New Zealand’s Healthy Homes standards do a great job of protecting people and property, but we’ve found that for many of the landlords we work with, they can feel impenetrable and overwhelming. In this article, we take a closer look at Healthy Homes: Why do we have the standards, what do they cover, and what are your responsibilities as a landlord?
We’ve avoided getting too deep into the legislation, but if you’d like to know more, the Tenancy Services website has a fantastic section on Healthy Homes. You’re also welcome to get in touch with us if you have any questions.
Why do rental properties have to meet the Healthy Homes standards?
New Zealand’s Healthy Homes standards set out to do two things: protect people and protect property. Historically, New Zealand’s rental stock has been colder, damper and in poorer condition than owner-occupied properties, leading to poor health outcomes for renters, and higher maintenance costs for investors. Warm, dry homes lead to happier, healthier tenants and better investments.
Protecting people
Living in a cold, damp, or mouldy home can cause respiratory illnesses, and make other health conditions worse. Ensuring that every rental property is warm, dry, and less likely to develop mould improves health outcomes across the population, and means renters aren’t put at risk because of their living conditions.
Protecting your investment
Left unchecked, mould and mildew can quickly turn to rot, increasing maintenance requirements and damaging your property. A dry and properly ventilated home requires much less long-term maintenance, helping to protect your asset and potentially lower your maintenance costs.
What are the Healthy Homes standards?
The Healthy Homes standards are split into five sections: insulation, heating, ventilation, moisture and drainage, and draught-stopping.
While it’s the landlord’s responsibility to make sure their property meets these standards, don’t panic: as property managers, it’s our job to make sure you understand the legislation and provide any guidance you need.
Insulation
Ceiling and underfloor insulation is compulsory in all rental homes, and needs to meet a certain R-value (a measure of how well the insulation stops heat escaping). This means that just having ‘some’ insulation in place might not be enough; if the insulation’s R-value is too low, or if the insulation isn’t thick enough, you may need a top-up to comply with the standard.
Heating
Every rental home must have a heater in the main living space, with enough capacity to heat the room properly. The type or size of heater you need depends on the size of the living area; bigger spaces will need a more powerful heater, or multiple heaters.
It’s also useful to know that not every type of heater is acceptable; for example, open fires generally don’t meet the heating standard under the current legislation.
Ventilation
Every habitable room in the property needs to have a door or window that opens to the outside and can be fixed in an open position, and kitchens and bathrooms need an extractor fan to remove moisture. This makes sure the home has enough airflow, reducing the likelihood of damp and mould.
Moisture ingress and drainage
Every property needs appropriate drainage for stormwater, surface water, and groundwater. If the property has an enclosed subfloor space, there must be a ground moisture barrier.
Draught stopping
Rental properties must be free of unreasonable gaps or holes that cause a noticeable draught, whether this is a hole in the ceiling or a gap under a window. Keeping a home free of draughts is a simple way to keep heat in, and keep the home warm and dry.
Can my property get an exemption from the Healthy Homes requirements?
Limited exemptions are available, and they’re generally applied on a case-by-case basis – there are too many specific examples to list here! If you think your home might need an exemption, have a chat to your property manager. We know the legislation well, and can give you practical advice on whether you’re likely to be eligible for an exemption.
Final thoughts
The Healthy Homes standards are great for both tenants and landlords, but are a complex set of legislation that can take a bit of time to get your head around. If you’re not sure if your property meets the requirements, or if you believe you may qualify for an exemption, have a chat with our team. You won’t be alone: according to the most recent Landlords’ Pulse survey, regulatory compliance is the most common reason that property investors use a property manager instead of self-managing their rental property.