Recent repeated large earthquakes affecting Wellington were a good reminder to property investors to check their policies and to have a plan in place for upgrading their properties.
While we are fortunate to escape the devastation Christchurch suffered so far (partly due to a justifiably paranoid City Council), there was still a reasonable amount of building damage in the form of cracking in plaster, cracks in chimneys, leaking pipes around hot water cylinders, and other minor damage.
We recommend getting properties checked by a suitably qualified tradesperson should tenants report any damage as you will want to assess the seriousness of the issue correctly. Tenants are not necessarily a reliable source of information about property damage – we’ve had a number report cracking which were there prior to their tenancy, and others who want to move out of modern buildings which were not affected because of the ‘earthquake risk’. We wonder if they are leaving the planet too, because there are few places to go where earthquakes are not a reality.
Under the Residential Tenancies Act, tenants and landlords may give 3 days’ notice if a property is destroyed. Christchurch has redefined ‘destroyed’ as after the big quakes there tenants would move into a property more nervous tenants left, being grateful it was better than the place they just at.
Things to check when assessing buildings for quake damage: Cracking in concrete; in foundation, in chimneys, in pointing on roof, in any concrete walls or floors. In plaster: cracking, usually on joints, particularly around doors and windows. Also check ceilings. Leaks in pipes, particularly around hot water cylinders (the cylinder moves differently from adjoining building elements due to weight and inertia), and in pipes, especially waste pipes. Check windows for cracked glass. Check doors and windows are able to be opened and closed easily, they haven’t become stuck in the frame. One of our tenants reported the door frame was moving so much during the quake they couldn’t get the door open. It’s a good time to get hot water cylinders strapped, chimneys strapped or removed, and header tanks restrained, to avoid more damage next time. Yes, another, bigger quake can happen: You don’t need a long memory to remember Christchurch’s experience.
If you have a qualified tradesperson assess any damage, you can give more assurance to your tenants that they property is safe and fit for habitation. Do be quick about getting assessments done, it’s good to get any EQC claims in within a month of the event.
