What is Asbestos

Asbestos is a naturally occurring fibrous silicate material known for its strength and resistance to heat, fire, chemicals, and wear. However, it’s also a carcinogen, and when disturbed, its tiny fibres can become airborne and pose serious health risks. All forms of asbestos can be harmful to humans.

Proper management of asbestos is essential to protect the health of your household or tenants. If asbestos removal is needed, it is strongly recommended that qualified professionals handle and dispose of it safely.

Why asbestos is still a problem in New Zealand?

Although asbestos is banned in Aotearoa, it continues to pose risks. Previously used in products like brake linings, filters, and fireproof textiles, asbestos was also a common material in buildings constructed before January 2000.

As these buildings age and require repairs, renovations, or demolition, the risk of disturbing asbestos increases. This can release harmful fibres into the air, posing significant health hazards to workers and those living or working nearby.

Learn more about where you might find asbestos in your building or workplace here.

New Guidelines

In October 2024, WorkSafe NZ updated its guidelines regarding asbestos. There is a dominant opinion that buildings constructed before 2000 are likely to be at a higher risk of containing this hazardous material. While buildings built after 2000 may still have asbestos, the risk is considered to be significantly lower.

If your building is considered likely to have asbestos the guidelines direct that actions be taken to assess the issue and that appropriate steps be taken in response to the findings of the assessment.

“Unidentified or damaged asbestos material can create a health risk for workers and other people in the workplace” – WorkSafe New Zealand.

What Does This Mean for You

If your building was constructed before 2000, it’s recommended to hire a qualified asbestos contractor to identify any asbestos present and manage its removal if necessary.

• Asbestos surveyors are trained professionals who assess buildings for asbestos. They collect information, conduct visual inspections, take samples of suspected materials, and provide comprehensive reports on their findings.
• Asbestos removalists are specialists trained to safely remove and dispose of asbestos.
• Asbestos assessors ensure that the removal work meets the required standards by conducting quality checks.

If your building was constructed after January 2000, while an inspection is not mandatory, it is still advisable to conduct an asbestos check as a precaution.

Next Steps

1. Assessment: Your Strata manager will have been in touch with your Owners’ Committee to discuss engaging a suitable professional to conduct an assessment of your building.
2. Findings: If asbestos is found you may then decide to move forward by hiring a licensed asbestos removalist to ensure safe removal and disposal.
3. Develop an Asbestos Management Plan: You may also wish to create an asbestos identification and management plan to outline procedures for handling any identified asbestos in the future.

Learn more about Asbestos Guidelines here:

• Worksafe: Managing asbestos in your building or workplace – for PCBUs
• Tenancy Services: Landlords managing asbestos at the property
• Health & Safety at Work (Asbestos) Regulations 2016

If you have any questions or want to reach out to one of our body corporate experts email us at bc@stratatitle.co.nz or call us on 09 307 3721.

Stay Safe:

• Only return to properties or evacuated areas when it’s safe.
• Check buildings for structural damage and ensure gas, water, and electricity are functioning.
• Ensure appliances are in working order.
• Avoid starting flooded cars or using electronic equipment until inspected by a professional.

Preserve Property:

• Take steps to protect and store property for inspection before disposal.
• Document all damage with photos or videos, especially tide levels and water type (sewage or grey water).
• Email yourself a note of what happened and list damaged items.

Proof and Clean-Up:

• If disposing of stock or furniture, document the damage with notes and photos.
• Watch for mould, which can be harmful to health in hot and humid conditions.
• Keep records of expenses.

Be Patient:

• Loss adjusters may be delayed, so don’t worry about immediate responses.

If you want to find more advice from experts, check out National Emergency Management Agency’s website.

Getting Yourself Claim Ready

Know the Process:

• Understand the claims process and your responsibilities. If unsure, ask your broker or insurer for clarification.
• Check critical policy conditions, such as notification and claim presentation dates. Review your policy documents via Strata Connect or contact your insurer or broker if your paperwork is inaccessible.

