So after 3 and a half years, we have to wait another six months for another working group to start from scratch to evaluate light rail. It doesn't even sound like Dominion Rd is a definite as they've now mentioned Sandringham Rd. So absolutely nothing has been decided.
This project was originally sold to us as a much needed rail connection to the Auckland International Airpor. But it definitely won't be connecting to the airport anytime soon. (if ever).
So what's it all about?
Don't we ever learn?
Doesn't anyone remember the vanity project that was the viaduct light rail?
Developers thought it would be hoot to get rate payers to fund this vanity project to give their condo development a bit of a boho look. This vanity project has served its purpose and, despite all the big talk of extending it down Quay street to the Britomart transport hub, has been moth balled.
Now again there is talk of developers cashing in. With plans for multi-level condiminiums down the length of Dominion Road.
Of course these developers want a light rail, tramway, or whatever you want to call it down the length of Domininiou Road. Don't matter if, like the viaduct tramway, it doesn't actually connect to anything, because the tax and ratepayes will be footing the bill. But it will look flash. (for a while anyway).
Talk is, the construction will drive all the small businesses retailers down Dominion Road to the wall, and the developers will be able to buy up all these properties in a fire sale.
And the character of Dominion Road will be changed forever.
I feel I want to throw up.
I mean really, haven't we had enough of corpoarate welfare in this country?
Meanwhile Puhinui Road and the South Western Motorway is crying out for relief from traffic congestion to the airport. Let's get all those cars off the road The corridor is there. The need is there. Mike Lee saw the wisdom of it. The main trunk rail line is ritht there. What could be simpler. Even that old dinosaur Winston Peters with his populist air to the ground knew he could make political capital over the light rail vanity project down Dominion Road. The light rail project down Dominion Road, (or possibly down Sandringham Road) benefits no one except very limited special interest groups. It won't benifit workers who want to commute to their airport or nearby support workplaces, who currently find themselves in near grid lock traffic jams every working ding dong day.
It doesn't benefit arriving and departing air travelers from who want to get into and out of the city centre with as least hassle and time, and with a certaintly of timely arrival.
It doesn't benefit local businesses and residents.
Let's hope this disorganised dog's breakfast gets so tangled up in its own hubris that it never actually leaves the drawing board or the fevered imaginations of the condo builders.
So from today the minimum wage increases from $18.90 to $20 which will help some people. (I still think it would have been better to give everyone an extra $40 in the hand by changing the tax brackets so less tax is deducted). The tax brackets have not been adjusted since 2009? and both Nats and Lab have never adjusted for inflation. Any income over $48k is taxed at 30% which is way too high. And income over $70k that used to be 'rich pricks' income at33%. Well $an income of $70k is not what it used to be.
Wish they would do something about dependent partners – they managed to for the COVID response. The extra tax (about 5,000 per year) a single person supporting two people pays over two people earning the same income might enable things like Kiwisaver that simply isn't affordable supporting two people affordable – let alone saving for retirement for two people.
Oh that is right they did do something – they removed the ability of partners to get NZS so now the working partner has to work even longer.
Boo! Auckland Light Rail development according to Rt. Hon. Jacinda Ardern on RNZ this morning, is open to Public Private Partnerships–the NZ Labour Caucus monetarists (and their fifth columnist prodders in Govt. Ministries) invite further penetration of what should be public infrastructure by private capital.
"It is all about growth. Even when it is clear that more and more people want and need a reliable, trustworthy public broadcaster on free-to-air radio, the ultimate aim for RNZ is about boosting numbers.
Sometimes this “growth fanaticism” is presented cleverly. It has been described as a ‘moral obligation’ for RNZ ‘to build lifelong relationships with all New Zealanders’.
But ultimately it is the same ethos as listening to ambitious sales people talk about their targets."
In other breaking news on April Fool's Day the Prime Minister has decided that the Deputy Prime Minister will enter a Monastery and Mr Robertson has chosen to take an extended stay in the Kopua Monastery in Central Hawkes Bay. His parting words were "I shall spend my remaining years in prayer that my offences against the New Zealand people may be forgiven. I shall never speak again".
This is a Trappist establishment. Trappist monks do not take a vow of silence but do not indulge in "idle conversation". This is a problem for Grant as idle conversation comprises his entire repertoire.
[TheStandard: A moderator moved this comment to Open Mike as being off topic or irrelevant in the post it was made in. Be more careful in future.]
I think this Housing Crisis situation must be happening in most country's that adhere to neo liberal policy. Pulling back on state house building and selling off the same to reduce "big government" is a huge loser policy for the people that need it. And speculation in housing also rampant around the world with the same result-unaffordabilty. I think supply issues are not to blame in affordabilty, got fuck all to do with it IMHO. Our world pricing systems are all driven by demand regardless of supply levels. Butter anyone? We are surrounded by cows yet the price is up. Same with houses. Controls are needed but won't be forthcoming under neo liberal Govt's. Stuck with it!
For those buying their first home there is a huge discount provided by the Govt for new builds, so the incentive to buy existing houses by new buyers is just not there, and there is no upwards pressure on the market. House prices for 3 – 4 bedroom homes have stayed around the 350k – 450k range for years.
It does and it dosnt…..western central banks are members of a club and if you want the benefits of belonging to that club you play by the rules…and the rules are set by the hegemon…currently the US.
The government CAN decide it dosnt want to be in the club but that means losing the benefits of being in the club….and they fear that more than anything else at the moment.
Essentially, unless the Government decides the cost of being a member of the club is too high they are little more than middle management or worse, sales reps.
Fact is that successive WA Governments have consistently supported their construction and building industries thus maintaining and preserving a dedicated labour force. So there is no shortage of housing stock. They are in the fortunate position also of having abundant land available for development, and they have a well developed public transport system that supports these new developments. The biggest crisis as far as WA is concerned is the availability of water. There is a huge aquifer and a massive salt water desalination plant, but the rainfall in the area has steadily decreased over the last few decades as a result of the Hadley Cell shifting south with AGW and dramatically changing the climate.
Knew about the support, was unaware of the water issues and will note that the support dosnt prevent crashes if conditions are right,
"Values in Perth and Darwin are more than 20% below their 2014 peaks, while the remaining capital cities have seen housing values move to new record highs through the COVID period."
Yup. Aussie Citz get a 50k handout for new builds I think. If that's true and could be used to support the deposit then a great help, well done AU. SFA this side of the ditch tho!
Checking out Real estate windows on the Goldie shows pricing cheaper than Tauranga/Hamilton and way down on Auck. Sydney not so good tho. Go figure.
Our Gov did that years ago by allowing Kiwisaver funds to be used for 1st home deposits and then added a grant on top…..if joe public cant save the deposit (because of high rents living costs in relation to wages) then a mechanism needs to be provided to put a floor under the market.
That might look as if it is in Perth but it is actually quite a long way south.
It has about the same relationship to Perth as Paraparaumu has to Wellington, or the Auckland CDB to Karaka.
Perth has been in a depression for a couple of years now with the mines in the north of the state caught up in the Chinese row with Australia and the FIFO people who work there and live in Perth out of work. There are a lot of houses in the area for sale.
Warnbro, which is the local station on the Mandurah line, is a 40 min ride into the city. There is a train into the city every 10 mins. You might as well live there as in the City. I enjoy riding the train, and passing the cars on the Freeway as you travel at well over 130kph, and no traffic jams.
Agree…it goes back to the liberalisation of the finance and banking sector that essentially gives the banks a free hand to create credit (debt) as they like and so they have….and why wouldnt they, greater credit means greater profit for them.
Especially when they now know that when they overdo it the public purse will bail them out a la GFC.
Did you notice what The Chancellor did in 2015 that was meant to solve the housing problem. It didn't do anything did it?
Now can you see any real difference between that and what Grant has just announced here? No? So what makes anyone think that the current Government actions will do anything at all to even ameliorate, much less solve the New Zealand problems?
Did anyone look at the link?…i have no idea, but i would suggest a couple of points, firstly they already had a reduced offset ability that was further reduced, unlike here where we have gone from 100 mph to zero in one hit, and as I have constantly espoused it is sentiment driving the market, sentiment spun by the vested interests.
But in a way you are correct, the underlying driver is the availability of credit which is the point, that is driving the price growth but that easy money (supported by ever decreasing interest rates) has run out of road…where to from here?
80 convictions for breaching protection orders. Now if only the authorities had been this assiduous about dealing with certain male stalkers or abusive ex-partners ….
Now personally I don't get all hot and bothered about patches. Living in the un ironically named Nash Street, in the middle of the Hood, I probably should ..but I just block it all out.
The issue I have is particularly with Nash, who rants and raves about a number of issues…only to disappear from the room when in a position to actually act on his beefed up "manly man" "Get Hard" rhetoric ..gangs, housing, jobs, fisheries…all have been through the same wash with Nash.
I've often said, given his stance on a number of issues, he should have joined the National Party. And as it turns out…by now he could well be Leader of the National Party.
Instead Labour are stuck with him. Like the kinda annoying cousin from the provinces that makes you dread the family Christmas year in year out.
But then again, it would seem he fits perfectly with Labours policy of incremental inaction..
Napier has the highest ratio of people in the country waiting for stable housing. Half of the motels are housing people who would be living on the street. Other areas have a high need as well.
An older teenager might find joining a gang giving them security or a place to escape. The one thing the government can do is build more state houses to deter youth joining a gang. Once in a stable home then the older teenager could look at job training or furthering their education. Youth are under so much strain when living in poverty. When home is an unhappy place a teenager will find ways to spend as little time there as they can.
Indeed. Like you say…The two problems that lead to gang membership here in the hood …dire lack of affordable, secure housing, and, equaly, wages in the orchards basically at a standstill since the 80's. When we first moved here people who worked on orchards and in the meat works could hope to buy their own home ..now a kiwibuild in Marenui was.$385,000 upwards ..and that was last year. .prices around these parts have escalated.
People tend to talk about "housing insecurity" in a slightly detached way, as if its purely a financial problem. I'm not sure they understand the effect on children of a life of feeling "less than" with parents at breaking point, time and time again, looking for yet another house…always on the back foot…
So, whatever, they can ban gang patches ..its not going to stop the problem one little bit…but I guess, out of sight, out of mind for some..
"Bernard Hickey wrote about this in January, suggesting that the Government could actually use this money to build up to 800,000 new homes: “Rent subsidies paid by the central government are forecast to rise from $2.6b last year to $4.2b by 2025. They have already risen from $1.9b over the last four years, Treasury figures show. Just as first home buyers use their rent to calculate how much they could afford to pay in interest, the Government could currently borrow over $400b with that $4.2b of rent subsidies. At $500,000 per dwelling, that $400b would ‘buy’ 800,000 new homes, which would be half the current housing stock of the entire country”
An excellent piece that highlights how woeful the Governments action (?) on state housing is (and has been)….why is the Government not ramping up its ability to directly build the housing needed or, if incapable ,at the very least directly contracting to the private sector a construction programme significantly larger than current?
Yeah the rental subsidy has been out of control for a while.The government could build or subsidise young people to build a heck of a lot of assets with it. Personally I think in some of the smaller districts they could add up the amounts paid – work out how much to build to collapse the rental market and then move outwards in ever widening crcles.
I think its a rort and I can only assume that the government, regardless of hue is complicit. Surely they must see what other see or are they so naive?
Journalists who had tried to verify the original story were angered by the stunt and hit back at the company, saying it was not a joke but “deception”.
Why do we need to tax the rental income of landlords? Why not make residential rental income rent free?
I know that today is April 1st, but the above comment is not made in the spirit of April Fools Day.
Owner-occupiers do not pay tax on the income imputed to them by dint of their living in their own homes. This income is essentially the rent that they save from doing so.
Landlords probably pass the tax on as part of the rent, so it just represents an additional burden on tenants, and is probably a form of 'double taxation' (a situation where two lots of tax are paid on the same income tranche).
It would also put to bed all the arguments flying about over the removal of interest deductibility.
I don't think a automobile is deemed to be an investment. I suppose one has to draw the line somewhere between what are considered investments, and what are considered consumption. Houses for some reason are considered investments. I suppose it’s because they are eminently rentable.
Every time someone brings up this objection – and you are by no means the first – I'm left wondering at the dishonesty of omitting that TOP explicitly covered this off by giving people the option of deferring the CCT until either the property was sold or passed on in an estate. Effectively converting it into a standard CGT or an Estate Tax. But either way they got to live in their home during their lifetime without a hit to their cash flow.
I've forgotten how many times I've typed that out now. Please don't make me do it again.
"did not account for people on lowish fixed incomes – they'd've been obliged to sell"
Quite. And they are most likely to be retired people who over their lifetime have had relatively limited financial resources and acquired only one home, which, when it went onto the market, would most likely be bought by someone with several.
Landlords cannot operate like the IRD taxing a tenants rent.
They don't actually tax tenants' rent. But I would assume that they tailor the rent that they charge so that it takes into account the amount of tax that they themselves are paying on that rent.
The first rule in business is to watch the cash flow.
Any increase in costs, such as this new tax, must be managed, either the profit is reduced, costs are reduced elsewhere or the price is raised – or some combination of both. What cannot happen is that the cash operating profit goes negative. In that case the shareholder must either add funds, or the business is insolvent.
This new tax will likely take some unknown fraction of landlords into negative cash flow territory. I know that it's taken us very close to it, and our mortgage is relatively low compared to what it used to be. If this had happened to us ten years ago we would have fallen over almost for certain.
Yeah but many landlords charge rent completely unrelated to their costs i.e. market rent.
My mother on NZS has just had her rent put up another $30-00 a week on the mortgage free unit because the "market" says so. Also landlords aren't business people in most senses of the word. They don't even get when the government puts subsidies up by $30-00 that it is a 70 cent in the dollar subsidy. So the $30-00 rent increase means at best the person gets only $21-00 and is now $9-00 poorer. Business people they are not. You might be but many are not – for a large number the relationship between cost and rent isn't that existent.
There are many….whether they are implemented however is a different question.
Consider….an investor buys a property 20 years ago with a 20% deposit and a $100k mortgage over 25 years…the mortgage outgoings including principal payment at current interest rates equate to around $100 pw…there are additional costs associated but they remain deductable,
What is the current market rent for that property?
