, unless it’s an emergency. The notice must specify the reason for the entry and the time it will take place. You have the right to refuse entry if the notice is not adequate or if the reason for entry is not legitimate.
Can I make changes to the property, such as painting or installing shelves? Generally, you need the landlord’s permission to make any changes to the property. It’s best to get any agreement to make changes in writing. If you make changes without permission, the landlord may require you to restore the property to its original condition at the end of the tenancy.
What is considered “fair wear and tear”? Fair wear and tear refers to the normal deterioration of the property due to reasonable use. It does not include damage caused by negligence or carelessness. Examples of fair wear and tear include fading paint, worn carpets, and minor scuffs on walls. It’s important to distinguish between fair wear and tear and actual damage when assessing bond refunds.
What should I do if I suspect my landlord is not following the law? If you believe your landlord is violating the Residential Tenancies Act, you can seek advice from organizations such as Tenancy Services or Community Law Centres. You can also apply to the Tenancy Tribunal for a hearing to resolve the issue.
References List
The Residential Tenancies Act 1986. Retrieved from New Zealand Legislation website.
Tenancy Services. (n.d.). Information for tenants. Retrieved from Tenancy Services website.
Real Estate Authority (REA). (n.d.). Advice for tenants. Retrieved from REA website.
Ministry of Health. (n.d.). Kitchen cleanliness. Retrieved from Ministry of Health website.
Don’t settle for a rental that doesn’t meet your needs and expectations. Armed with this checklist and a proactive approach, you can ensure a safe, comfortable, and enjoyable renting experience in New Zealand. Start your search today with confidence, knowing you’re equipped to make informed decisions and protect your rights as a tenant! Happy house hunting!