Prove Your Claim:

• You must document and provide evidence for your claim.
• Ensure all documentation is accurate and detailed.

Communicate:

• Keep insurers and their experts informed of your progress.
• Claims may take time due to high volumes and access issues in affected areas.

Working with Your Broker and Loss Adjuster

Broker:

• Your broker can guide you through the claims process and connect you with an Independent Claims Consultant.

Loss Adjuster:

Loss adjusters are experts appointed by insurers to assess and manage claims. They help quantify the extent of the loss and ensure the claim is handled efficiently.

• Get agreement from the loss adjuster on significant costs and decisions.
• Communicate any issues with suppliers, schedules, or work, promptly to the loss adjuster and include them in problem-solving.

Tips to Maximise Your Claims Outcome

1. Document Continuously: Organise and collect information systematically as it becomes available to avoid missing crucial details later.
2. Photograph Damage: Capture detailed reports, drawings, and photos to clearly establish the nature and extent of loss and damage. Use videos or photos to document damaged property, plant, and equipment.
3. Conduct Detailed Stock Takes: Reconcile and document all damaged assets through thorough stock takes or equipment assessments.
4. Handle Damaged Property Carefully: Do not remove damaged property, plants, and equipment without the loss adjuster’s assessment unless necessary for safety or to prevent further damage. Store items temporarily if removal is required.
5. Prepare Loss Estimates: Document best and worst-case loss and cost estimates early to assist your insurer. Consider long-term impacts when estimating.
6. Provide Written Advice and Quotes: Ensure all advice and quotations are in writing. Retain damaged assets for assessment and obtain repair or reinstatement quotations promptly.
7. Document Conversations: Record conclusions and action points from meetings to avoid misunderstandings. Document all discussions thoroughly.
8. Support Costs with Documentation: Justify all costs with appropriate documentation such as purchase orders, invoices, and service contracts. Document business continuity decisions with emails or meeting minutes.
9. Track Claim-related Time: Record all time spent by company employees on claim activities, including details of work carried out. This includes overtime and work by temporary or casual staff.
10. Use Online Claim Processes: Utilise insurers’ online claim processes whenever possible for efficiency. Handwritten forms may cause processing delays amidst high claim volumes.

Implementing these tips can help streamline your claim process and maximise your outcome effectively. If you have any questions or want to reach out to one of our body corporate experts email us at bc@stratatitle.co.nz or call us on 09 307 3721.

Confused about recent discussions on changes to the Unit Titles Act 2010? We’re here to help. Here’s a concise breakdown of the Unit Titles (Strengthening Body Corporate Governance and Other Matters) Amendment Act 2022 and how it updates the original Unit Titles Act 2010.

The Unit Titles Act 2010 governs the ownership and management of multi-unit properties in New Zealand, such as apartments and townhouses. It provides a framework for creating, managing, and governing unit title developments, ensuring fair and efficient management while protecting stakeholders’ rights and responsibilities.

As of 9th May 2022, the Unit Titles (Strengthening Body Corporate Governance and Other Matters) Amendment Act 2022 has been in effect.

Why the change?

The amendment aims to enhance safeguards for unit title property owners and buyers. Most changes took effect in May 2022, with provisions for remote meeting attendance starting on 9th December 2022. Additional revisions were enacted on 9th May 2024.

Key Updates to the Unit Titles Act

• Wider Range of Information for Prospective Buyers: Ensuring buyers have comprehensive property and body corporate details.
• Strengthened Governance of a Body Corporate: Enhancing rules and structures for body corporate operations.
• Ensuring Adequate Planning for Maintenance: Requiring thorough and proactive long term maintenance plans.
• New Dispute Rules and Fees: Introducing updated rules and fees to better handle disputes.
• New Regulatory Powers to Improve Compliance: Enhancing authorities’ powers to enforce compliance and proper management.
• Raised Standards for Body Corporate Managers: Implementing higher standards for body corporate managers.