A friend of mine owns 20 rental properties – she had 22 but assisted her tenants to buy them. She paid the mortgages off years ago and charges rents that are affordable and reasonable.
Market rent is like CEO's salaries – once they start going up the market says they have to keep going up. They become self-perpetuating. They then push the price up as the capital gain starts outweighing the actual value and we end up in a viscous cycle with the working class as pawns in the capitalist game.
I partly blame Christchurch where profiteering after the earthquake massively increased rents and emboldened rampant capitalism. That is when a rent freeze should have gone on.
It was happening long before the ChCh quakes….the rent rort post quakes in ChCh was driven by insurance money….it increased the ability to pay.
Disaster capitalism
There are several ways to do this. What I think you're going for is to take the costs and add a margin. But then every owner will have different costs based on their mortgage, and it would lead to odd outcomes – if for example the owner came into an inheritance or windfall and used it to pay down their borrowings, thus reducing their costs – would you argue for the rent to fall at the same time? Or if the same house was then sold to a new owner with a much larger mortgage – should the rent immediately rise to match?
That's not how virtually any business works.
What actually happens I think is that the 'market price' is set by the vendor with the highest marginal cost. It's a bit like the electricity market in this respect – total supply must always equal total demand – and during peak periods when the most expensive generator comes online (because it has to) then everyone else is paid the same price that this generator charges.
The residential rental market isn't quite so rigidly organised like this, plenty of landlords actually charge well below 'market'. The data that the Ministry of Housing publishes is only for new bonds, it doesn't track older established ones at all – which as a rule are lower than for new tenancies.
The other way to look at this is to consider what would happen if the owner simply sold the property and put the cash into a bank deposit. This would be considered the 'Minimum Risk Rate of Return", which by convention is set at 3%. So if we took your 20 yr old property that is probably now worth north of $750,000 that would equate to around $22kpa return before tax. If you're going to go to the hassle and risk of renting the house to someone you'd certainly want to do better than this. Consider that your fixed costs – rates, insurance, R&M, new compliance rules, and management fees etc – are going to be at least another $10kpa, this means you need a rental income of around $32kpa just to do better than putting the money in the bank. That's a rent in the order of $620pw.
This is pretty easy to work out for the property you live in, just go to qv.co.nz and enter your own address. Then do the numbers for yourself – it should give you a sense of what your minimum rent should be if your landlord was being economically rational.
And the investor that bought the property for 120K 20 years ago may well decide that original 20K investment that is now worth say 750K today is better off in a TD or somewhere else…thats for him or her to decide…the point is IF the investor has not increased his/her leverage the pressure to increase rents does not exist…..it is a choice.
Nope – you need to have a bit more of a think about it. What would happen if the market consisted of just two rentals – an old one with no mortgage that had fixed costs only say $200pw or a new one with borrowings that had a cost of $600pw? And each landlord charged enough just to cover these costs only?
And now consider there are only two tenants who can choose between them. Assume both houses are of similar desirability for the sake of the argument. Which one would they both want? The cheap one at $200pw of course. But only one can live in it, forcing the other to pay $600pw to live in the other one. Well the landlord charging only $200pw might be content with this situation, but what happens when demand increases and a third new tenant appears in this market?
Of course none of this addresses the current problems in the NZ housing market that go well beyond the dynamics of the rental market, which has existed since the year dot.
a lot of mental gymnastics going on there to attempt to refute the fact the original landlord has a choice….and none of it changes the fact he/she does.
So the original landlord charging only $200pw retires and decides to sell to a new operator? One with a much larger mortgage.
The point is that you're essentially relying on the willingness of this person to leave $400pw on the table indefinitely. You may well have an opinion on the morality of this, but I think you can see that in the context of a real world market – it's just not a stable scenario.
The willingness or not of the investor to set their rent at whatever will depend on multiple factors…one being the quality of the tenant…it is financially advantageous to the investor to have a reliable trouble free tenant who may be able to afford a lesser amount than to risk a series of unsuitable tenants and vacancy periods….real world enough for you?
I know investors who operate on this basis and have done for years…a good long term tenant is worth their weight in gold.
But all of that aside the original comment was regarding landlords passing on the tax changes to tenants and my comment pointed out that there is no need for many investors to pass on costs as the carry little or no leverage, and have no financial pressure to do so…..and as stated previously, those that are excessively leveraged and operating a marginal investment have the option to rebalance or exit …..non viable businesses are wound up all the time.
If two farmers are producing the same crop, but one due to having some competitive advantage – better rainfall or management methods for example – has a lower cost of production, and demand equals or exceeds supply, do you think this farmer will sell at a lower cost than his neighbour? Of course not – that farmer sells at the same price and uses their competitive advantage to make a higher profit.
This is how all businesses work, why do you think residential rentals must be an exception?
The most important factors in determining the level of rent is:
– Size of mortgage to service
– Number of bedrooms
– Location
Quality of the tenant might help in terms of future rent increases, a little. I have one house which we haven't increased for three years because they are solid and there's zero debt on it.
There's two others, only one of which has a mortgage and it's small – we do review that annually.
Agree with you about the very marginal investors. They will now get out, or their banks will tell them hard to sell one or two and bring their position down, or the next time they go to their bank for a rollover they are going to get a reality check. That's a desired outcome from government policy.
@Ad..yes dont disagree with factors setting rent but for some reason RL wants to debate a self evident truth regarding financial pressure on low or zero leveraged investors.
And yes banks will be having some uncomfortable conversations.
my comment pointed out that there is no need for many investors to pass on costs as the carry little or no leverage, and have no financial pressure to do so
For any given net profit the landlord's tax payment will always appear in the rent that he charges, for example (for a net profit of $100 pw there are two ways that this can come about:
(a) At a tax rate of 33% the landlord will need to add $150 to his outgoings in setting the rent, or
(b) At a tax rate of zero he will need to add only $100 to his outgoings.
Actually there are more than two when one takes into account the fact that different landlords may be on different tax rates.
Simplistic…in fact there are numerous determinants in crop sales and the price is seldom the same for all sellers or even for the same seller across the entire crop….and one critical factor is the relationship.
But obviously its important to you for some reason to convince yourself that all investors behave the same way when patently they dont and as said originally the investor has choice….or do wish to continue to deny that fact?
And as an after thought what happens to the dairy farmer whose cost of production exceeds the MS price?
Buyers don't care or even know about the cost structure of the producer. If two truckloads of turnips from two different farmers turn up at the produce market – then all other things being equal – they will sell at the same price. What actually sets the price on the day is the balance of supply and demand.
Introducing other factors is irrelevant to the argument here.
And as an after thought what happens to the dairy farmer whose cost of production exceeds the MS price?
Either they find a way to reduce their costs or they go out of business. Tough on that farmer but good for the economy as a whole because it tends to drive toward better productivity over time.
what happens to dairy farmers who's costs exceed the MS price is an unwelcome visit from the bank….much the same will be occurring with many investors who are over-leveraged.
Great so what you've finally concluded – which is what I said days ago – is that as over-leveraged landlords exit the market the supply of rentals will go down. At a time when there is already a shortage of rentals this is only likely to put upward pressure on rents.
The argument that ex-rentals automatically become first homes is flawed because it assumes that ex-tenants are all going to become first home buyers just because they want to. What happens in reality is a lot more messy than this.
Aye but you're arguing that the market rent by necessity must be $600-00 per week because the most leveraged "investor" determines he market price. In you scenario both tenants would pay $600-00.
"Well the landlord charging only $200pw might be content with this situation, but what happens when demand increases and a third new tenant appears in this market?"
The landlord charging $200-00 might be even happier because they know that they are providing good support to someone even though demand has increased.
The rate of return argument is financial trickery to justify such financial rorting. It also becomes self perpetuating as values increase – I must charge this much because I could otherwise do this. The classic paradigm of knowing the price of something but the value of nothing.
It's nonsense pretending their is a strong relationship between rental income and cost. The fact that so many properties are actually untenanted – if the relationship was as strong as you suggest then you would not be rational to have a property untenanted. Plenty of landlords are content to have this occur.
Market rents like much of economics is filling an emotional response by landlords. It is nice couching economics in notions of rational players but that notion is a pretence.
The landlord charging $200-00 might be even happier because they know that they are providing good support to someone even though demand has increased.
This indeed is the position we are in. If I was to achieve the same return from my rents as selling up and putting the money into a 3% TD, I would have to increase them all across the board by $160pw.
Sustaining this position is a choice. Up until now I've been reasonably happy to accept a relatively modest cash operating profit because I could anticipate doing better once the mortgage was paid down. Plus indeed we did see it as a social good.
Well both of those conditions are now off the table, this govt has now added a new tax that reduces our cash operating flow to zero and has openly told us that what we are doing is no longer considered of any social benefit.
So either we increase the rent or do something else. Probably the latter.
I'm by no means a big financy guy, but it seems to me and rando calculator site that a landlord owning a $120k house that is now $750k after 20 years that the landlord already has a calculated return of 9% per annum.
Sure, let's say the saint will never sell. Sunk cost is $120k (plus interest on the mortgage that is now paid off), with ongoing rates and maybe a margin for projected maintenance (piles, drains, etc). That's if they're people who are genuinely providing a public service with no thought of profit, just the costs being covered. Not that private ownership is necessarily the best model for that, I'd suggest a trust or charity as an instrument for community rent provision.
But none of that has anything to do with market rates. That's a function of supply and demand. Housing shortage, so it's down to how much individuals can afford to pay before they're living rough.
Many landlords will be somewhere between those two extremes. Some might well be practically a housing service. #notAllLandlords is the problem with that charitable view, though.
Persisting in pretending there is no difference between cash flow and capital gain really disqualifies you from any honest participation in this conversation.
As for your idea that the market can run purely on a not-for-profit charity model, runs afoul of the fact that sooner or later those charities will have to renew their stock, and find the funds to do this. In the long run they have to operate commercially on pretty much the same basis as private operators do.
And then most private operators make relatively low cash operating profit, the difference between them and a ‘not for profit’ charity amounts to sfa.
You're the one saying the current capital value has anything to do with cashflow on a house bought 20 years ago.
If someone buys a house as a public service, the only costs are the costs of purchase (incl mortgage) and ongoing costs like rates and maintenance. And they don't have to "renew their stock" if they maintain the house.
Houses in NZ have about an 80yr economic life. This means that roughly 1.25% of them must be replaced every year just to keep pace with existing stock, much less meet a growing population. In my lifetime NZ has roughly doubled it's population.
And just about anything older than 50yrs no longer meets modern expectations, and needs substantial investment.
So in reality your 'housing charity' has to keep either replacing or adding to it's stock – at current market prices – in order to stay in the game. And it cannot do this on fresh air.
Many years back we were involved in Habitat for Humanity in the Wgtn area, essentially the kind of housing charity you have in mind. Once we got involved at the board level we had to be schooled in this lesson the hard way.
And then most private operators make relatively low cash operating profit, the difference between them and a ‘not for profit’ charity amounts to sfa.
"At Habitat for Humanity Australia, we believe in helping low-income families achieve the dream of building and owning their own home."
"To date Habitat for Humanity Australia has built more than 160 homes in New South Wales, Victoria, South Australia, Queensland."
Habitat for Humanity and land Lords – not so different?
In reality just about anything older than 50yrs no longer meets modern expectations.
My (one and only) home is ~60 years old; it may not meet modern expectations but it (still) meets mine, and I’ve never had a complaint from occasional visitors.
So we have an arc in capital value that a well-maintained house goes from 120k to 750k @20 years to $0 at 50 years? I mean, bollocks, but even if it were true you could find that fiscal sweet spot.
Because they don't need to create a house from thin air, if the objective is to not lose money they can sell the old one and buy a new one using the increased capital value. And a landlord renewing their stock is renewing their capital assets.
But of course any landlord would be lucky to be in the business for 50 years, anyway – one reason to go to a longer term structure than personal ownership.
Well like McFlock when we first started with H4H we too thought like he did, but it turned out we were quite wrong. A couple of older and more experienced members had to be quite sharp with us over it.
And H4H is not even a rental charity. That would be closer to the Masterton Community Trust model, and even that very well established entity charges rents that are not all that much lower than the private market in the same town. Certainly they don't hold their rents static for 20 years as McFlock would have them do.
There are several ways to do this. What I think you're going for is to take the costs and add a margin. But then every owner will have different costs based on their mortgage, and it would lead to odd outcomes – if for example the owner came into an inheritance or windfall and used it to pay down their borrowings, thus reducing their costs – would you argue for the rent to fall at the same time? Or if the same house was then sold to a new owner with a much larger mortgage – should the rent immediately rise to match?
Differing tax rates also come into it. A landlord on a 17.5% tax rate can afford to charge a lower rent and still make the same net profit as a landlord on a 33% rate
“It’s a bit like the electricity market in this respect – total supply must always equal total demand – and during peak periods when the most expensive generator comes online (because it has to) then everyone else is paid the same price that this generator charges.”
This is why the Labour Party's single seller proposal, of earlier years, may have been a good idea. At peak times electricity could be sold, by a single seller, at an average price. A 'single seller' arrangement, however, would obviously not be appropriate in the residential rental market; mortgages, and landlords' tax rates (as pointed out above), would be disorienting factors. This is why mortgages and differential tax rates should not be factors in determining rents. Fairly stable, and equal (after factoring in differences in the quality of the dwelling) rents would seem to be desirable.
Influences due to differences in tax rates could be avoided if the same tax rate was applied to all rental income – I would suggest 0% ), but I think the influence of mortgage payments could only be avoided by removing them from rent determinations altogether. this latter suggestion would make sense since mortgages should be the landlords' responsibility in any case.
PS: If there was a CGT in place the fact that mortgages, including their interest component, are capital expenditure would suggest that the aggregate unclaimed interest might be considered deductible against a capital gain.
This is practice in a few US States, though it seems to be widely seen as an un-natural tax distortion there and is understood to have elevated house prices.
In considering this I think too much emphasis can easily be put on the differentials and incentives (between occupiers and investors or between landlord renter) and not enough on how much borrowing can be accrued against housing which appears more important to pricing.
