In this episode, we discuss the latest monetary policy update from the Reserve Bank. Practically, nothing changed. The OCR stayed the same and the Large Scale Asset Purchasing Programme remains as does the Funding for Lending Programme. But, there was much to be gained from the Reserve Bank Governor's speech. He expects interest rates to continue falling – and is looking closely at banks to see whether there is a full 'pass through' of the Reserve Bank's programmes. If you have a topic that you'd like us to discuss, then send us a text. Our number is 5522. It would be great to hear from you. Or send Ed an email – [email protected]

In this episode, we detail the 5 Healthy Homes standards: draught stopping, insulation, heating, ventilation and drainage. We go through each, including the responsibilities that property investors and landlords have. These regulations come in officially from 1st July 2021. But, property investors don't have to comply until 90 days after they sign a new tenancy agreement. If you've got a topic that you'd like to hear about on the podcast, then send us a text. Our number is 5522. It would be great to hear from you. Or just send an email to [email protected]

In this episode, we discuss how property investors tend to decrease the amount of debt they hold against their portfolio over time.  Generally, property investors will have a lower LVR over time as their property portfolios increase in value and mortgages are paid off. This happens, often, unconciously. Though investors will tend to de-leverage for risk-mitigation purposes too.  If you've got a topic that you'd like us to talk about on the show, then send us a text. Our number if 5522. Or just send Ed an email. His email address is [email protected].

In this episode, we discuss RMA reform and what it means for property investors around New Zealand. We detail Labour's current plans for RMA reform, along with the three acts of parliament that are expected to replace the current legislation.  We go through the potential impacts on council organisations and who we expect to be happy and unhappy from the outcomes.  If you've got a topic that you'd like us to talk about on the show, then send us a text. Our number if 5522. Or just send Ed an email. His email address is [email protected].

In this episode, we discuss how ongoing lockdowns could impact Auckland's property market. This was recorded during the second part of the lockdown of the Valentine's Day Covid-19 cluster. We detail how ongoing lockdowns will impact the household savings rate, and the potential for fewer properties to come on to the market as Aucklanders improve the current quality of their properties.  If you've got a topic you'd like us to talk about on the show, then send us a text. Our number is 5522. Or send Ed an email at [email protected]

In this episode, we discuss whether the government might tax property investors more by changing the rules around interest deductibility for investment properties. We detail the UK precedent and go through the reasons why the UK has stopped property investors from claiming interest as a tax-deductible expense. We also detail how property investors would tend to react if such a policy came into force. If you've got a topic that you'd like us to talk about on the show, then send us a text. Our number if 5522. Or just send Ed an email. His email address is [email protected].

In this episode, we discuss our favourite tools, software and content for property investors that haven't been created on the Opes Partners website.  These include: Calculate.co.nz – an NZ calculator based website PocketSmith – an NZ personal finance and budgeting tool, and Kitt.io – a piece of software for property investors to self manage their portfolios Along with many, many more. If you've got a topic that you'd like us to talk about on the show, then send us a text. Our number if 5522. Or just send Ed an email. His email address is [email protected].

In this episode, we discuss our top 10 tools and pieces of software for property investors that are specifically available on the Opes Partners website. These include: Capital growth and yield maps for Auckland, Christchurch, Hamilton and Wellington The new property investment articles section, and The property investment webinar library Plus many more If you've got a topic that you'd like us to talk about on the show, then send us a text. Our number if 5522. Or just send Ed an email. His email address is [email protected].

In this episode, we discuss the most recent data released by the Real Estate Institute of New Zealand for January 2021 and talk through the key drivers of the property market right now. This includes an analysis of listings data and the long term structural decline in interest rates. We also cover how to read seasonally adjusted trends and data when looking through a property market report.  If you've got a topic that you'd like us to talk about on the show, then send us a text. Our number if 5522. Or just send Ed an email. His email address is [email protected].

In this episode, we answer 25 of the top questions asked at our most recent property investment webinar. This includes everything from how to use the equity in one property to purchase another, right through to whether Auckland is better than Hamilton.  Some questions even turn to cryptocurrencies, which is when we mentioned this episode from the NZ Tech Podcast. If you've got a topic that you'd like us to talk about on the show, then send us a text, our number is 5522. Or, just send Ed an email. His email address is [email protected].  