Want to jump to a section? Click on the links below:

• Information for Prospective Buyers
• Body Corporate Governance
• Long Term Maintenance Plan
• New Dispute Rules and Fees
• Utility Interest and Charges to Unit Owners
• New Regulatory Powers
• Body Corporate Managers

Prospective Buyers & Sellers

A wider range of information needs to be provided to prospective buyers, granting additional rights to buyers if these requirements are not met. This includes:

Pre-contract disclosure statement information

Before entering into a sales and purchase agreement, sellers must provide a wider range of information in the pre-contract disclosure statement. This includes:

• • *Financial Statements: Detailed financial information about the property.
  • *Long-Term Maintenance Plan (LTMP):
    • Information regarding past and ongoing maintenance.
    • The body corporate must provide the LTMP and next review date, any maintenance works to be carried out in the next three years must be identified and how upcoming works are to be funded must be disclosed.
  • *Any Earthquake-prone issues
  • Weather-tightness: Any weather-tightness issues (ongoing or previous remedies) must be disclosed.
    • Previously, vendors had to disclose whether the unit or common property had been the subject of a claim under the Weathertight Homes Resolution Services Act 2006. Many buildings with weather-tightness issues were not subject to such claims, leading to potentially misleading or insufficient information for purchasers.
  • Body Corporate Meeting Notices and Minutes: Notice (also known as Agenda) and Minutes from general meetings for the previous 3 years.
  • Significant defects: It is compulsory to disclose if the property has any significant defects.
  • *Body Corporate Manager: Name and details.
  • *Remediation Reports: Any remediation reports received by the Body Corporate in the preceding three years.
  • Insurance: Details of insurance including the insurer’s name and contact details, type and amount of cover, annual insurance premium, the excess payable for any claim, specific exclusions from cover and information on where and how to view the insurance policy. This would previously have been given to a purchaser at the Pre-Settlement Disclosure stage.
  • Court or Tribunal Proceedings: Disclosure of any proceedings the body corporate is involved in, including details of the proceedings.
    • Previously, some of this information was required in the Pre-Settlement Disclosure Statement. Which did not help purchasers to make an informed decision to purchase, as a contract to purchase had already been entered into.
  • *Off-the-plan units: A summary of the draft financial budget and estimated ownership interests (based on sale value and proposed utility interest) must be provided.

*This is a new requirement.

Pre-settlement disclosure statement

Once the sale and purchase agreement are in place, sellers must provide a pre-settlement disclosure statement at least 5 working days before settlement, including crucial details to ensure transparency and informed decision-making.

Ability to Cancel an Agreement or Delay Settlement

Previously, purchasers could only cancel the agreement if the Disclosure Statement was not provided within the required timeframe. Now buyers can delay settlement or cancel the sale and purchase agreement under specific conditions related to the pre-contract and pre-settlement disclosure statements:

• Late, Incomplete, or Inaccurate Disclosure: If the disclosure is late, not provided, incomplete, or inaccurate, the buyer may take action.
• Statutory Consequences: There are now statutory consequences for failing to provide a complete and accurate disclosure statement.
• Notice to Delay Settlement: If the seller fails to provide a complete and accurate pre-settlement disclosure statement at least 5 working days before settlement, the buyer can delay settlement until 5 working days after receiving the corrected statement.
• Notice Requirement for Cancellation: To cancel the sale, the buyer must notify the seller of their intent, allowing the seller to rectify any issues. If the seller promptly provides an amended and accurate statement, the buyer cannot cancel the agreement under this provision.

These provisions ensure buyers are adequately informed and protected, promoting transparency and fair dealings.

Body Corporate Owners

Governance of bodies corporate

• Remote Attendance and Electronic Voting: Owners and committee members can attend meetings in person or remotely and vote electronically.
• Information Responsibilities: Committees must have meeting agendas, maintain records, and distribute minutes within one month.
• Code of Conduct: Members must act honestly, fairly, and comply with relevant laws.
• Conflicts of Interest: Members must disclose personal interests, and conflicts must be managed transparently.
• Service Contracts and Signage Agreements: Contracts signed by the developer of a body corporate at the completion of the development are limited to 24 months post-control period unless specific protections are included.