The problem is that councils now reclaim all of the cost of supplying services to new sections in the first year not over a 30-50 year span from rates as used to be the case. The 4 billion spend announced last week was specifically to negate this practice for goverment builds.
Reminds me of the Jewish theme of the song 'If I Was a Rich Man' of what he would do. One who lives the ethical life, with little indulgences!
'Dear God, you made many, many poor people.
I realize, of course, that it's no shame to be poor.
But it's no great honor either!
So, what would have been so terrible if I had a small fortune?'
If I were a rich man,…
And then –
I'd build a big tall house with rooms by the dozen,
Right in the middle of the town.
A fine tin roof with real wooden floors below.
There would be one long staircase just going up,
And one even longer coming down,
And one more leading nowhere, just for show.
I'd fill my yard with chicks and turkeys and geese and ducks
For the town to see and hear.
And each loud 'cheep' and 'swaqwk' and 'honk' and 'quack'
Would land like a trumpet on the ear,
As if to say 'Here lives a wealthy man.'
But then –
The most important men in town would come to fawn on me!
They would ask me to advise them,
Like a Solomon the Wise.
'If you please, Reb Tevye…'
'Pardon me, Reb Tevye…'
Posing problems that would cross a rabbi's eyes!
And it won't make one bit of difference if i answer right or wrong.
When you're rich, they think you really know!
Only took 38 years to come up with the award. The song, and it was a great one, dates from 1983.
It is almost as bad as the Nobel Prize is getting. The 2013 Physics Prize, was awarded for work on the Higgs mechanism. The theoretical work had been done in 1964, half a century earlier.
The withering of anti-trust laws which allowed for the rise of behemoth companies started in the 1970s, MacGillis says, and then really intensified in the 1980s with Ronald Reagan.
“We’re now still experiencing that very lax approach to anti-trust which has helped abet the growth of these giants. To put it crudely, all sorts of business activity which used to be spread around the country in various sectors of the economy is now increasingly dominated by a handful of companies and that commerce, activity, and wealth is sucked into the places where they reside.”
And what about someone touting for a Silicon Valley here? It will cause as much problem as silicone breast implants did – look good to begin with and then the effects start body deterioration. Has this bloke got eye augmentation?
Years ago, on April 1 the ODT had two front page articles that to me seemed equally farcical. It turned out that the monorail from Otago to fiordland was a real proposal.
Thought I'd submitted my appreciative comment (@4:39 pm) to the post: National Party leadership spill under way post (Categories: humour), but must have put it somewhere else by mistake – apologies.
Must be awful to lose one’s sense of humour; worse than losing the sense of smell imho
I've been listening to the musical Chess, The writers have done a clever piece about the Russian applying for asylum to smug Brit embassy immigration johnnies.
Embassy Lament
Oh my dear how boring
He's defecting
Just like all the others
He's expecting
Us to be impressed with what he's done here
But he hasn't stopped to think about the paperwork his gesture causes…
Have you an appointment
With the consul?
If you don't we know what his response'll
Be, he will not see you, with respect it
Buggers up his very taxing schedule…
I know. I was pointing out that as long as the make a net profit, that the tax on that profit gets transferred to the tenant as part of his rent, regardless of the lack of pressure.
Future Proofed: KiwiRail needs to become an all-electrically-powered, broad-gauged, and comprehensively re-equipped state-owned enterprise with state-of-the-art locomotives and rolling-stock. An infrastructure project of massive proportions and prodigious expense is required. But, when it is completed, New Zealand will have a sustainable, twenty-first century transportation network, capable of carrying both passengers ...
Back in December, the government purchased Ihumatāo. Officially the purchase was for a housing project, but whether any houses actually get built (and who will own them) is subject to negotiation. And now, the Auditor-General has ruled the purchase unlawful: The deal struck by the government and Fletcher Building ...
Speculation about the National Party’s leadership has died down, after a fortnight of rumours and overt positioning by supposed challengers to Judith Collins. She lives on as leader for a bit longer, and Christopher Luxon and Simon Bridges have been put in their place. National now desperately needs to focus ...
The government is planning to reform the health system. But in the leadup, they've issued new guidance for DHB members, gagging them from criticising the government: A new code of conduct banning health board members from making “political comment” may have been timed to dull criticism of imminent changes ...
Susan St John & Terry Baucher The bright line test has been extended to ten years. Tax deductibility for the cost of a mortgage for landlords is to be removed. These steps are a start, but there is more to be done. In Susan and Terry, we have two advocates ...
As New Zealand and Australia celebrated its close ties with the opening of the Trans-Tasman Covid-19 bubble, Foreign Minister Nanaia Mahuta today was looking a little further north. Shortly after those first flights had taken off, reminding us all of the world beyond our shores, Mahuta gave just her second ...
Recently I was told I needed to go to the Youtube channel of Dr Sam BaileyA and watch one of her videosB. So I did. This particular video is called The Truth About Virus Isolation, and yes it’s on Youtube, and no I’m not linking directly because I refuse to ...
This is a re-post from Yale Climate Connections by Peter Sinclair This edition of Yale Climate Connections’ “This Is Not Cool” video explores the “disinformation ecosystem” in and beyond the issue of global climate change. “How did we get here?” independent videographer Peter Sinclair asks rhetorically at the start of the ...
Once upon a time, the left fought for the universal right to freedom of speech. Today, many self-proclaimed progressives cheer on the censorship of their political opponents. But it’s not just right-wingers who suffer from cancel culture. The left itself is often the primary victim. Dan Kovalik is a labour lawyer, peace ...
For Our Own Good? Police officers knocking on New Zealanders’ doors on account of what they might think, or what they have said, is more likely to make the rest of us think we are living in Nazi Germany – not drawing lessons from it. The disharmony such heavy-handed state ...
by Don Franks Details of proposed new hate speech laws have been revealed in a December Cabinet paper obtained by Newsroom. The paper, seeking to “strengthen the protections against hate speech”, would extend existing provisions against incitement and hate speech. It would also move hate speech offences from the Human Rights Act to ...
Listing of articles linked to on the Skeptical Science Facebook Page during the past week: Sun, Apr 11, 2021 through Sat, Apr 17, 2021 Not having had a chance to garner much attention by the time last week's review was published, the last article in that batch - First-Ever Observations From ...
Every year in April, the trees start changing colour, the clocks go back an hour, and the national greenhouse gas figures are released and promptly forgotten. They take fifteen months to prepare, so by the time they come out it’s very easy for commentators to point out that they are ...
While checking my spam folder (before yeeting the contents permanently) I noticed that I’d been sent a bunch of email ‘newsletters’ from the group “Voices for Freedom.” Out of interest I opened one, just in case the contents were worth a post or two – & indeed they were. The ...
Humans are hard-wired to classify, categorise and compare, or in other words, to taxonomize. We may be born tabula rasa but quickly are taught that the world is divided into types of things, subtypes of those and assorted other categories. The operative term is “taught” rather than “realise.” Taxonomies are ...
The Labour Government received plaudits this week for its historic announcement that it will ban the live export of animals by sea. It’s said to be a world first. The decision comes after years of pressure, which increased after last year’s tragedy when the ship Gulf Livestock 1 left New ...
As one does on a Friday evening, I yesterday made a point of heading along to the Dunedin Public Library’s event, Mystery in the Library. This was a panel of local crime-fiction writers, and a follow-up to a similar one in April 2019 (no prizes for guessing why ...
Now is about the time that the Government is getting its Budget Strategy togetherIn the week before the budget – the 2021 one is to be delivered on Thursday 20 May – there is a strange ritual in which all the commentariat and lobbyists (who are not necessarily distinct from ...
Climate Change Minister James Shaw has admitted that the government is not doing enough on climate change: Appearing on Breakfast alongside Greenpeace director and former Green Party leader Russel Norman, the current Greens co-leader was asked: “Are you as Government living up to promise of delivery implicit in those ...
We can all agree that a free press (and free media more generally) are important factors in a well-functioning democracy. But I am beginning to wonder if they provide us with an unalloyed benefit. I am an avid consumer of daily news – whether delivered by the press or by ...
Yes They Can - So Why Don't They? In matters relating to child poverty, homelessness, mental health, climate change and, of course, Covid-19, the answers are right in front of the Government's collective nose - often in the form of reports it has specifically commissioned. Why can’t Jacinda and her ...
Richard Edwards, Janet Hoek, Anaru Waa, George Thomson, Nick Wilson (author details*) We congratulate the NZ Government on its proposed Action Plan for the Smokefree Aotearoa 2025 goal. Here we examine the evidence for three key ideas outlined in the plan: permitting tobacco products to be sold in only ...
Punished, But Not Prevented: Though bitterly contested by those firmly convinced that the Christchurch Mosque Shootings represent something more than the crime of a Lone Wolf terrorist, the Royal Commission’s finding that no state agency could have prevented Brenton Tarrant from carrying out his deadly intent – except by chance ...
The Government has announced it intends making sex self-identification possible this year, as a priority. That would mean anyone could change the sex documented on their birth certificate by a simple declaration that they “identify” as the opposite sex. Speak Up For Women have launched a campaign encouraging New Zealanders ...
The travel bubble with Australia has not brought room for others to come into the MIQ system from overseas. Instead, spaces are being decommissioned. Why? The system is leaky. The government cannot afford to let riskier people into those spaces, because the system can’t handle them. My column in Insights ...
A Second Term Labour-led Government in New Zealand,a new Biden-led Administration in the US, a continuance of the Johnson Government in the UK: different approaches to major issues, same global problems – and discontent rising. Some warranted, some unwarranted, but as each emerges from the Covid pandemic, what ...
I will update this post as new information comes to handWhat has happened? Recently the vaccine safety watch dogs in Europe noted reports of unusual types of blood clots in people vaccinated with the AstraZeneca (AZ) COVID-19 vaccine. This prompted investigations across many countries to ascertain what, why, and ...
Alex Ford, University of Portsmouth and Gary Hutchison, Edinburgh Napier UniversityWithin just a few generations, human sperm counts may decline to levels below those considered adequate for fertility. That’s the alarming claim made in epidemiologist Shanna Swan’s new book, “Countdown”, which assembles a raft of evidence to show that ...
Just like last year, this year's General Assembly of the European Geosciences Union (EGU) will happen virtually instead of in person in Vienna. Contrary to last year, the organizers decided early on to hold their conference online and planned for it accordingly (quite a difference to last year's scramble where they switched ...
Time for a strange rant. A very strange rant. But bear with me, because this is serious business. A True Story, by Lucian of Samosata is not Science-Fiction. What on earth am I talking about? Well, it was one of those Wikipedia rabbit holes. I was reading ...
By Kate Evans for UndarkOne of New Zealand’s most spectacular fossil sites originated 23.2 million years ago. It was formed in a valley dotted with small volcanoes, when rising magma deep below the Earth’s surface came into contact with groundwater. Lava and water don’t mix — they explode. The ...
A Thorn In Their Side: As Chair of the Auckland Regional Council, Mike Lee made sure Auckland’s municipal resources remained in Aucklanders’ hands. Not surprisingly the neoliberal powers-that-be (in both their centre-left and centre-right incarnations) hated this last truly effective standard-bearer for democratic-socialist values and policies.MIKE LEE is the closest ...
It’s always something of a shock to come across a page run by a health-focused business that contains substantial misinformation. This one left me gobsmacked, given the sheer number of statements that are demonstrably untrue. And while a fair bit of the content is prefaced by the statement that it’s ...
Previously (9 February) I wrote about how business consultants Ernst & Young were used to do a hatchet job on the former senior management team at Canterbury District Health Board (CDHB). While this hatchet job was planned in 2019 its gestation was much longer. Its underlying causes involved differences in ...
Flying beneath the radar of guilt Fight or Flight: How Advertising for Air Travel Triggers Moral Disengagement(open access) by Stubenvoll & Neureiter not only takes an interesting approach to decomposing the effects of airline travel advertisements but also helps us to understand the general psychological landscape of our often conflicted ...
Yesterday I got told to “do some research” &, by extension, to think critically. The biologist in me cringed a little when I read it (and not because of the advice about doing research). Biology teachers I know suggested that perhaps everyone should take the NCEA standard that ...
Lis Ku, De Montfort University Since the onset of the pandemic, everyone from newspaper columnists to Twitter users has advanced the now idea that extroverts and introverts are handling the crisis differently. Many claim that introverts adapt to social distancing and isolation better than extroverts, with some even suggesting that ...
A friend of mine pointed me in the direction of this blog post by New Zealand’s “Plan B” group. While initially this group opposed the government’s use of lockdowns to manage covid19 outbreaks in this country, they seem to have since moved on to opposing the rollout of vaccines against ...
Twenty years after it invaded, the US is finally leaving Afghanistan. What's surprising is that it took them so long - its been clear for over a decade that their presence there was pointless and just pissing people off. But imperial pride leads to exactly this sort of stupidity. Their ...
The government has announced that it will ban the export of livestock by sea. Huzzah! A vile, cruel and unconscionable trade will be ended! But there's a catch: the ban won't kick in until 2023, giving farmers two ful years to continue to profit from extreme animal cruelty. But why ...
Today is unexpectedly a Member's Day - the Business Committee granted it early in the year, to make up for time list to government business. First up is a two-hour debate on the budget policy statement, with questions to Ministers, replacing the general debate. Then its the second reading of ...
. . Two stories which appeared almost side-by-side on RNZ’s website. Parent, Miranda Cross, was quoted as saying; “I think the expectations are that we can at least send our kids to school where they will receive an education.” An American parent would probably demand; “I think the expectations are ...
Time for reviewing something a bit different. Move over Tolkien adaptations, hello Japanese splatter movie. Specifically, a certain 2009 movie called Vampire Girl vs. Frankenstein Girl. I watched this one a few days ago with some acquaintances, never having seen it before, and not being familiar with the manga ...
This is a re-post from Yale Climate Connections by Jeff Masters, PhD An above-average Atlantic hurricane season is likely in 2021, the Colorado State University (CSU) hurricane forecasting team says in its latest seasonal forecast issued April 8. Led by Dr. Phil Klotzbach, with coauthors Dr. Michael Bell and Jhordanne Jones, the CSU ...