In this episode, we discuss whether you should invest in an apartment as your first step in property investment. This comes from a listener of the show who asks whether apartments are only for retiree-investors.  Ed shares his story of why his first investment property was an apartment, which moves into a discussion about who apartments tend to be right for and why. If you've got a question that you'd like us to answer on the show, then give us a text. Our number is 5522, it would be great to hear from you.

In this episode, we talk discuss whether you should get a relationship property agreement. This includes how to bring the subject up with your partner and the process for setting one up. Andrew also shares how he is personally structuring his assets so that some assets are included as relationship property, while others are separate.  If you've got a question that you'd like us to answer on the show, then give us a text. Our number is 5522, it would be great to hear from you.

In this episode, we talk about the three stages of life that property investors tend to go through. This comes from a recent article that Andrew penned for JUNO investing magazine, which has just hit the supermarket shelves. The three stages include planters, growers and harvesters. Throughout the show, we give details on what these stages are, who tends to be in each of them and then how to move from one to another. If you've got a question that you'd like us to answer on the show, then give us a text. Our number is 5522, it would be great to hear from you.

In this episode, we discuss which company's have the cheapest real estate fees if you are selling a property, whether that be an investment property or your own home.  We talk through some of the players in the market and show that in some cases, there is a $10k difference between what the most expensive and the most affordable real estate agents will charge. If you've got a question that you'd like us to answer on the show, then give us a text. Our number is 5522, it would be great to hear from you.

In this episode, we discuss how to rebuild your asset base after you go through a divorce or a separation.  Any divorce or separation comes with significant upheaval and emotions. So remember that expanding your portfolio while going through a separation may not be the right move for you. But, once the dust settles many Kiwis want to build back their asset base, and property can play a part in this. If you've got a question that you'd like us to answer on the show, then give us a text. Our number is 5522, it would be great to hear from you.

In this episode, we discuss 8 new changes that have just been introduced to the Residential Tenancies Act, including exactly what they mean for property investors.  These 8 changes include – that property investors can no longer end a tenancy agreement without a valid reason; that tenants can make minor changes to their properties and landlords can't say no, and the lines for getting it all wrong have also increased. If you've got a question that you'd like us to answer on the show, then give us a text. Our number is 5522, it would be great to hear from you. 

In this episode, we discuss whether main cities or small towns are better for property investors. Andrew and Ed go back and forth to offer three arguments each. Andrew argues that main cities have better security of tenancy and capital growth, along with more consistent capital growth. He also argues that main cities and small towns have comparable long term net yields (contrary to what many property investors think). Ed argues that small towns are cheaper, which make them easy to get started for first-time property investors who are light on equity. He also argues that small towns have higher gross yields and less competition with other property investors. This episode is based on our recent webinar. Click here to watch the replay of this property investment webinar.

In this episode, we discuss whether leasehold properties are good investment. We go through a few examples where properties are able to achieve a gross yield of over 16%. However, once the net yield and cashflow are calculated, we see that these types of properties give a subpar return, all things considered. If you've got a topic you'd like Ed and Andrew to talk about on the podcast, then send us a text. Our number is 5522, it would be great to hear from you.

In this episode, we discuss whether you can still get a loan from a bank if the property you're hoping to buy has unconsented works on it.  We also dive deep into defective titles, which frequently impact cross-lease properties. We discuss what a defective title is and how it gets that way, as well as how to fix it. Do you have a question you'd like us to talk about on the podcast? Send us a text. Our number is 5522. It would be great to hear from you.

In this episode, we discuss whether the Waikato District suburb of Pokeno is worth investing in. We detail the background of Pokeno – its rise, its fall, and its current upward trajectory.  We also go over the details of previous investments that Andrew has seen in the suburb, which is just south of the Auckland/Bombay Hills cut off. Finally, we wrap up the show by discussing our upcoming property investment webinar. This is where, Andrew and Ed will debate whether you should invest in main cities or small towns.