Remote Attendance at meetings and electronic voting

Unit owners and committee members can now attend meetings in person or remotely via audio or video link. Electronic voting options are available:

• Electronic Voting: Owners can vote electronically before a meeting via online forms or by emailing postal voting forms.
• Proxy/Remote Attendance: Owners can appoint a proxy to attend remotely and vote on their behalf, enhancing participation in governance.

Information responsibilities of body corporate committees

• Meeting Agenda and Records: Committees must create agendas, maintain written records, record decisions, and report back to the body corporate. Decisions are made by a voting majority.
• Meeting Minutes Distribution: Committees must make meeting minutes available to all unit owners within one month, either electronically or as a physical copy upon request, ensuring transparency and accountability.

Code of Conduct for Body Corporate Committee members

Committee members must adhere to a code of conduct, requiring them to:

• Act honestly and fairly in all dealings.
• Comply with the Unit Titles Act, Regulations, and other relevant legislation.

Conflicts of interest

Committee members must disclose any personal interests in matters before the committee, such as receiving any financial benefit from a decision made by the committee.

• Register of Interests: The committee must maintain a register of these interests, accessible to committee members and unit owners, ensuring transparency.
• Handling Conflicts of Interest: Members with conflicts cannot vote or participate in related decisions but count towards the meeting’s quorum. Failure to disclose an interest requires committee notification but does not invalidate decisions.

Ensuring adequate planning for maintenance

Previous Requirements:

• A body corporate needed a LTMP covering at least 10 years, with a review every 3 years.

New Requirements for Large Developments:

• Large unit title developments (10 or more principal units) must now establish a LTMP covering 30 years from the plan’s commencement or last review.
• A large unit title development’s long-term maintenance plan must provide a high-level indication of the expected cost of maintenance and replacement of the items covered by the plan in respect of years 11 to 30.
• Reviews must occur every 3 years and promptly upon awareness of any significant impact on the plan.

Purpose of the LTMP:

• Summarises the condition of common property.
• Identifies future maintenance needs and estimates associated costs.
• Supports the creation and management of long-term maintenance funds.
• Guides unit owners in levying for maintenance costs.
• Provide ongoing guidance to the body corporate to assist the body corporate in making annual maintenance decisions.

These requirements ensure proactive maintenance planning and financial management for the upkeep of unit title developments.

Resolving disputes

Tenancy Tribunal for Unit Title Disputes

Dispute Threshold and Application Costs:

• Increased Threshold: Disputes relating to unit title properties involving amounts less than $100,000 can now be mediated or adjudicated at the Tenancy Tribunal. Up from $50,000 previously.
• Application Fees: Costs for applying to the Tenancy Tribunal have been reduced:
  • $250 for mediation.
  • $500 total for disputes requiring adjudication (a hearing). If initially paid $250 for mediation, an additional $250 is required if the dispute proceeds to adjudication.
• Maximum Fee: The maximum total fee payable for any dispute is $500.

Who Can Apply to the Tribunal

Applications can be made by or against:

• Unit owners
• Unit occupiers (tenants)
• Body corporates
• Body corporate managers
• Parties to signage agreements

Court Jurisdiction for Unit Title Disputes

• District Court Jurisdiction:
  • Handles disputes related to the application of insurance monies up to $50,000.
  • Handles other disputes ranging between $100,000 and $350,000.
  • Does not handle disputes about land title.
• High Court Jurisdiction:
  • Handles disputes related to land title.
  • Handles disputes related to the application of insurance monies over $50,000.
  • Handles any other disputes exceeding $350,000 in value.

These jurisdictions ensure that unit title disputes are heard at the appropriate level of court based on the nature and financial scope of the dispute involved.

Utility interest and charges to unit owners

Utility Interests in Unit Title Developments

Developers assign utility interests to each principal and accessory unit in unit title developments, determining each unit’s share of body corporate levies.