How seriously does the Māori Party take issues of corruption and the untoward influence of big money in politics? Not very, based on how it’s handling a political finance scandal in which three large donations were kept hidden from the public. The party is currently making excuses, and largely failing ...
The annual inventory report [PDF] of New Zealand's greenhouse gas emissions has been released, showing a significant increase in emissions: (Note that this is UNFCCC accounting, not the weird fudged figures the Climate Change Commission is using). Emissions increased by almost 2 million tons in 2019, from 80.6 MT ...
The melody from the classic movie Wizard of Oz echoes as Jacinta Ruru explains what inspired her to attend university, and her ambition to help create a more just society in Aotearoa. Jacinta, who affiliates to Raukawa and Ngāti Ranginui, specialises in the research areas of indigenous peoples and the law. ...
Stuff reports that National is refusing to back the Climate Change Commission's recommendations, which is apparently a Bad Thing: The National Party says it can’t support the Climate Change Commission’s draft plan to cut New Zealand’s greenhouse gas emissions unless changes are made. If National maintains this position when ...
Driven, accountable, unafraid to test limits and connected to the communities she serves are traits that come to mind when thinking about Dr Anne-Marie Jackson. (Ngāti Whātua, Ngāpuhi, Ngāti Kahu o Whangaroa, Ngāti Wai) She specialises in Māori physical education and health research disciplines while incorporating tikanga Māori and Te ...
This is my first post for a while. I have been a bit overwhelmed by other work in the last several weeks, with teaching and other commitments, and the blog has sadly suffered. But I’m still here. This morning, while sitting in a car in the permanent traffic jam through ...
Predatory Morality: Is geopolitical consultant, Paul Buchanan, right? Does the rest of the world truly monitor New Zealand’s miniscule contribution to the international arms trade so closely? Are foreign chancelleries truly so insensitive to their own governments’ complicity in the world’s horrors that they expect all other sovereign states to ...
Anna Källén, Stockholm University and Daniel Strand, Uppsala University A middle-aged white man raises his sword to the skies and roars to the gods. The results of his genetic ancestry test have just arrived in his suburban mailbox. His eyes fill with tears as he learns that he is “0.012% ...
March 2021 The housing crisis right now in New Zealand is one of our biggest contributors to income and wealth inequality. “With the explosive increase in sales and prices, those with houses have their income and/or wealth rapidly increasing, and those who are not on the property ladder are falling ...
Samoans went to the polls on Friday, and delivered a stinging blow to Prime Minister Tuilaepa Aiono Sailele Malielegaoi one-party state. Pre-election Malielegaoi's Human Rights Protection Party had controlled 44 of 49 seats in Parliament, while using restrictive standing orders to prevent there from even being a recognised opposition in ...
Prof Nick Wilson, Dr Jennifer Summers, Prof Michael BakerIn this blog we briefly consider a new Report from a European think tank that aims to identify an optimal COVID-19 response strategy. It considers mortality data, GDP impacts, and mobility data and suggests that COVID-19 elimination appears to be superior ...
Something I missed on Friday: the Māori Party has been referred to police over failure to disclose donations over $30,000. Looking at the updated return of large donations, this is about $320,000 donated to them by three donors - John Tamihere, the National Urban Māori Authority, and Aotearoa Te Kahu ...
Stormy Seas: Will Jacinda Ardern's Labour Government stand behind the revolutionary proposals contained in He Puapua – the 20-year plan devised by a government appointed working group to realise the UN Declaration on the Rights of Indigenous Peoples in Aotearoa/New Zealand?“GETTING AHEAD of the story” is one of the most ...
We have not been fans of the Climate Change Commission’s draft report. New Zealand has an Emissions Trading Scheme with a binding cap, and a declining path for net emissions in the covered sector. Measures taken within the covered sector cannot reduce net emissions. NZU not purchased by one sector get ...
For several decades under Labour and National-led governments New Zealand has claimed to have an independent (and sometimes autonomous) foreign policy. This foreign policy independence is said to be gained by having a “principled but pragmatic” approach to international relations: principled when possible, pragmatic when necessary. More recently NZ foreign ...
This video produced in Seattle looks at the gender identity curriculum used in schools in the US. A thin veneer of pseudoscience is being used to indoctrinate children with an ideology based on scientific and medical inaccuracies. ...
For once, I have written my submission on a bill with enough time to spare to both enocurage any of you who wants to make a submission to do so as well, and to give you time to spot the typos in mine.Louisa Wall's Harmful Digital Communications (Unauthorised Posting of Intimate ...
A friend found a concerning FB post (see below – this is a public post & so I have not redacted the name) & – as you do – immediately queried it with Southern Cross Life & Health Insurance as well as sending the screenshot to me¹. We both read ...
Judith Collins’ National Party leadership is under more scrutiny, with increased talk in the media of her being replaced by brand new MP Christopher Luxon. For many commentators it’s just a question of “when” rather than “if” Collins is replaced. While others ponder whether Luxon really has what it takes ...
I tēnei tau i Waitangi, I whakahua ake te Tira o Te Mātāwaka o te Pātī Kākāriki i tā rātau aronga matua, ki te waihanga I tētahi Manatū Hauora Māori, mā Māori te kawe, mā Māori ngā whakahaere. Ko tā te tira; Kua rongohia ngā karanga a ngā Tangata Whenua, ...
During Waitangi this year the Green Party’s Te Mātāwaka caucus announced their priority for an independent Māori Health Authority. We have heard the call from Tangata Whenua wanting any authority to be independent, and properly resourced. ...
The Greens welcome $6.6 million from the Government’s $455 million programme to increase access to mental health and addiction services for our Pasifika communities in Auckland and Wellington. ...
The Green Party is putting a Member’s Bill into the ballot today which will be a significant step towards overhauling the Social Security Act by embedding a tikanga Māori framework into the welfare system. ...
The Green Party have reaffirmed their strong commitment to the union movement in Aotearoa New Zealand by renewing a Memorandum of Understanding (MoU) with E Tū. ...
Soon, more kids in Aotearoa will have access to the in-school mental health support that has boosted the resilience of tamariki and whānau in Canterbury. ...
The Green Party supports the open letter released today by a cross-sector coalition calling for the Government to treat all drug use as a health issue, to repeal and replace the Misuse of Drugs Act 1975. ...
Small businesses are not only the heart of our economy – they’re also the heart of our communities. They provide important goods and services, as well as great employment opportunities. They know and love their locals. And after a tough year, they need our support! ...
Green Party spokesperson for Pacific Peoples Teanau Tuiono MP, supports the demand from Pasifika communities fighting for climate action as their homelands are more at risk in the Pacific region. ...
The Green Party supports the six demands for climate action put forward by School Strike for Climate NZ, who are striking across the country today. ...
The Ministry of Justice Māori victimisation report, released today, reinforces what we already know about the impact of systemic racism in Aotearoa and that urgent action is needed. ...
Ricardo Menéndez March’s Members Bill to ensure that disabled New Zealanders do not face discrimination for having a disability assist dog was today pulled from the biscuit tin to be debated in Parliament. ...
More than one million people will be better off from today, thanks to our Government’s changes to the minimum wage, main benefits and superannuation. ...
On Wednesday morning, Minister of Health Andrew Little and Associate Minister of Health (Māori) Peeni Henare are announcing major health reforms. You can watch the announcement live here from 8am Wednesday. ...
New research into the probability of an Alpine Fault rupture reinforces the importance of taking action to plan and prepare for earthquakes, Acting Minister for Emergency Management Kris Faafoi says. Research published by Dr Jamie Howarth of Te Herenga Waka - Victoria University of Wellington today, shows there is a ...
Foreign Minister Nanaia Mahuta and Defence Minister Peeni Henare today announced that New Zealand is deploying a Royal New Zealand Air Force P-3K2 Orion maritime patrol aircraft in support of United Nations Security Council (UNSC) sanctions on North Korea. The Resolutions, adopted unanimously by the UNSC between 2006 and 2017, ...
The Transmission Gully Interim Review has found serious flaws at the planning stage of the project, undermining the successful completion of the four-lane motor north of Wellington Infrastructure Minister Grant Robertson and Transport Minister Michael Wood said. Grant Robertson said the review found the public-private partnership (PPP) established under the ...
Foreign Minister Nanaia Mahuta announced today that Australian Foreign Minister Hon Marise Payne will visit Aotearoa New Zealand for the first face-to-face Foreign Ministers’ Consulations since the COVID-19 pandemic began. “Australia is New Zealand’s closest and most important international partner. I’m very pleased to be able to welcome Hon Marise ...
Hundreds more families who were separated by the border closure will be reunited under new border exceptions announced today, Immigration Minister Kris Faafoi said. “The Government closed the border to everyone but New Zealand citizens and residents, in order to keep COVID-19 out, keep our economy open and keep New ...
Hon Nanaia Mahuta, Foreign Minister 8.30am, 19 April 2021 [CHECK AGAINST DELIVERY] Speech to the NZCC Korihi Pō, Korihi Ao E rongo e turia no Matahau Nō Tū te winiwini, Nō Tū te wanawana Tū Hikitia rā, Tū Hapainga mai Ki te Whai Ao, Ki te Ao Mārama Tihei Mauri ...
The Government is supporting a new project with all-wool New Zealand carpet company, Bremworth, which has its sights on developing more sustainable all-wool carpets and rugs, Agriculture Minister Damien O’Connor announced. The Ministry for Primary Industries is contributing $1.9 million towards Bremworth’s $4.9 million sustainability project through its Sustainable Food ...
New Zealand is providing further support to Timor-Leste following severe flooding and the recent surge in COVID-19 cases, Foreign Affairs Minister Nanaia Mahuta announced today. “Our thoughts are with the people of Timor-Leste who have been impacted by the severe flooding and landslides at a time when the country is ...
A ceremony has been held today in Gisborne where the unclaimed medals of 28 (Māori) Battalion C Company soldiers were presented to their families. After the Second World War, returning service personnel needed to apply for their medals and then they would be posted out to them. While most medals ...
New Zealand has today added its voice to the international condemnation of the malicious compromise and exploitation of the SolarWinds Orion platform. The Minister Responsible for the Government Communications Security Bureau, Andrew Little, says that New Zealand's international partners have analysed the compromise of the SolarWinds Orion platform and attributed ...
An expert consenting panel has approved the Queenstown Arterials Project, which will significantly improve transport links and reduce congestion for locals and visitors in the tourism hotspot. Environment Minister David Parker welcomed the approval for the project that will construct, operate and maintain a new urban road around Queenstown’s town ...
Economic and Regional Development Minister Stuart Nash says a landmark deal has been agreed with Amazon for The Lord of the Rings TV series, currently being filmed in New Zealand. Mr Nash says the Memorandum of Understanding (MoU) secures multi-year economic and tourism benefits to New Zealand, outside the screen ...
The Government welcomes the findings from a rapid review into the health system response to lead contamination in Waikouaiti’s drinking water supply. Sample results from the town’s drinking-water supply showed intermittent spikes in lead levels above the maximum acceptable value. The source of the contamination is still under investigation by ...
Transport Minister Michael Wood today marked the start of construction on the New Zealand Upgrade Programme’s Papakura to Drury South project on Auckland’s Southern Motorway, which will create hundreds of jobs and support Auckland’s economic recovery. The SH1 Papakura to Drury South project will give more transport choices by providing ...
CHECK AGAINST DELIVERY E ngā mana, e ngā reo, e ngā karanga maha o te wa, tēnā koutou, tēna koutou, tēna tātou katoa. Ki ngā mana whenua, ko Ngāi Tahu, ko Waitaha, ko Kāti Māmoe anō nei aku mihi ki a koutou. Nōku te hōnore kia haere mai ki te ...
Transport Minister Michael Wood today marked the completion of upgrades to State Highway 20B which will give Aucklanders quick electric bus trips to and from the airport. The State Highway 20B Early Improvements project has added new lanes in each direction between Pukaki Creek Bridge and SH20 for buses and ...
The Government is putting in place a review of the work being done on animal welfare and safety in the greyhound racing industry, Grant Robertson announced today. “While Greyhound Racing NZ has reported some progress in implementing the recommendations of the Hansen Report, recent incidents show the industry still has ...
The infringement fee for using a mobile phone while driving will increase from $80 to $150 from 30 April 2021 to encourage safer driving, Transport Minister Michael Wood announced today. Michael Wood said too many people are still picking up the phone while driving. “Police issued over 40,000 infringement notices ...
Pacific people in New Zealand will be better supported with new mental health and addiction services rolling out across the Auckland and Wellington regions, says Aupito William Sio. “One size does not fit all when it comes to supporting the mental wellbeing of our Pacific peoples. We need a by ...
New measures are being proposed to accelerate progress towards becoming a smokefree nation by 2025, Associate Minister of Health Dr Ayesha Verrall announced. “Smoking or exposure to second-hand smoke kills around 12 people a day in New Zealand. Recent data tells us New Zealand’s smoking rates continue to decrease, but ...
More children will be able to access mental wellbeing support with the Government expansion of Mana Ake services to five new District Health Board areas, Health Minister Andrew Little says. The Health Minister made the announcement while visiting Homai School in Counties Manukau alongside Prime Minister Jacinda Ardern and Associate ...
The Government’s COVID-19 response has meant a record number of people moved off a Benefit and into employment in the March Quarter, with 32,880 moving into work in the first three months of 2021. “More people moved into work last quarter than any time since the Ministry of Social Development ...
A stocktake undertaken by France and New Zealand shows significant global progress under the Christchurch Call towards its goal to eliminate terrorist and violent extremist content online. The findings of the report released today reinforce the importance of a multi-stakeholder approach, with countries, companies and civil society working together to ...
Racing Minister Grant Robertson has announced he is appointing Elizabeth Dawson (Liz) as the Chair of the interim TAB NZ Board. Liz Dawson is an existing Board Director of the interim TAB NZ Board and Chair of the TAB NZ Board Selection Panel and will continue in her role as ...
The Government has announced that the export of livestock by sea will cease following a transition period of up to two years, said Agriculture Minister Damien O’Connor. “At the heart of our decision is upholding New Zealand’s reputation for high standards of animal welfare. We must stay ahead of the ...