In this episode, we discuss who the top 7 property managers are within New Zealand. This is based on the property managers who we know, like and trust to do an awesome job with your property. These property managers include Auckland Property Management, Property Scouts, HouseSmart, Quinovic, Oaks Property Management, Glasshouse, Comprende and a bonus: Venture Property Management. Finally, we wrap up the show by discussing our upcoming property investment webinar. This is where, Andrew and Ed will debate whether you should invest in main cities or small towns. 

In this episode, we discuss Labour's 'foreign buyer ban,' which was originally introduced in 2018. The purpose was to stop foreigners from buying up NZ properties and pushing prices up.  We discuss the rules, along with who can buy and who can only buy properties that are specifically exempt. We also mention this tool which has been built by the New Zealand government, which you can use to assess whether and what sort of property you can buy in New Zealand.  Finally, we wrap up the show by talking about our upcoming property investment webinar. This is happening on Tuesday 16th of February from 7pm. Here, Andrew and Ed will debate whether you should invest in main cities or small towns.

In this episode, we discuss one of the largest property investment company collapses in New Zealand history. Blue Chip folded in 2018 owing property investors $85 million.  We detail what went wrong and what the industry has learned since then to ensure that property investors don't find themselves out of pocket in future. We also go on to mention our upcoming property investment webinar. This is happening on the 16th of February at 7pm, where we will debate: should you invest in main cities or small towns?

In this episode, we discuss how property investors now require 40% deposits if purchasing through BNZ and ASB. This episode was recorded just before the RBNZ released their new announcement about LVR changes. Since this episode was recorded, we know know that LVRs will be coming back at 30% from the 1st of March. These will then increase to 40% from the 1st of May. Throughout the show we also discuss which types of investors are likely to be most impacted by these changes.  Finally, we wrap up the show by discussing our upcoming property investment webinar. This is happening on Tuesday 16th of February from 7pm. Click the link above to register.

In this episode, we are joined for our final insurance-based episode by Simon Yarrell from Axico. Here, we discuss whether insurance companies will cover your investment properties against meth contamination. Some insurance companies will protect you in the event of contamination through your normal house insurance. But, importantly, not all will. This is important because the costs to fix a contaminated home can be $20-$40k depending on the damage. If you have an idea for a podcast episode, then we want to hear from you. Send us a text on 5522.

In this episode, we discuss what some property investors in New Zealand will say to the bank in order to get their lending approved.  Just to be clear, we do not endorse telling any lies or fibs of any kind to the bank. This is just to give you an idea of what some people will say in order to get their lending approved.  We also mention our upcoming property investment webinar, which is happening on the 16th February at 7pm, where Andrew and Ed will debate whether you should invest in main centres or small towns. 

In this episode, we discuss how parental leave impacts your property investment portfolio. We start with a discussion around mortgage serviceability and how living on a reduced income can impact what a bank is willing to lend you.  We then discuss how to get around the rules, and which banks are more willing to work with you at different parts of going on parental leave. Finally, on Tuesday February 16th at 7pm we are holding a property investment webinar to debate whether it's better to invest in main cities or small towns. Click the link above to register. 

In this episode, we discuss how to increase the rent on your investment properties the right way. We walk through the steps you legally need to take, for instance giving 60 days written notice to your tenants, with a start date. we also go through what happens if your tenant doesn't agree with how you've increased the rent and the process you need to go through to come to an arrangement. Finally, if you have a topic you'd like us to talk about on the podcast, then send us a text. Our number is 5522. It would be great to hear from you.

In this episode, we discuss a recent article published in Stuff where landlords have published a "Bad tenants" list, which falls in breach of the Privacy Act. These landlords have clearly been hurt by tenants in the past, which suggests that they've become too emotionally involved with their portfolios, and haven't been able to separate themselves from the business. You'll hear the key takeouts, along with the lessons for your own property investment portfolio. Got a topic that you'd like us to talk about on the podcast? Send us a text. Our number is 5522. It would be great to hear from you.

In this episode, Ed and Andrew are joined by Simon Yarrell from Axico to discuss how insurance works for townhouses and apartments.  We discuss how insurance is handled for townhouses, and particularly what happens if your townhouses don't have a body corporate. We also detail whether an insurance company would even insure a particular development or set of townhouses based on their configuration.  If you have a topic you'd like us to talk about on the show. Then get in touch. Send us a text. Our number is 5522.