• Nature of Utility Interests: These can be aligned with ownership interests or calculated separately.
• Single or Multiple Utility Interests: Developers can assign a single utility interest or multiple interests specific to certain services or amenities. For example, amenities like lifts may have utility interests assigned only to benefiting units.
• Reassessment by Body Corporate: Through a special resolution, the body corporate can reassess utility interests, potentially assigning new single or multiple utility interests based on evolving needs or usage patterns.

These provisions ensure flexibility in managing and allocating utility costs among unit owners, reflecting the diverse needs and amenities within the development, to improve compliance.

Charging for Metered Services in Unit Title Developments

A body corporate can install meters and levy charges on unit owners for amenities or services provided to both principal and accessory units within the development.

• Types of Units Covered:
  • Principal Units: Includes apartments, townhouses, units, shops, commercial and industrial units.
  • Accessory Units: Includes carparks, garages, or storage spaces.
• Example Application:
  • The body corporate can install meters on accessory units to charge unit owners for supplying electricity, such as for charging electric vehicles.

This provision ensures fair and transparent billing for specific services or amenities used by individual units, accommodating evolving needs and technological advancements in unit title management.

New regulatory powers

New Monitoring Function and Enforcement Measures

The Ministry of Business, Innovation and Employment (MBIE) has been empowered with six new enforcement measures under the Unit Titles Act:

• Proactive Compliance Monitoring: MBIE can now monitor and assess compliance by bodies corporate and body corporate managers proactively, rather than solely reacting to complaints.
• Enforcement Actions: If a body corporate or unit owner breaches their obligations, the affected party may initiate action through the Tenancy Tribunal or courts.
• Document Requests: MBIE can request documents necessary to fulfil its functions under the Act. These documents must be provided within 10 working days of the request. MBIE may inspect, record, or make copies of these documents as needed.

These measures enhance regulatory oversight and ensure compliance to safeguard unit owners’ interests and promote effective management of unit title developments.

Power of entry

MBIE can enter and inspect a unit title development:

• With the consent of the body corporate or unit occupant (for the principal or accessory unit) to investigate whether a breach has occurred.
• When authorised by an order of the Tenancy Tribunal and with written notice given. If MBIE has reasonable grounds to believe there has been a breach, and the inspection is reasonably necessary, MBIE must provide 24 hours’ written notice.

The power of inspection includes the ability to take photographs, video recordings, or samples to test. The body corporate must give MBIE reasonable assistance to enable access and allow them to carry out the inspection, with an authorised person from the body corporate present.

Improvement Notices under the Unit Titles Act

MBIE can issue an ‘improvement notice’ for breaches or anticipated breaches of the Act or its regulations:

• Issuance: MBIE may issue an improvement notice if it identifies a breach or likely breach of the Unit Titles Act or regulations.
• Challenging the Notice: The recipient has the right to challenge it in the Tribunal within 28 days of issuance.
• Withdrawal: MBIE can withdraw an improvement notice if circumstances warrant it.
• Penalties for Non-Compliance: Failure to comply with an improvement notice can result in penalties imposed by MBIE.

These measures ensure regulatory compliance and accountability within unit title developments.

Pecuniary Penalties under the Unit Titles Act

The Tenancy Tribunal can impose pecuniary (financial) penalties on a body corporate or body corporate manager if MBIE successfully applies to the Tribunal for non-compliance:

• Conditions: The breach must be intentional and without a reasonable excuse. Pecuniary penalties are monetary fines and do not result in a criminal record.
• Determining the Penalty: The Tribunal decides the amount based on the severity of the breach, up to the maximum amounts specified by law (between $1,500 and $5,000).
• Limitation on Liability: A body corporate or body corporate manager cannot be liable for more than one pecuniary penalty for the same conduct.

These penalties serve as deterrents and ensure compliance with the Unit Titles Act, upholding standards of governance and management within unit title developments.

Body Corporate Managers

The Amendment Act introduces new provisions for body corporate managers.