WORKSHOP ON LETHAL AUTONOMOUS WEAPONS SYSTEMS Wednesday 14 April 2021 MINISTER FOR DISARMAMENT AND ARMS CONTROL OPENING REMARKS Good morning, I am so pleased to be able to join you for part of this workshop, which I’m confident will help us along the path to developing New Zealand’s national policy on ...
For the first time, all 18 prisons in New Zealand will be invited to participate in an inter-prison kapa haka competition, Corrections Minister Kelvin Davis announced today. The 2021 Hōkai Rangi Whakataetae Kapa Haka will see groups prepare and perform kapa haka for experienced judges who visit each prison and ...
The Government has introduced the Counter-Terrorism Legislation Bill, designed to boost New Zealand's ability to respond to a wider range of terrorist activities. The Bill strengthens New Zealand’s counter-terrorism legislation and ensures that the right legislative tools are available to intervene early and prevent harm. “This is the Government’s first ...
Coal boiler replacements at a further ten schools, saving an estimated 7,000 tonnes of carbon dioxide over the next ten years Fossil fuel boiler replacements at Southern Institute of Technology and Taranaki DHB, saving nearly 14,000 tonnes of carbon dioxide over the next ten years Projects to achieve a total ...
Attorney-General David Parker today announced the appointment of Cassie Nicholson as Chief Parliamentary Counsel for a term of five years. The Chief Parliamentary Counsel is the principal advisor and Chief Executive of the Parliamentary Counsel Office (PCO). She is responsible for ensuring PCO, which drafts most of New Zealand’s legislation, provides ...
Every part of Government will need to take urgent action to bring down emissions, the Minister for Climate Change, James Shaw said today in response to the recent rise in New Zealand’s greenhouse emissions. The latest annual inventory of New Zealand’s greenhouse gas emissions shows that both gross and net ...
Commerce and Consumer Affairs Minister David Clark says Aotearoa New Zealand has become the first country in the world to introduce a law that requires the financial sector to disclose the impacts of climate change on their business and explain how they will manage climate-related risks and opportunities. The Financial ...
Exceptional employment practices in the primary industries have been celebrated at the Good Employer Awards, held this evening at Parliament. “Tonight’s awards provided the opportunity to celebrate and thank those employers in the food and fibres sector who have gone beyond business-as-usual in creating productive, safe, supportive, and healthy work ...
Applications are now invited from all councils for a slice of government funding aimed at improving tourism infrastructure, especially in areas under pressure given the size of their rating bases. Tourism Minister Stuart Nash has already signalled that five South Island regions will be given priority to reflect that jobs ...
Tēnā koutou e ngā maata waka Tenā koutou te hau kāinga ngā iwi o Te Whanganui ā TaraTēnā koutou i runga i te kaupapa o te Rā. No reira, tēnā koutou, tēnā koutou, tēnā tatou katoa. It is a pleasure to be here tonight. Thank you Graeme (Peters, ENA Chief ...
The Construction Skills Action Plan has delivered early on its overall target of supporting an additional 4,000 people into construction-related education and employment, says Minister for Building and Construction Poto Williams. Since the Plan was launched in 2018, more than 9,300 people have taken up education or employment opportunities in ...
An innovative new Youth Justice residence designed in partnership with Māori will provide prevention, healing, and rehabilitation services for both young people and their whānau, Children’s Minister Kelvin Davis announced today. Whakatakapokai is located in South Auckland and will provide care and support for up to 15 rangatahi remanded or ...
Prime Minister Jacinda Ardern today expressed New Zealand’s sorrow at the death of His Royal Highness The Prince Philip, Duke of Edinburgh. “Our thoughts are with Her Majesty The Queen at this profoundly sad time. On behalf of the New Zealand people and the Government, I would like to express ...
We, the Home Affairs, Interior, Security and Immigration Ministers of Australia, Canada, New Zealand, the United Kingdom and the United States of America (the ‘Five Countries’) met via video conference on 7/8 April 2021, just over a year after the outbreak of the COVID-19 global pandemic. Guided by our shared ...
Source: The Conversation (Au and NZ) – By Amanda Porter, Senior Fellow (Indigenous Programs), The University of Melbourne Cultural warning: This article contains names and images of deceased Aboriginal and Torres Strait Islander people. This article also contains links to graphic footage of police violence. This month marks 30 years ...
It was a day in court that shot former Deputy Prime Minister Winston Peters back into the Wellington spotlight on Tuesday. It’s one of few public appearances since his New Zealand First party failed to return to Parliament six months ago, writes political editor Jo Moir. Immaculately dressed in suit, ...
Opinion - Speculation about National's leadership has died down, writes Bryce Edwards: Judith Collins lives on as leader, but the party desperately needs to rebuild. ...
Source: The Conversation (Au and NZ) – By Terri Seddon, Professor of Education, La Trobe University Federal Education Minister Alan Tudge has launched a six-month review into teacher education. The aim is to return Australian students to the top of international rankings in reading, maths and science by 2030. In ...
Source: The Conversation (Au and NZ) – By Michelle Staff, PhD Candidate, Australian National University “Suffragette white” is proving to be a popular fashion choice for women who want to make a statement. Most recently, former Australia Post CEO Christine Holgate donned a white jacket in her appearance before a ...
Source: The Conversation (Au and NZ) – By Natasha Yates, Assistant Professor, General Practice, Bond University Although the country’s vaccine rollout is not progressing entirely as planned, thousands of Australians continue to receive their COVID vaccines every week. As a general practitioner administering the AstraZeneca vaccine, I find it strange ...
In meeting virtually with President Joe Biden and 39 other world leaders, PM Jacinda Ardern should press home the need to confront the current global economic model based on limitless growth. ‘It has failed us,’ says Wise Response chair, Prof. Liz ...
Source: The Conversation (Au and NZ) – By Gail Iles, Senior Lecturer in Physics, RMIT University Yesterday at 9pm Australian Eastern standard time, the Ingenuity helicopter — which landed on Mars with the Perseverance rover in February — took off from the Martian surface. More importantly, it hovered for about ...
Source: The Conversation (Au and NZ) – By Ann Kayis-Kumar, Associate Professor, UNSW When Debbie (not her real name) lost her main client and was left without a reliable income, the sole trader sold her home and adjoining investment unit to pay off her debts and ensure she had the ...
Source: The Conversation (Au and NZ) – By Gail Iles, Senior Lecturer in Physics, RMIT University Yesterday at 9pm Australian Eastern standard time, the Ingenuity helicopter — which landed on Mars with the Perseverance rover in February — took off from the Martian surface. More importantly, it hovered for about ...
Source: The Conversation (Au and NZ) – By Frédérik Saltré, Research Fellow in Ecology for the ARC Centre of Excellence for Australian Biodiversity and Heritage, Flinders University CC BY-NDClimate Explained is a collaboration between The Conversation, Stuff and the New Zealand Science Media Centre to answer your questions about ...
Source: The Conversation (Au and NZ) – By Peter Martin, Visiting Fellow, Crawford School of Public Policy, Australian National University Of all the weak targets ever adopted by Australian governments, one of the weakest has to have been an unemployment rate “comfortably below six per cent” in last year’s budget. ...
The Transmission Gully interim review has found serious flaws at the planning stage of the 27km highway, “undermining” the successful completion of the four-lane motorway north of Wellington, according to Infrastructure Minister Grant Robertson and Transport Minister Michael Wood. Grant Robertson said the review found the public-private partnership (PPP) established ...
With less than 1% of Auckland Transport’s senior leaders of Pacific descent, Justin Latif asks what the council-controlled organisation is doing to turn that around.“It’s just a battle to be heard.”Kim* is of Pacific descent, has held a variety of roles across local government, and is very familiar with the ...
The Council of Trade Unions has today formally written to the Minister for Foreign Affairs, Hon. Nanaia Mahuta and the Minister for Trade, Hon. Damien O’Connor calling on them to take action to halt ratifying the Regional Comprehensive Economic Partnership ...
Two important omissions in the ministry's process for the sale and purchase of the land at Ihumātao means the deal is "unlawful" until it is validated by Parliament. ...
Last month, David Seymour MP and Nicola Willis MP wrote separately to our Office about the Government’s purchase of land at Te Puke Tāpapatanga a Hape (commonly referred to as Ihumātao). They had concerns about: $29.9 million of the appropriation ...
Kate Winslet descends on television once again to deliver a career-best performance in a cop drama that doesn’t quite deserve it, writes Sam Brooks.Let’s be up front about this: Kate Winslet is one of the greatest actors of her generation, and the reason you’re interested in Mare of Easttown at ...
Analysis by Bryce Edwards Political scientist, Dr Bryce Edwards. Speculation about the National Party’s leadership has died down, after a fortnight of rumours and overt positioning by supposed challengers to Judith Collins. She lives on as leader for a bit longer, and Christopher Luxon and Simon Bridges have been put ...
Responding To The Auditor-General’s Finding That The Government's $30 Million Ihumātao Deal Was Unlawful, New Zealand Taxpayers’ Union Spokesman Louis Houlbrooke Says:“Today we learn that the Government didn’t just capitulate to illegal occupiers ...
Foreign Affairs Minister Nanaia Mahuta has had a busy two days. Hard on the heels of echoing the title of a book edited by academic writer Manying Ip to headline an important policy speech, she was announcing the visit here this week of Australian Foreign Minister Marise Payne for ministerial ...
Source: The Conversation (Au and NZ) – By Amanda Porter, Senior Fellow (Indigenous Programs), The University of Melbourne Cultural warning: This article contains names and images of deceased Aboriginal and Torres Strait Islander people. This article also contains links to graphic footage of police violence. This month marks 30 years ...
"Hamilton City Council cannot justify contributing $10 million to an inland lagoon resort while it’s increasing rates by 8.9 percent," says New Zealand Taxpayers’ Union spokesman Louis Houlbrooke. “If the proposal makes good business ...
It’s embroidery, but not as you know it. Lema Shamamba’s intricate stitchwork features machine guns, severed limbs, people crying – and the logos of the global tech giants she holds responsible.CW: Violence, sexual assaultLema Shamamba fled the Democratic Republic of the Congo when armed militia started killing people in her ...
Covid-19 exacerbated existing levels of material and emotional hardship for people on low core benefit rates, a new study has found. Dr Louise Humpage, a sociologist at the University of Auckland who conducted the study in collaboration with Child ...
With consummate timing, Foreign Minister Nanaia Mahuta has stirred up another controversy days ahead of the first visit of her Australian counterpart, Marise Payne. New Zealand, she says, doesn’t want to use Five Eyes as the first point of contact on a range of issues that existed outside of its ...
Australia Week: The first day of the travel bubble was big news, so Tara Ward stayed home and watched it happen on the television. To mark the opening of the trans-Tasman bubble, The Spinoff is casting an eye across the ditch all week – read our Australia Week content here.The trans-Tasman ...
This year will be the 50th anniversary of the Melbourne Cup of greyhound racing. The Silver Collar is described by the Auckland Greyhound Racing Club as a ‘gruelling’ and ‘stamina-sapping affair,’ raced over an ‘extreme’ 779 meters, which is ...
Source: The Conversation (Au and NZ) – By Jamie Howarth, Senior lecturer, Te Herenga Waka — Victoria University of Wellington The Alpine Fault marks the boundary between the Pacific and Australian plates in the South Island of New Zealand.Author provided The chances of New Zealand’s Alpine Fault rupturing in ...
Last week in Wellington, a man was convicted of rape for removing his condom during sex without consent. For Frankie Bennett, who was subjected to a similar assault, it’s validating – but now we must stop using euphemisms to describe sex crimes. In 2018 I was “stealthed”; a man I was ...
Tuesday, 20 April 2021: Greenpeace has today launched a new petition calling on the New Zealand Government to ban seabed mining from the waters of Aotearoa. The petition calls on Prime Minister Jacinda Ardern to give New Zealand another world ...
Editor’s Note: Here below is a list of the main issues currently under discussion in New Zealand and links to media coverage. Click here to subscribe to Bryce Edwards’ Political Roundup and New Zealand Politics Daily. Today’s contentNZ-China relations: Mahuta Speech Tim Watkin (Pundit): Taniwha New Zealand shows its foreign policy ...
Kiwi Seafarers working internationally have been forgotten by the New Zealand government, their request for support keeps being ignored and their status as essential workers continues to be overlooked. Many Kiwi Seafarers are stuck outside of New Zealand ...
A small number of people have developed blood clots after receiving two types of the Covid-19 vaccine. Mirjam Guesgen explains what’s going on and how different countries are responding.What’s this I hear about blood clots and Covid-19 vaccines?Some people who received the AstraZeneca and Janssen vaccines are developing severe, in ...
Source: The Conversation (Au and NZ) – By Chris Reid, DECRA Research Fellow, Macquarie University Army ants (Eciton burchellii) are known for their vast foraging raids. Hundreds of thousands of ants flow like a river from their nest site, scouring the jungle as they prey on anything unable to escape ...
Source: The Conversation (Au and NZ) – By Lisa Kewley, Director, ARC Centre for Excellence in All-Sky Astrophysics in 3D, Australian National University It will take until at least 2080 before women make up just one-third of Australia’s professional astronomers, unless there is a significant boost to how we nurture ...
Source: The Conversation (Au and NZ) – By Mark Kenny, Professor, Australian Studies Institute, Australian National University Forget last week’s healthy 5.6% unemployment rate. It might be “comfortably below” the Coalition’s 6% threshold for commencing “fiscal repair” (another term for unpopular spending cuts), but the government is under unforeseen political ...
Source: The Conversation (Au and NZ) – By Nathan Bartlett, Associate Professor, School of Biomedical Sciences and Pharmacy, University of Newcastle Last week, the chief executive of Pfizer said anyone who receives its COVID-19 vaccine will probably need to have a third dose within 6-12 months after being fully immunised, ...
Source: The Conversation (Au and NZ) – By Gregory Moore, Doctor of Botany, The University of Melbourne Native deciduous trees are rare in Australia, which means many of the red, yellow and brown leaves we associate with autumn come from introduced species, such as maples, oaks and elms. One native ...
Source: The Conversation (Au and NZ) – By Ilan Noy, Chair in the Economics of Disasters and Climate Change, Te Herenga Waka — Victoria University of Wellington What have we lost because of the pandemic? According to our calculations, a lot — and many of the worst hit countries and ...