In this episode, we are once again joined by Simon Yarrell from Axico to discuss how the insurance industry is changing in some parts of New Zealand.  Simon shares that insurance costs in Wellington, for instance, are up to 3x higher than in Christchurch, Wellington and Auckland. That adds additional costs for property investors, which has the potential to push rents higher.  We also mention the Property Academy Video course. This 19-lesson property investment video course teaches you the fundamentals of how to successfully invest in property in New Zealand. 

In this episode, we are joined by Simon Yarrell from Axico to discuss the insurance market in New Zealand. Here we go through the key types of insurance that property investors should get ... and a few that may not be as important.  The first type of insurance discussed is house insurance. Here, we discuss the changes that have occurred in the way that companies grant insurance and what they will insure, since the Canterbury earthquakes. We also discuss the quirks of landlords insurance and what to look out for in your policy documents.  We wrap up the show by discussing the Property Academy video course. This 19 lesson property investment video course teaches you the fundamentals of how to invest in property here in New Zealand.

In this episode, we discuss the mechanics of how non-bank lenders work. We go through who they are right for and how they can be a good fit for people with poor credit or who don't have the documentation available to be eligible for a loan from the main retail banks. Non-bank lenders are also often used for a short-transitionary period between the settlement of a property and refinancing away to one of the main banks. We also mention that we are looking to bring on financial advisers in Auckland, Christchurch and Wellington. Click the links to check out the job description.

In this episode, we discuss how to figure out what a property is worth ... and also how much attention you should be paying to the government valuation, which is routinely seen on property advertising.  We discuss that the best way to figure out what a property is worth is by requesting an e-value of avm report from either Core Logic of Valocity. Failing that, a combination of Homes.co.nz's stated value and recent sales should give a good indication.  We also mention that we are looking to bring on financial advisers in Auckland, Christchurch and Wellington. Click the links to check out the job description.

In this episode, we discuss whether Build to Rent is a good investment and whether we think it will take off in New Zealand. Build to Rent is a way of investing in real estate, which is currently being promoted by Du Val Partners.  Here, accredited investors – those with investment qualifications or a net worth of over $5 million – can buy a share in a large number of units.  We investigate the claims made in the investment memorandum and discuss how we think the investment mechanism stands-up as currently presented.  We also mention that we are looking to bring on financial advisers in Auckland, Christchurch and Wellington. Click the links to check out the job description.

In this episode, we discuss 7 things that we have changed our minds on throughout our careers and since starting this show. These include: That renovations are the only way to become a proper real estate investor That big cities go up in value faster than smaller towns, and   That stand-alone houses go up in value more quickly than townhouses We also mention that we are looking to bring on financial advisers in Auckland, Christchurch and Wellington. Click the links to check out the job description.

In this episode, we discuss 9 quick and dirty renovation projects you can use to increase the value of your investment and rental properties. These include simple tactics like using Bar Keeper's Friend, right through to doing a full-scale bathroom replacement.  We also go through which projects to do first if you are on a tight budget, while also considering whether some of the traditional wisdom from data providers, like Core Logic, really stacks up.  We also mention that we are looking to bring on financial advisers in Auckland, Christchurch and Wellington. Click the links to check out the job description.

In this episode, we discuss the Top 5 property accountants that we can hand-on-heart recommend to the investors we tend to work with. These include: Matthew Harris from Momentum Property Matthew Gilligan from Gilligan Rowe Peter Taylor from BDS Accountants Jane Jackman from Nexia Mark Withs from Withers Tsang We also mention that we are looking to bring on financial advisers in Auckland, Christchurch and Wellington. Click the links to check out the job description.

In this episode, we discuss how AfterPay, LayBuy and other short-term 'buy now, pay later' providers can impact your property investment and home-buying plans.  If the bank sees regular payments being made to these providers, they will decrease the amount of income that you have available to service a mortgage in their calculations. A $50 a week payment can mean that the amount you can borrow falls by up to $40,000.  We also mention that we are looking to bring on financial advisers in Auckland, Christchurch and Wellington. Click the links to check out the job description. 