• Code of Conduct: The Amendment Act mandates a new code of conduct, requiring body corporate managers to meet specified ethical and professional standards.
• Engagement Requirements: Large unit title developments (10 or more principal units) must engage a body corporate manager unless opted out by special resolution.
• Regulatory Compliance: The Regulator may request necessary information from body corporates or managers for monitoring and investigating compliance with the Unit Titles Act.
• Manager’s Role and Contract Terms: The Amendment Act defines the role of a body corporate manager and outlines contractual terms, including duties, reporting requirements, compliance with the code of conduct, conflict management, and independent operation for each body corporate engaged.

These measures promote accountability and professionalism in managing unit title developments, ensuring compliance with legal standards and protecting stakeholders’ interests.

Need More Clarity? We Are Here to Help.

Navigating the changes to the Unit Titles Act can be complex. For a deeper understanding, or if you have any questions, don’t hesitate to reach out to Strata’s experts on 09 307 3721 or email bc@stratatitle.co.nz

Smoke alarms are now compulsory in rental properties, and they can save lives. If you’re a landlord, you’ll need to make sure you’re meeting the requirements.

Due to changes to the Residential Tenancies Act, every rental property in New Zealand must have smoke alarms fitted by July 1, 2016. Landlords need to make sure a working smoke alarm of the right type is in place, and tenants must replace batteries and notify landlords of defects.

If you have a residential rental covered by the Residential Tenancy Act, you need to know about these requirements.

What are your responsibilities?

• The landlord is responsible for making sure the correct smoke alarms are in place and in working order at the beginning of every new tenancy.
• It’s against the law for landlords to fail to comply with smoke alarm obligations. The maximum penalty for this offence is $4000.
• The tenant is responsible for replacing batteries (if required) during their tenancy.
• It’s against the law for tenants to damage, disconnect or remove a smoke alarm. That includes removing the batteries (unless it’s to immediately replace expired batteries). The maximum fine for this offence is $3000.

How many smoke alarms are required?

• There must be at least one working smoke alarm within three metres of each bedroom door (including any room a person might reasonably sleep in).
• In a self-contained caravan, sleep out or similar there must be at least one working smoke alarm.
• In multi-storey units there must be one smoke alarm on each level within the household unit, even if no-one sleeps there.
• If you want to go beyond the minimum legal requirements, the New Zealand Fire Service recommends having a smoke alarm in every bedroom, living area and hallway.

What kind of smoke alarms are needed?

• Long-life photoelectric smoke alarms are now required where there are no existing alarms. These are safer and more cost-effective over time, because the battery life is at least eight years.
• You don’t need to immediately replace working smoke alarms. But when existing smoke alarms expire or need replacing, the replacements must be long-life photoelectric smoke alarms.
• Hard wired smoke alarms are also acceptable.

Installing smoke alarms

• All smoke alarms must be replaced in accordance with the manufacturer’s recommended replacement date stated on the alarm.
• All new and replacement smoke alarms in rental properties must be installed according to placement requirements provided in the manufacturer’s instructions. The illustrations shown here from New Zealand Standard 4514 provide a simple guide on where to place alarms. You can also find helpful information on the NZ Fire Service’s website.
• When smoke alarms are installed or replaced, you should ensure the alarms you purchase comply with the manufacturing standard: Australian Standard AS3786:1993; or equivalent international standard: UL217 (USA), ULCS531 (Canada), BS5446: Part 1 (United Kingdom), BS EN 14604 (United Kingdom) or ISO12239 (International). This should be displayed prominently on the packaging.

Find out more about the regulations and law changes on the Ministry of Business, Innovation and Employment website.

Note: These regulations don’t override any additional compliance requirements for smoke alarms in other legislation (e.g: multi-unit residential complexes, student accommodation or boarding houses).

This article is based on information from the Ministry of Business Innovation and Employment, released in June 2016. Strata takes no responsibility for the accuracy of the information or for any consequences of any actions taken by the readers of this article.