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Investing in rental properties is a rewarding venture, but maintaining and enhancing these assets requires diligence and expertise.

At Tommy’s Property Management we understand the importance of property upkeep and the positive impact it has on rental returns and property value. In this article, the first in a three-part series, we’ll highlight two recent projects and stress the importance of legal compliance while ensuring top-notch workmanship as part of our exclusive “Tommy’s Transformations” service.

When undertaking property maintenance or renovations, it’s crucial to collaborate with local councils to determine if consents are required. Compliance with legislation not only ensures the safety and quality of the work but also protects property owners from potential legal issues.

At Tommy’s we handle all aspects of the process, including necessary approvals, so you can focus on the benefits rather than the red tape. Whether you need minor repairs or full-scale renovations, Tommy’s Transformations has the expertise to manage it all. Our services range from small repair jobs to complete property overhauls, ensuring your investment remains in optimal condition.

We charge a small management fee for our all-encompassing service, providing exceptional value by enhancing your assets and boosting rental incomes.

Retaining Wall

One of our recent projects involved constructing a retaining wall at 2 Winnipeg Way. The tenantlodged a work order, highlighting rain had caused mud to flow down the bank into their primary walkway, making access difficult. Our Maintenance team, visited the site and gathered photos and detailed information about the slip. With the owner’s approval, we sourced quotes from our partnered trades for a new retaining wall, specifying the use of durable 250 series blocks with capping for added strength and longevity. Within 48 hours of the quote being accepted, work began. Earth-moving equipment was brought on-site to clear the area and prepare the foundation.

The result was a 1.5-metre retaining wall built to handle the pressure of the soil and prevent future erosion. We also ensured proper drainage behind the wall to avoid water build-up, which can compromise a wall’s integrity over time.

Due to health and safety concerns, particularly the risk of children falling, we added a sturdy fence on top of the wall.
The entire project cost $22,000 and took just under three weeks from start to finish. The owners were extremely satisfied with the swift and efficient work. They remarked on the significant improvement in safety and aesthetic
appeal, which contributed to a potential increase in property value. This project not only stabilised the property but also enhanced its overall functionality and appearance, showcasing the high standards of Tommy’s and most importantly safety for our tenants.

Rotten Decking

Another recent project we have carried out was in the Wellington suburb of Island Bay. Our tenants alerted us to unsafe boards on their deck, prompting immediate action from our property management team. Within a few days a site inspection was scheduled, and it became clear the deck originally constructed with large wooden panels instead of standard decking timber, had significantly deteriorated.

These panels had aged and suffered water damage. We quickly arranged quotes for deck replacement to ensure safety. The quote was submitted and approved by the owner within 24 hours. Just five days later, the work started after the tenants and suppliers were advised of health and safety requirements to ensure a smooth process. On arrival the builder identified additional issues. Although the piles and bearers were sound, the joists closest to the hill were rotten once the membrane was removed and needed immediate replacement. And the ledger board was directly on concrete without the required 12mm gap for water runoff, as stipulated by New Zealand building standards. The quote was adjusted to include replacement of the compromised joists, and the owners approved the updated plan immediately.

To ensure longevity, we specified all fixings be stainless steel. The builders often worked into the evenings, to replace it as quickly as possible. Deck safety is paramount, especially in NZ’s variable climate, which can exacerbate wear and tear on outdoor structures. Using durable high-quality materials like stainless steel fixings can significantly extend the life of a deck, providing better long-term value. It also pays to always follow relevant laws and regulations, such as the Building Act 2004. Stay tuned for our next article, where we’ll explore another transformative project, demonstrating how Tommy’s Transformations can turn any property into a prime investment.