In this episode, we discuss how to tell whether a property you currently own is a 'dud' property that you should move on from and sell ... or not.  Here, Andrew walks through some telltale signs ... as well as how people tend to walk into and acquire dud properties. Usually, this happens when investors turn their own home into a rental, acquire one through inheritance, or buy something down the road.  We wrap up the show by talking about the Property Academy Video Course. This 19-lesson property investment video course takes you through the fundamentals of how to invest in property. 

In this epiosde, we discuss KiwiBuild and the benefits of purchasing a KiwiBuild home through the ballot system. This is because first home buyers, in some cases, are purchasing their first homes up to $300,000 under value.  Throughout the show, we give an example from Ormiston in Auckland. Here, a first home buyer paid $650,000 for a property that is expected to be worth $950,000 at completion. First home buyers in these situations are then able to purchase an investment property using the equity within that home.  If you've got a topic you'd like us to speak about on the show, then send us a text. Our number is 5522. It would be great to hear from you. 

In this episode, we discuss how not to be emotional within property investment. We often say that you need to treat property investment as a business ... but that is sometimes easier said than done. That's why we run through tactics you can use to minimise those emotions, if they are getting in your way of growing your property investment portfolio even further.  If you have a topic you'd like us to discuss on the show, then send us a text. Our number is 5522. It would be great to hear from you. 

In this episode, we discuss the end game in property investment and house price growth. This includes playing clips from Jacinda Ardern's 7th December press conference, and several clips from the leader's debates.  We also talk about the rise in household income growth, which has been solidly above 4% for the last 12 years in New Zealand. This includes a massive 7%+ increase in incomes during 2018. This suggests that even if house price growth falls to the rate of income growth, house price inflation could be solid into the future.  We wrap up the show by asking for your help, to help us get to 100,000 downloads of the show per week. Right now, we are sitting just under 30,000 ... and with our 500th episode released we want to go further. As soon as we hit 100,000 downloads of the show per week we'll launch a national tour of the podcast. So please, rate, review and subscribe. 

In this episode, we discuss how to negotiate down your interest rate with the bank. This includes making sure that you are asking for a rate-discount, and how much to expect you could get off your rates. After the key tactics, we walk through how to make yourself look more attractive to a bank, to ensure that you're the sort of customer that a bank actively wants to attract.  If you've got an idea for a podcast episode, then give us a text. Our number is 5522. It would be great to hear from you. 

In this episode, we discuss serviceability ... which answers the question "do I have enough income to get my mortgage approved through my bank? We go through the minimum bank expenses that ANZ currently assumes that you pay each month, along with how that changes based on how many people you have within your household. This episode is based on a minimum income calculator, which we recently released. This allows you to put in details about your household composition and see the minimum income you'd be required to have in order to get your next investment property approved. 

In this episode, we discuss the latest property market data released from the Real Estate Insititute of New Zealand. Some of the key takeaways include that property prices rose by over 2% in the month of December ... and the number of homes sold in Auckland for the month was up 66% on 12 months prior. We also detail the top concerns that buyers have in the market right now, and how those have changed over the last 6 months ... as well as the key factors that are motivating investors.  We also talk about the Property Academy Video Course. This is a 19-lesson property investment video course that teaches you the fundamentals of how to invest successfully in New Zealand real estate. 

In this episode, we discuss how to be successful and win in Tender and Auction sales processes. This is the third part of our three-part series looking at each of the different sales processes we use in New Zealand, with how to be successful in each.  Here, we go through tactics you can use to pull on the human side of the person selling their property, such as writing handwritten letters ... or by offering a better deal, which you have the full intention to negotiate later.  But, we also want to know what tactics you use to win in each of the four sales processes. Perhaps you think we missed out a few crucial tactics. Send us a text to let us know. Our number is 5522.

In this episode, we discuss how to be successful In price by negotiations and deadline sales processes as a buyer. This includes a discussion of age-old negotiation techniques, such as crossing out prices, and whether these are still relevant in today's market.  If you're an investor looking for the right types of properties, then these techniques should help you have the confidence to negotiate and get a good deal. Don't forget to tune in to tomorrow's episode, where we will talk about how you can be successful in tenders and auctions.  If you have a topic you'd like us to discuss on the show, then give us a text. Our number is 5522.