Source: The Conversation (Au and NZ) – By Ben Phillips, Associate Professor, Centre for Social Research and Methods, Director, Centre for Economic Policy Research (CEPR), Australian National University The good news from new research conducted by the Australian National University for Social Ventures Australia and the Brotherhood of St Laurence ...
Source: The Conversation (Au and NZ) – By Jen Webb, Dean, Graduate Research, University of Canberra In this series we pay tribute to the art we wish could visit — and hope to see once travel restrictions are lifted. She’s called Maman, and she emerged into the world in 1999, ...
Welcome to The Spinoff’s live updates for April 20, bringing you the latest news updated throughout the day. Get in touch at stewart@thespinoff.co.nz8.00am: Concerns euthanasia patients may take unapproved drugs, suffer prolonged deathAn investigation into how prepared New Zealand is to introduce euthanasia, following last year’s referendum, has uncovered concerns ...
The global movement to take leading academics out of lecture theatres and into pubs to present their latest research is returning to Auckland. Tonight, 20 University of Auckland lecturers will host talks in 10 local bars. The topics range from the search for alien life to the risks of vaping ...
Good morning and welcome to The Bulletin. In today’s edition: Mahuta moves away from Five Eyes in major speech, new research shows raised risk of Alpine fault quake, and trans-Tasman bubble opens on emotional day.Foreign minister Nanaia Mahuta has sought to continue a ‘best of both worlds’ approach to the ...
Business & Investing: The opening of the Tasman for tourists pushes Auckland Airport shares up, with Air NZ also benefiting; Plus Tilt Renewables wins bigger Mercury-PowAR deal ...
Graeme Lay on the problem of downsizing for the elderly Books, books, books: novels. short stories, poetry, anthologies, biographies, histories ... For many elderly people books are a treasured part of their households. Shelves and shelves of them; they're an integral part of our past. We remember when we bought ...
New Zealand is focusing purely on its own adaptations challenges - 'Impacts in My Backyard' - rather than the brutal climate impacts already being felt elsewhere. It's a gaping hole in our strategy, writes Dr Luke Harrington. We Kiwis are more concerned than ever about the significant and growing challenges of a ...
If history is any indication, we would expect the Covid pandemic to increase suicide rates. Dr Dennis Wesselbaum explains how that could be the case. New Zealand is the ninth happiest country in the world as reported in the 2021 World Happiness Report. Yet at the same time, New Zealand has the ...
From Wellington to Glasgow and home again, netball coach Gail Parata is helming the national champion Pulse side, and can call on her old room-mate for help. Dame Noeline Taurua and Gail Parata have a long relationship, once built on deception. Now among the best netball coaches in the world, the ...
Pilots and cabin crew can spend 20 days a month in isolation in order to link New Zealand to the rest of the world - but the hardest part is not feeling welcome when they come home. Matthew Scott reports. Touchdown in Hong Kong. In different times, pilots and ...
New research shows that the risk of the big one hitting the South Island’s spine is far higher than previously thought, write Ursula Cochran and lead researcher Jamie Howarth.Calculating the chance of an earthquake on a particular fault currently relies on the long geological earthquake record, which is both notoriously ...
A new TVNZ drama tells the story of a fictitious gang trying to go straight. Despite being funded as part of a major initiative to get Māori stories to screen, Vegas reinforces some centuries-old stereotypes, writes Leonie Hayden. Episode one of the new drama Vegas aired last night on TVNZ. ...
Australia Week: Nothing tests our mateship with Australia like the disputed delicacies both countries claim as their own. In the interest of diplomatic relations, Alice Neville sets the record straight.To mark the opening of the trans-Tasman bubble, The Spinoff is casting an eye across the ditch all week – read ...
An old-style Marxist's withering takedown on contemporary leftists - even likening today's left liberals with neoliberals - has lessons for our economic and political debate, writes Oliver Hartwich ...
A carefully worded speech on NZ-China relations from Nanaia Mahuta nevertheless carried some telling notes about how the Government plans to navigate the Great Power divide, Sam Sachdeva writes Nanaia Mahuta may lack the bombast of Winston Peters, but her greater willingness to stick to the MFAT-approved script makes it ...
Trans-Tasman quarantine-free flights are back on - as New Zealand's vaccination rollout's been described as shambolic, and Australia's as a failure. On the week that our travel bubble opens up with Australia, both sides of the Tasman have been criticised for falling behind in their vaccine roll outs. New ...
Source: The Conversation (Au and NZ) – By Michelle Grattan, Professorial Fellow, University of Canberra As Scott Morrison gradually pivots his climate policy towards embracing a target of net zero emissions by 2050, he is seeking to distinguish the government from “inner city” types and political opponents who’ve been marching ...
Source: The Conversation (Au and NZ) – By Michelle Grattan, Professorial Fellow, University of Canberra Peter Dutton has begun his tenure as defence minister by delivering a very public slap to his most senior military adviser, chief of the Australian Defence Force Angus Campbell. Dutton’s overriding of Campbell’s initial command ...
Source: The Conversation (Au and NZ) – By Tony Blakely, Professor of Epidemiology, Population Interventions Unit, Centre for Epidemiology and Biostatistics, Melbourne School of Population and Global Health, The University of Melbourne Coinciding with the Trans-Tasman travel bubble starting today, over the past week there have been murmurings Australia could ...
Source: The Conversation (Au and NZ) – By George Wilson, Honorary Professor, Australian National University The US Congress is considering a proposed law to ban the import and sale of kangaroo parts. Backed by a campaign called Kangaroos Are Not Shoes, the bill is aimed at stopping Nike, Adidas and ...
By Praneeta Prakash in Suva Fiji Prime Minister Voreqe Bainimarama says a breach in protocol in relation to the 53-year-old woman now testing positive of covid-19 should not have happened. The woman who was working as a maid in a border quarantine facility developed symptoms last Thursday, but continued working ...
The Pacific Newsroom Vanuatu’s capital island of Efate has gone into covid-19 lockdown for three days after a body was found on a beach near Port Vila. The body, which tested positive for covid, was that of a Filipino crewman from the British-flagged liquified petroleum gas carrier Inge Kosan, a ...
While the trans-Tasman bubble today is “a significant day” for New Zealanders, any moves to open the borders to other countries will need to be be based on hard evidence, the prime minister says. After months of discussions, the trans-Tasman bubble is officially open. The prime ministers of New Zealand ...
Asia Pacific Report newsdesk The local West Papua action group in Dunedin has met Taieri MP Ingrid Leary and raised human rights and militarisation issues that members believe the New Zealand government should be pursuing with Indonesia. Leary has a strong track record on Pacific human rights issues having worked ...
So after 3 and a half years, we have to wait another six months for another working group to start from scratch to evaluate light rail. It doesn't even sound like Dominion Rd is a definite as they've now mentioned Sandringham Rd. So absolutely nothing has been decided.
No decision on Auckland light rail, as Government opts for 'fresh start' on project | Stuff.co.nz
This project was originally sold to us as a much needed rail connection to the Auckland International Airpor. But it definitely won't be connecting to the airport anytime soon. (if ever).
So what's it all about?
Don't we ever learn?
Doesn't anyone remember the vanity project that was the viaduct light rail?
Developers thought it would be hoot to get rate payers to fund this vanity project to give their condo development a bit of a boho look. This vanity project has served its purpose and, despite all the big talk of extending it down Quay street to the Britomart transport hub, has been moth balled.
Now again there is talk of developers cashing in. With plans for multi-level condiminiums down the length of Dominion Road.
Of course these developers want a light rail, tramway, or whatever you want to call it down the length of Domininiou Road. Don't matter if, like the viaduct tramway, it doesn't actually connect to anything, because the tax and ratepayes will be footing the bill. But it will look flash. (for a while anyway).
Talk is, the construction will drive all the small businesses retailers down Dominion Road to the wall, and the developers will be able to buy up all these properties in a fire sale.
And the character of Dominion Road will be changed forever.
I feel I want to throw up.
I mean really, haven't we had enough of corpoarate welfare in this country?
Meanwhile Puhinui Road and the South Western Motorway is crying out for relief from traffic congestion to the airport. Let's get all those cars off the road The corridor is there. The need is there. Mike Lee saw the wisdom of it. The main trunk rail line is ritht there. What could be simpler. Even that old dinosaur Winston Peters with his populist air to the ground knew he could make political capital over the light rail vanity project down Dominion Road. The light rail project down Dominion Road, (or possibly down Sandringham Road) benefits no one except very limited special interest groups. It won't benifit workers who want to commute to their airport or nearby support workplaces, who currently find themselves in near grid lock traffic jams every working ding dong day.
It doesn't benefit arriving and departing air travelers from who want to get into and out of the city centre with as least hassle and time, and with a certaintly of timely arrival.
It doesn't benefit local businesses and residents.
Let's hope this disorganised dog's breakfast gets so tangled up in its own hubris that it never actually leaves the drawing board or the fevered imaginations of the condo builders.
So from today the minimum wage increases from $18.90 to $20 which will help some people. (I still think it would have been better to give everyone an extra $40 in the hand by changing the tax brackets so less tax is deducted). The tax brackets have not been adjusted since 2009? and both Nats and Lab have never adjusted for inflation. Any income over $48k is taxed at 30% which is way too high. And income over $70k that used to be 'rich pricks' income at33%. Well $an income of $70k is not what it used to be.
Last week we had the largest intervention in the housing market in decades which soaked the rich.
This week the minimum wage went up again, and taxes on the super-rich went up.
It's not like they're doing nothing.
so the tax paid by the super rich has gone up , really. How some are sucked in by what is said as to that what happens in the real world.
https://i.stuff.co.nz/national/politics/300238241/more-than-40-of-millionaires-paying-tax-rates-lower-than-the-lowest-earners-government-data-reveals
Who engages the best tax lawyers and accountants in the country.
The "super rich"
They won't be paying this tax.
Wish they would do something about dependent partners – they managed to for the COVID response. The extra tax (about 5,000 per year) a single person supporting two people pays over two people earning the same income might enable things like Kiwisaver that simply isn't affordable supporting two people affordable – let alone saving for retirement for two people.
Oh that is right they did do something – they removed the ability of partners to get NZS so now the working partner has to work even longer.
It is april 1st!!!
[TheStandard: A moderator moved this comment to Open Mike as being off topic or irrelevant in the post it was made in. Be more careful in future.]
Yay! minimum wage goes up to $20…
Boo! Auckland Light Rail development according to Rt. Hon. Jacinda Ardern on RNZ this morning, is open to Public Private Partnerships–the NZ Labour Caucus monetarists (and their fifth columnist prodders in Govt. Ministries) invite further penetration of what should be public infrastructure by private capital.
Have a great April 1st.
[TheStandard: A moderator moved this comment to Open Mike as being off topic or irrelevant in the post it was made in. Be more careful in future.]
Penk and Brown? April Fools surely…
[TheStandard: A moderator moved this comment to Open Mike as being off topic or irrelevant in the post it was made in. Be more careful in future.]
"Chris Penk-Simeon Brown"
Heh- fortunately I checked the calendar this morning.
[TheStandard: A moderator moved this comment to Open Mike as being off topic or irrelevant in the post it was made in. Be more careful in future.]
"It is all about growth. Even when it is clear that more and more people want and need a reliable, trustworthy public broadcaster on free-to-air radio, the ultimate aim for RNZ is about boosting numbers.
Sometimes this “growth fanaticism” is presented cleverly. It has been described as a ‘moral obligation’ for RNZ ‘to build lifelong relationships with all New Zealanders’.
But ultimately it is the same ethos as listening to ambitious sales people talk about their targets."
https://www.newsroom.co.nz/if-the-rnz-totara-falls-is-anyone-listening
And a Minister who appears to have disproved his earlier promise.
In other breaking news on April Fool's Day the Prime Minister has decided that the Deputy Prime Minister will enter a Monastery and Mr Robertson has chosen to take an extended stay in the Kopua Monastery in Central Hawkes Bay. His parting words were "I shall spend my remaining years in prayer that my offences against the New Zealand people may be forgiven. I shall never speak again".
This is a Trappist establishment. Trappist monks do not take a vow of silence but do not indulge in "idle conversation". This is a problem for Grant as idle conversation comprises his entire repertoire.
[TheStandard: A moderator moved this comment to Open Mike as being off topic or irrelevant in the post it was made in. Be more careful in future.]
"Ooh! Ooh! Look at me! I got the joke!"
A journey, where some of the scenery is different but the destination is the same.
https://www.theguardian.com/business/ng-interactive/2021/mar/31/uk-housing-crisis-how-did-owning-a-home-become-unaffordable
I think this Housing Crisis situation must be happening in most country's that adhere to neo liberal policy. Pulling back on state house building and selling off the same to reduce "big government" is a huge loser policy for the people that need it. And speculation in housing also rampant around the world with the same result-unaffordabilty. I think supply issues are not to blame in affordabilty, got fuck all to do with it IMHO. Our world pricing systems are all driven by demand regardless of supply levels. Butter anyone? We are surrounded by cows yet the price is up. Same with houses. Controls are needed but won't be forthcoming under neo liberal Govt's. Stuck with it!
It really depends on the Govt.
Take WA for example.
Here is a house 4 bedrooms 2 car garage and 2 bathrooms with a rumpus room, just 500m from a popular and good swimming beach.
For those buying their first home there is a huge discount provided by the Govt for new builds, so the incentive to buy existing houses by new buyers is just not there, and there is no upwards pressure on the market. House prices for 3 – 4 bedroom homes have stayed around the 350k – 450k range for years.
"It really depends on the Govt."
It does and it dosnt…..western central banks are members of a club and if you want the benefits of belonging to that club you play by the rules…and the rules are set by the hegemon…currently the US.
The government CAN decide it dosnt want to be in the club but that means losing the benefits of being in the club….and they fear that more than anything else at the moment.
Essentially, unless the Government decides the cost of being a member of the club is too high they are little more than middle management or worse, sales reps.
