TelferYoung (Northland) Limited

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Northland Newsletter - April 2009

15 April 2009

Welcome to our first newsletter for 2009. In this issue we have a commentary on the local Whangarei residential market, the amendments to the Building Act 2009, and an introduction to our new staff member.

Questionnaire To Real Estate Agents

An essential part of the valuation process especially under the challenging economic environment involves communicating with real estate agents in regards to current market conditions, and feedback they receive from vendors and potential purchasers in the market place. 

We have recently spoken with a number of real estate agents from different firms throughout Whangarei and have asked some questions relating to the current state of the residential property market.  The general consensus is that the market enquiry over the past 4-6 week period has ‘picked up' and they are finding there are more genuine buyers currently in the market place compared with the last quarter of 2008.  They believe this is due to the fact that purchasers and vendors are more aware of current market conditions and have adjusted to new price levels.  The general feeling is that the market has ‘bottomed out' or is close to its lowest level.  There are however still some vendors who have retained asking prices at or near levels to when the market is generally thought to have peaked in late 2007. 

The type of properties currently in demand at present is residential dwellings close to the city centre, and residential investment properties.  They indicate there are a number of people downgrading and moving closer to town.  The agents are reporting the most popular price bracket selling at the moment is in the $260,000-$310,000 value levels.  They have also noticed that buyers are becoming more selective in the higher price bracket.  Real estate agents' general expectations are that property prices will now consolidate and the current market conditions may well be around for the next 12-24 month period. 

Overall they are reporting more activity and positive signs in the current market place, with the exception that there are still some offers being made at substantially below current asking prices where people are looking for bargains. 

The Building Act 2004 & The Home Handyman

In October 2008, amendments to the Building Act 2004 came into force.  Certain works are now exempt from the requirement for a building consent.  That should make life a lot easier for the home handyman and do-it-yourself enthusiasts. 

Four pages of detail under Schedule 1 of the act contain all the information however the following gives a ‘broad brush' guide to some of the works now no longer requiring a building consent. 

• Any lawful repair or maintenance using comparable materials, or replacement with a comparable component, carried out in accordance with any relevant act.  (Excluding repair work caused by failure to comply with the external moisture requirements in the building code or the repair of replacement of any water storage heater connected with a solid floor heater);
• Minor alterations to drains for a dwelling.  (By way of an example shifting a gully trap) so long as the work does not include new connections to a service provided by a network utility operator and so long as the work is carried out in accordance with any relevant act.  These works include alterations to existing sanitary plumbing. (By way of example the replacing of a bath/shower or moving a toilet);
• The installation or removal of a window or exterior doorway so long as the structural stability or durability is not reduced.  The alteration to an entrance or internal doorway of the dwelling to improve access for persons with disabilities so long as structural stability is not reduced;
• Construction or alteration of any retaining wall that retains not more than 1.5 metres height above ground and does not support any additional load other than that of the ground (For example the loading of vehicles on a road, or parking area);
• The construction or removal of an internal wall of any existing building so long as structural stability is not reduced and the means of escape from a fire in the building is not detrimentally affected.  Such works include any walls not made of material such as brick, concrete or stone;
• The construction or alteration of any wall except a retaining wall or internal wall, or fence (excluding those relevant to the swimming pool act) or hoarding.  In each case the height not exceeding two metres above the ground;
• The construction or alteration of any dam that is not a large dam;
• The construction or alteration of any platform, bridge or similar on which it is not possible for a person to fall more than one metre given a collapse of the structure;
• Building work in connection with any detached building, for example a building that does not exceed one storey, does not exceed 10 m² in floor area and does not contain sanitary facilities or facilities for the storage of potable water (but may contain sleeping accommodation without cooking facilities).  The associated building is to be no closer to any residential accommodation than its own height;
• Building work in connection with closing in of an existing verandah, patio or the like so as to provide an enclosed porch, conservatory or the like with a floor area not exceeding 5 m²;
• The construction, alteration or removal of any fabric, glass or metal awning on any building that is on the ground floor or first floor level and does exceed 15 m²;
• The construction, alteration or removal of a pergola;
• The construction, alteration or removal of a porch or verandah on any building where the porch or verandah is on the ground or first floor level, is over a deck or a patio, and does not exceed 15 m² in size;
• The erection of any tent or marquee that has a floor area not exceeding 50 m² if that tent or marquee is to be used for public assemble for a period of not more than one month;
• The erection of any tent or marquee that has a floor area not exceeding 100 m² if the tent or marquee is to be used for private purposes for a period not more than one month.

In all the above cases, relevant building codes and/or acts must be complied with.  The foregoing is a brief summary only of the amendments; full details are shown in the first schedule of the 2004 Building Act amendment.

The next newsletter will outline the Building Warrant of Fitness process.

TelferYoung (Northland) Ltd welcomes Daniel Hawkins to their team

Daniel completed his BBS degree at Massey University, Palmerston North in 2008.  After working during his university holidays at TY Northland, he became a permanent staff member in January 2009.  Daniel is working in the residential and commercial sectors while working towards registration.  He has grown up locally and interests include hunting and fishing as well as a vast number of other sports and outdoor activities. 

Back issues of the newsletter can be obtained from TelferYoung (Northland) Ltd
17 Hatea Drive,
PO Box 1093,
Whangarei,
New Zealand.
Telephone : 09 438 9599,
Facsimile : 09 438 6662
www.telferyoung.com
email: telferyoung@northland.telferyoung.com

+ Alistair Nicholls + Steve Baker + Mike Nyssen + Grant Algie + Julian Rattray + Nigel Kenny + Mark Aslin + Craig Russell + John Hudson + Aaron Hunt + Martyn Cottle