Fact is that successive WA Governments have consistently supported their construction and building industries thus maintaining and preserving a dedicated labour force. So there is no shortage of housing stock. They are in the fortunate position also of having abundant land available for development, and they have a well developed public transport system that supports these new developments. The biggest crisis as far as WA is concerned is the availability of water. There is a huge aquifer and a massive salt water desalination plant, but the rainfall in the area has steadily decreased over the last few decades as a result of the Hadley Cell shifting south with AGW and dramatically changing the climate.
Knew about the support, was unaware of the water issues and will note that the support dosnt prevent crashes if conditions are right,
"Values in Perth and Darwin are more than 20% below their 2014 peaks, while the remaining capital cities have seen housing values move to new record highs through the COVID period."
https://www.corelogic.com.au/news/why-didnt-australian-housing-market-crash
Yup. Aussie Citz get a 50k handout for new builds I think. If that's true and could be used to support the deposit then a great help, well done AU. SFA this side of the ditch tho!
Checking out Real estate windows on the Goldie shows pricing cheaper than Tauranga/Hamilton and way down on Auck. Sydney not so good tho. Go figure.
Our Gov did that years ago by allowing Kiwisaver funds to be used for 1st home deposits and then added a grant on top…..if joe public cant save the deposit (because of high rents living costs in relation to wages) then a mechanism needs to be provided to put a floor under the market.
Wouldn't 50k here pretty much go straight to the local council?
Depends on the cost of the build, but up to $500,000 build is around $5000 in Auckland.
https://www.aucklandcouncil.govt.nz/building-and-consents/building-consents/Pages/building-control-fees.aspx
That might look as if it is in Perth but it is actually quite a long way south.
It has about the same relationship to Perth as Paraparaumu has to Wellington, or the Auckland CDB to Karaka.
Perth has been in a depression for a couple of years now with the mines in the north of the state caught up in the Chinese row with Australia and the FIFO people who work there and live in Perth out of work. There are a lot of houses in the area for sale.
So relies who live there tell me anyway.
Warnbro, which is the local station on the Mandurah line, is a 40 min ride into the city. There is a train into the city every 10 mins. You might as well live there as in the City. I enjoy riding the train, and passing the cars on the Freeway as you travel at well over 130kph, and no traffic jams.
Lithium mining is the future it seems. Some of the FIFO people have packed up and left, but many others lived out of State – even here in NZ!
Agree…it goes back to the liberalisation of the finance and banking sector that essentially gives the banks a free hand to create credit (debt) as they like and so they have….and why wouldnt they, greater credit means greater profit for them.
Especially when they now know that when they overdo it the public purse will bail them out a la GFC.
Did people look at the link provided?
Did you notice what The Chancellor did in 2015 that was meant to solve the housing problem. It didn't do anything did it?
Now can you see any real difference between that and what Grant has just announced here? No? So what makes anyone think that the current Government actions will do anything at all to even ameliorate, much less solve the New Zealand problems?
Did anyone look at the link?…i have no idea, but i would suggest a couple of points, firstly they already had a reduced offset ability that was further reduced, unlike here where we have gone from 100 mph to zero in one hit, and as I have constantly espoused it is sentiment driving the market, sentiment spun by the vested interests.
But in a way you are correct, the underlying driver is the availability of credit which is the point, that is driving the price growth but that easy money (supported by ever decreasing interest rates) has run out of road…where to from here?
Item about a female stalker from today's Stuff webpage:
https://www.stuff.co.nz/national/crime/124709613/a-stalker-has-promised-her-victims-she-will-not-stop-until-she-dies
80 convictions for breaching protection orders. Now if only the authorities had been this assiduous about dealing with certain male stalkers or abusive ex-partners ….
Stuart Nash ..Police Minister, 2019
https://www.rnz.co.nz/news/national/390755/hawke-s-bay-mayors-gang-patch-ban-rejected-by-police-minister
Also Stuart Nash …Not Police Minister, 2021
Now personally I don't get all hot and bothered about patches. Living in the un ironically named Nash Street, in the middle of the Hood, I probably should ..but I just block it all out.
The issue I have is particularly with Nash, who rants and raves about a number of issues…only to disappear from the room when in a position to actually act on his beefed up "manly man" "Get Hard" rhetoric ..gangs, housing, jobs, fisheries…all have been through the same wash with Nash.
I've often said, given his stance on a number of issues, he should have joined the National Party. And as it turns out…by now he could well be Leader of the National Party.
Instead Labour are stuck with him. Like the kinda annoying cousin from the provinces that makes you dread the family Christmas year in year out.
But then again, it would seem he fits perfectly with Labours policy of incremental inaction..
Napier has the highest ratio of people in the country waiting for stable housing. Half of the motels are housing people who would be living on the street. Other areas have a high need as well.
An older teenager might find joining a gang giving them security or a place to escape. The one thing the government can do is build more state houses to deter youth joining a gang. Once in a stable home then the older teenager could look at job training or furthering their education. Youth are under so much strain when living in poverty. When home is an unhappy place a teenager will find ways to spend as little time there as they can.
Indeed. Like you say…The two problems that lead to gang membership here in the hood …dire lack of affordable, secure housing, and, equaly, wages in the orchards basically at a standstill since the 80's. When we first moved here people who worked on orchards and in the meat works could hope to buy their own home ..now a kiwibuild in Marenui was.$385,000 upwards ..and that was last year. .prices around these parts have escalated.
People tend to talk about "housing insecurity" in a slightly detached way, as if its purely a financial problem. I'm not sure they understand the effect on children of a life of feeling "less than" with parents at breaking point, time and time again, looking for yet another house…always on the back foot…
So, whatever, they can ban gang patches ..its not going to stop the problem one little bit…but I guess, out of sight, out of mind for some..
"Bernard Hickey wrote about this in January, suggesting that the Government could actually use this money to build up to 800,000 new homes: “Rent subsidies paid by the central government are forecast to rise from $2.6b last year to $4.2b by 2025. They have already risen from $1.9b over the last four years, Treasury figures show. Just as first home buyers use their rent to calculate how much they could afford to pay in interest, the Government could currently borrow over $400b with that $4.2b of rent subsidies. At $500,000 per dwelling, that $400b would ‘buy’ 800,000 new homes, which would be half the current housing stock of the entire country”
https://democracyproject.nz/2021/04/01/bryce-edwards-political-roundup-the-missing-part-of-the-govt-housing-package-state-builds/?utm_source=rss&utm_medium=rss&utm_campaign=bryce-edwards-political-roundup-the-missing-part-of-the-govt-housing-package-state-builds
An excellent piece that highlights how woeful the Governments action (?) on state housing is (and has been)….why is the Government not ramping up its ability to directly build the housing needed or, if incapable ,at the very least directly contracting to the private sector a construction programme significantly larger than current?
Fear of success perhaps?
Yeah the rental subsidy has been out of control for a while.The government could build or subsidise young people to build a heck of a lot of assets with it. Personally I think in some of the smaller districts they could add up the amounts paid – work out how much to build to collapse the rental market and then move outwards in ever widening crcles.
except they dont wish to collapse the market….hence the constrained build programme
I think its a rort and I can only assume that the government, regardless of hue is complicit. Surely they must see what other see or are they so naive?
They see it..and are very afraid, It is largely the basis of our economy.
"Chris Penk-Simeon Brown Ticket"
April Fools Day joke…surprising the numbers- on a political blog- who didnt get it.
[TheStandard: A moderator moved this comment to Open Mike as being off topic or irrelevant in the post it was made in. Be more careful in future.]
April Fools got cancelled.
Oh the poor wee numpties:
I fell for it.
yes, its a good one too. just enough truth in it to be believable and make me click to if a couple of nobodies could roll a never was
Why do we need to tax the rental income of landlords? Why not make residential rental income rent free?
I know that today is April 1st, but the above comment is not made in the spirit of April Fools Day.
Owner-occupiers do not pay tax on the income imputed to them by dint of their living in their own homes. This income is essentially the rent that they save from doing so.
Landlords probably pass the tax on as part of the rent, so it just represents an additional burden on tenants, and is probably a form of 'double taxation' (a situation where two lots of tax are paid on the same income tranche).
It would also put to bed all the arguments flying about over the removal of interest deductibility.
You know, I don't get taxed on the hire fees I don't earn from not providing a taxi service using my car. Not that I'm complaining.
I don't think a automobile is deemed to be an investment. I suppose one has to draw the line somewhere between what are considered investments, and what are considered consumption. Houses for some reason are considered investments. I suppose it’s because they are eminently rentable.
Why not make rent payments tax deductible?
Why not make rent payments tax deductible?
The danger with that is that landlords, knowing that tenants are receiving a tax break, would see it as an opportunity to up the rent.
Because the higher the rent the more tax you can deduct and the more profit. I don't think this is a good idea.
Top policy was to put a value and charge tax the advantage people get from owner occupying over renting if memory serves me correctly.
It does serve you correctly. It was one of the more subtle and important policy ideas TOP had – yet totally misunderstood or ignored.
Problem was it did not account for people on lowish fixed incomes – they'd've been obliged to sell.
Every time someone brings up this objection – and you are by no means the first – I'm left wondering at the dishonesty of omitting that TOP explicitly covered this off by giving people the option of deferring the CCT until either the property was sold or passed on in an estate. Effectively converting it into a standard CGT or an Estate Tax. But either way they got to live in their home during their lifetime without a hit to their cash flow.
I've forgotten how many times I've typed that out now. Please don't make me do it again.
"did not account for people on lowish fixed incomes – they'd've been obliged to sell"
Quite. And they are most likely to be retired people who over their lifetime have had relatively limited financial resources and acquired only one home, which, when it went onto the market, would most likely be bought by someone with several.
My suggestion is pretty much based on the same principle, and may be more useful in the current climate.
Landlords probably pass the tax on as part of the rent,
Landlords cannot operate like the IRD taxing a tenants rent.
Is there a way to stop this?
Landlords cannot operate like the IRD taxing a tenants rent.
They don't actually tax tenants' rent. But I would assume that they tailor the rent that they charge so that it takes into account the amount of tax that they themselves are paying on that rent.
The first rule in business is to watch the cash flow.
Any increase in costs, such as this new tax, must be managed, either the profit is reduced, costs are reduced elsewhere or the price is raised – or some combination of both. What cannot happen is that the cash operating profit goes negative. In that case the shareholder must either add funds, or the business is insolvent.
This new tax will likely take some unknown fraction of landlords into negative cash flow territory. I know that it's taken us very close to it, and our mortgage is relatively low compared to what it used to be. If this had happened to us ten years ago we would have fallen over almost for certain.
So are tenants now going to be taxed by the landlord, if so the rent has to increase?
So are tenants now going to be taxed by the landlord, if so the rent has to increase?
This would not be the case if landlords' rental incomes were tax free.
Yeah but many landlords charge rent completely unrelated to their costs i.e. market rent.
My mother on NZS has just had her rent put up another $30-00 a week on the mortgage free unit because the "market" says so. Also landlords aren't business people in most senses of the word. They don't even get when the government puts subsidies up by $30-00 that it is a 70 cent in the dollar subsidy. So the $30-00 rent increase means at best the person gets only $21-00 and is now $9-00 poorer. Business people they are not. You might be but many are not – for a large number the relationship between cost and rent isn't that existent.
There are many….whether they are implemented however is a different question.
Consider….an investor buys a property 20 years ago with a 20% deposit and a $100k mortgage over 25 years…the mortgage outgoings including principal payment at current interest rates equate to around $100 pw…there are additional costs associated but they remain deductable,
What is the current market rent for that property?
Debt ratios are key.
A friend of mine owns 20 rental properties – she had 22 but assisted her tenants to buy them. She paid the mortgages off years ago and charges rents that are affordable and reasonable.
Market rent is like CEO's salaries – once they start going up the market says they have to keep going up. They become self-perpetuating. They then push the price up as the capital gain starts outweighing the actual value and we end up in a viscous cycle with the working class as pawns in the capitalist game.
I partly blame Christchurch where profiteering after the earthquake massively increased rents and emboldened rampant capitalism. That is when a rent freeze should have gone on.
It was happening long before the ChCh quakes….the rent rort post quakes in ChCh was driven by insurance money….it increased the ability to pay.
Disaster capitalism
There are several ways to do this. What I think you're going for is to take the costs and add a margin. But then every owner will have different costs based on their mortgage, and it would lead to odd outcomes – if for example the owner came into an inheritance or windfall and used it to pay down their borrowings, thus reducing their costs – would you argue for the rent to fall at the same time? Or if the same house was then sold to a new owner with a much larger mortgage – should the rent immediately rise to match?
That's not how virtually any business works.
What actually happens I think is that the 'market price' is set by the vendor with the highest marginal cost. It's a bit like the electricity market in this respect – total supply must always equal total demand – and during peak periods when the most expensive generator comes online (because it has to) then everyone else is paid the same price that this generator charges.
The residential rental market isn't quite so rigidly organised like this, plenty of landlords actually charge well below 'market'. The data that the Ministry of Housing publishes is only for new bonds, it doesn't track older established ones at all – which as a rule are lower than for new tenancies.
The other way to look at this is to consider what would happen if the owner simply sold the property and put the cash into a bank deposit. This would be considered the 'Minimum Risk Rate of Return", which by convention is set at 3%. So if we took your 20 yr old property that is probably now worth north of $750,000 that would equate to around $22kpa return before tax. If you're going to go to the hassle and risk of renting the house to someone you'd certainly want to do better than this. Consider that your fixed costs – rates, insurance, R&M, new compliance rules, and management fees etc – are going to be at least another $10kpa, this means you need a rental income of around $32kpa just to do better than putting the money in the bank. That's a rent in the order of $620pw.
This is pretty easy to work out for the property you live in, just go to qv.co.nz and enter your own address. Then do the numbers for yourself – it should give you a sense of what your minimum rent should be if your landlord was being economically rational.
And the investor that bought the property for 120K 20 years ago may well decide that original 20K investment that is now worth say 750K today is better off in a TD or somewhere else…thats for him or her to decide…the point is IF the investor has not increased his/her leverage the pressure to increase rents does not exist…..it is a choice.
Nope – you need to have a bit more of a think about it. What would happen if the market consisted of just two rentals – an old one with no mortgage that had fixed costs only say $200pw or a new one with borrowings that had a cost of $600pw? And each landlord charged enough just to cover these costs only?
And now consider there are only two tenants who can choose between them. Assume both houses are of similar desirability for the sake of the argument. Which one would they both want? The cheap one at $200pw of course. But only one can live in it, forcing the other to pay $600pw to live in the other one. Well the landlord charging only $200pw might be content with this situation, but what happens when demand increases and a third new tenant appears in this market?
Of course none of this addresses the current problems in the NZ housing market that go well beyond the dynamics of the rental market, which has existed since the year dot.
a lot of mental gymnastics going on there to attempt to refute the fact the original landlord has a choice….and none of it changes the fact he/she does.
the fact the original landlord has a choice
So the original landlord charging only $200pw retires and decides to sell to a new operator? One with a much larger mortgage.
The point is that you're essentially relying on the willingness of this person to leave $400pw on the table indefinitely. You may well have an opinion on the morality of this, but I think you can see that in the context of a real world market – it's just not a stable scenario.
The willingness or not of the investor to set their rent at whatever will depend on multiple factors…one being the quality of the tenant…it is financially advantageous to the investor to have a reliable trouble free tenant who may be able to afford a lesser amount than to risk a series of unsuitable tenants and vacancy periods….real world enough for you?
I know investors who operate on this basis and have done for years…a good long term tenant is worth their weight in gold.
But all of that aside the original comment was regarding landlords passing on the tax changes to tenants and my comment pointed out that there is no need for many investors to pass on costs as the carry little or no leverage, and have no financial pressure to do so…..and as stated previously, those that are excessively leveraged and operating a marginal investment have the option to rebalance or exit …..non viable businesses are wound up all the time.
If two farmers are producing the same crop, but one due to having some competitive advantage – better rainfall or management methods for example – has a lower cost of production, and demand equals or exceeds supply, do you think this farmer will sell at a lower cost than his neighbour? Of course not – that farmer sells at the same price and uses their competitive advantage to make a higher profit.
This is how all businesses work, why do you think residential rentals must be an exception?
The most important factors in determining the level of rent is:
– Size of mortgage to service
– Number of bedrooms
– Location
Quality of the tenant might help in terms of future rent increases, a little. I have one house which we haven't increased for three years because they are solid and there's zero debt on it.
There's two others, only one of which has a mortgage and it's small – we do review that annually.
Agree with you about the very marginal investors. They will now get out, or their banks will tell them hard to sell one or two and bring their position down, or the next time they go to their bank for a rollover they are going to get a reality check. That's a desired outcome from government policy.
@Ad..yes dont disagree with factors setting rent but for some reason RL wants to debate a self evident truth regarding financial pressure on low or zero leveraged investors.
And yes banks will be having some uncomfortable conversations.
my comment pointed out that there is no need for many investors to pass on costs as the carry little or no leverage, and have no financial pressure to do so
For any given net profit the landlord's tax payment will always appear in the rent that he charges, for example (for a net profit of $100 pw there are two ways that this can come about:
(a) At a tax rate of 33% the landlord will need to add $150 to his outgoings in setting the rent, or
(b) At a tax rate of zero he will need to add only $100 to his outgoings.
Actually there are more than two when one takes into account the fact that different landlords may be on different tax rates.
@Mike
I am talking about pressure, not profit/return.
Simplistic…in fact there are numerous determinants in crop sales and the price is seldom the same for all sellers or even for the same seller across the entire crop….and one critical factor is the relationship.
But obviously its important to you for some reason to convince yourself that all investors behave the same way when patently they dont and as said originally the investor has choice….or do wish to continue to deny that fact?
And as an after thought what happens to the dairy farmer whose cost of production exceeds the MS price?
Buyers don't care or even know about the cost structure of the producer. If two truckloads of turnips from two different farmers turn up at the produce market – then all other things being equal – they will sell at the same price. What actually sets the price on the day is the balance of supply and demand.
Introducing other factors is irrelevant to the argument here.
And as an after thought what happens to the dairy farmer whose cost of production exceeds the MS price?
Either they find a way to reduce their costs or they go out of business. Tough on that farmer but good for the economy as a whole because it tends to drive toward better productivity over time.
what happens to dairy farmers who's costs exceed the MS price is an unwelcome visit from the bank….much the same will be occurring with many investors who are over-leveraged.
And turnips?….lmao..youre a funny guy
Great so what you've finally concluded – which is what I said days ago – is that as over-leveraged landlords exit the market the supply of rentals will go down. At a time when there is already a shortage of rentals this is only likely to put upward pressure on rents.
The argument that ex-rentals automatically become first homes is flawed because it assumes that ex-tenants are all going to become first home buyers just because they want to. What happens in reality is a lot more messy than this.
Have you been drinking?….you are arguing with yourself.
Go back and read what I wrote.
Aye but you're arguing that the market rent by necessity must be $600-00 per week because the most leveraged "investor" determines he market price. In you scenario both tenants would pay $600-00.
"Well the landlord charging only $200pw might be content with this situation, but what happens when demand increases and a third new tenant appears in this market?"
The landlord charging $200-00 might be even happier because they know that they are providing good support to someone even though demand has increased.
The rate of return argument is financial trickery to justify such financial rorting. It also becomes self perpetuating as values increase – I must charge this much because I could otherwise do this. The classic paradigm of knowing the price of something but the value of nothing.
It's nonsense pretending their is a strong relationship between rental income and cost. The fact that so many properties are actually untenanted – if the relationship was as strong as you suggest then you would not be rational to have a property untenanted. Plenty of landlords are content to have this occur.
Market rents like much of economics is filling an emotional response by landlords. It is nice couching economics in notions of rational players but that notion is a pretence.
It's why things have to be regulated.
The landlord charging $200-00 might be even happier because they know that they are providing good support to someone even though demand has increased.
This indeed is the position we are in. If I was to achieve the same return from my rents as selling up and putting the money into a 3% TD, I would have to increase them all across the board by $160pw.
Sustaining this position is a choice. Up until now I've been reasonably happy to accept a relatively modest cash operating profit because I could anticipate doing better once the mortgage was paid down. Plus indeed we did see it as a social good.
Well both of those conditions are now off the table, this govt has now added a new tax that reduces our cash operating flow to zero and has openly told us that what we are doing is no longer considered of any social benefit.
So either we increase the rent or do something else. Probably the latter.
I'm by no means a big financy guy, but it seems to me and rando calculator site that a landlord owning a $120k house that is now $750k after 20 years that the landlord already has a calculated return of 9% per annum.
Sure, let's say the saint will never sell. Sunk cost is $120k (plus interest on the mortgage that is now paid off), with ongoing rates and maybe a margin for projected maintenance (piles, drains, etc). That's if they're people who are genuinely providing a public service with no thought of profit, just the costs being covered. Not that private ownership is necessarily the best model for that, I'd suggest a trust or charity as an instrument for community rent provision.
But none of that has anything to do with market rates. That's a function of supply and demand. Housing shortage, so it's down to how much individuals can afford to pay before they're living rough.
Many landlords will be somewhere between those two extremes. Some might well be practically a housing service. #notAllLandlords is the problem with that charitable view, though.
@McFlock
Persisting in pretending there is no difference between cash flow and capital gain really disqualifies you from any honest participation in this conversation.
As for your idea that the market can run purely on a not-for-profit charity model, runs afoul of the fact that sooner or later those charities will have to renew their stock, and find the funds to do this. In the long run they have to operate commercially on pretty much the same basis as private operators do.
And then most private operators make relatively low cash operating profit, the difference between them and a ‘not for profit’ charity amounts to sfa.
You're the one saying the current capital value has anything to do with cashflow on a house bought 20 years ago.
If someone buys a house as a public service, the only costs are the costs of purchase (incl mortgage) and ongoing costs like rates and maintenance. And they don't have to "renew their stock" if they maintain the house.
Houses in NZ have about an 80yr economic life. This means that roughly 1.25% of them must be replaced every year just to keep pace with existing stock, much less meet a growing population. In my lifetime NZ has roughly doubled it's population.
And just about anything older than 50yrs no longer meets modern expectations, and needs substantial investment.
So in reality your 'housing charity' has to keep either replacing or adding to it's stock – at current market prices – in order to stay in the game. And it cannot do this on fresh air.
Many years back we were involved in Habitat for Humanity in the Wgtn area, essentially the kind of housing charity you have in mind. Once we got involved at the board level we had to be schooled in this lesson the hard way.
"At Habitat for Humanity Australia, we believe in helping low-income families achieve the dream of building and owning their own home."
"To date Habitat for Humanity Australia has built more than 160 homes in New South Wales, Victoria, South Australia, Queensland."
Habitat for Humanity and land Lords – not so different?
My (one and only) home is ~60 years old; it may not meet modern expectations but it (still) meets mine, and I’ve never had a complaint from occasional visitors.
So we have an arc in capital value that a well-maintained house goes from 120k to 750k @20 years to $0 at 50 years? I mean, bollocks, but even if it were true you could find that fiscal sweet spot.
Because they don't need to create a house from thin air, if the objective is to not lose money they can sell the old one and buy a new one using the increased capital value. And a landlord renewing their stock is renewing their capital assets.
But of course any landlord would be lucky to be in the business for 50 years, anyway – one reason to go to a longer term structure than personal ownership.
@DMK
Well like McFlock when we first started with H4H we too thought like he did, but it turned out we were quite wrong. A couple of older and more experienced members had to be quite sharp with us over it.
And H4H is not even a rental charity. That would be closer to the Masterton Community Trust model, and even that very well established entity charges rents that are not all that much lower than the private market in the same town. Certainly they don't hold their rents static for 20 years as McFlock would have them do.
Are rates and maintenance static for decades?
As for "not all that much lower", that difference is still significant for the people who rent it, so "not all that much" is a relative term.
There are several ways to do this. What I think you're going for is to take the costs and add a margin. But then every owner will have different costs based on their mortgage, and it would lead to odd outcomes – if for example the owner came into an inheritance or windfall and used it to pay down their borrowings, thus reducing their costs – would you argue for the rent to fall at the same time? Or if the same house was then sold to a new owner with a much larger mortgage – should the rent immediately rise to match?
Differing tax rates also come into it. A landlord on a 17.5% tax rate can afford to charge a lower rent and still make the same net profit as a landlord on a 33% rate
“It’s a bit like the electricity market in this respect – total supply must always equal total demand – and during peak periods when the most expensive generator comes online (because it has to) then everyone else is paid the same price that this generator charges.”
This is why the Labour Party's single seller proposal, of earlier years, may have been a good idea. At peak times electricity could be sold, by a single seller, at an average price. A 'single seller' arrangement, however, would obviously not be appropriate in the residential rental market; mortgages, and landlords' tax rates (as pointed out above), would be disorienting factors. This is why mortgages and differential tax rates should not be factors in determining rents. Fairly stable, and equal (after factoring in differences in the quality of the dwelling) rents would seem to be desirable.
Influences due to differences in tax rates could be avoided if the same tax rate was applied to all rental income – I would suggest 0% ), but I think the influence of mortgage payments could only be avoided by removing them from rent determinations altogether. this latter suggestion would make sense since mortgages should be the landlords' responsibility in any case.
PS: If there was a CGT in place the fact that mortgages, including their interest component, are capital expenditure would suggest that the aggregate unclaimed interest might be considered deductible against a capital gain.
This is practice in a few US States, though it seems to be widely seen as an un-natural tax distortion there and is understood to have elevated house prices.
In considering this I think too much emphasis can easily be put on the differentials and incentives (between occupiers and investors or between landlord renter) and not enough on how much borrowing can be accrued against housing which appears more important to pricing.
The problem is that councils now reclaim all of the cost of supplying services to new sections in the first year not over a 30-50 year span from rates as used to be the case. The 4 billion spend announced last week was specifically to negate this practice for goverment builds.
Thats why sections are so bloody expensive.
Penk and Simian. Very droll. Two April Fools.
[TheStandard: A moderator moved this comment to Open Mike as being off topic or irrelevant in the post it was made in. Be more careful in future.]
https://www.rnz.co.nz/news/national/439646/sir-ron-brierley-pleads-guilty-to-possessing-child-sexual-abuse-material
Reminds me of the Jewish theme of the song 'If I Was a Rich Man' of what he would do. One who lives the ethical life, with little indulgences!
'Dear God, you made many, many poor people.
I realize, of course, that it's no shame to be poor.
But it's no great honor either!
So, what would have been so terrible if I had a small fortune?'
If I were a rich man,…
And then –
I'd build a big tall house with rooms by the dozen,
Right in the middle of the town.
A fine tin roof with real wooden floors below.
There would be one long staircase just going up,
And one even longer coming down,
And one more leading nowhere, just for show.
I'd fill my yard with chicks and turkeys and geese and ducks
For the town to see and hear.
And each loud 'cheep' and 'swaqwk' and 'honk' and 'quack'
Would land like a trumpet on the ear,
As if to say 'Here lives a wealthy man.'
But then –
The most important men in town would come to fawn on me!
They would ask me to advise them,
Like a Solomon the Wise.
'If you please, Reb Tevye…'
'Pardon me, Reb Tevye…'
Posing problems that would cross a rabbi's eyes!
And it won't make one bit of difference if i answer right or wrong.
When you're rich, they think you really know!
https://genius.com/Topol-if-i-were-a-rich-man-lyrics
Yay Patea Maori Club – symbol of the phoenix rising for all NZ.
https://www.rnz.co.nz/national/programmes/nat-music/audio/2018789866/patea-maori-club-announced-as-recipient-of-taite-music-prize-imnz-classic-record-2021
Only took 38 years to come up with the award. The song, and it was a great one, dates from 1983.
It is almost as bad as the Nobel Prize is getting. The 2013 Physics Prize, was awarded for work on the Higgs mechanism. The theoretical work had been done in 1964, half a century earlier.
Less government, less regulation, more business and more profit. Well that recipe seems to work well.
https://www.rnz.co.nz/national/programmes/ninetonoon/audio/2018789809/amazon-s-influence-in-america
The withering of anti-trust laws which allowed for the rise of behemoth companies started in the 1970s, MacGillis says, and then really intensified in the 1980s with Ronald Reagan.
“We’re now still experiencing that very lax approach to anti-trust which has helped abet the growth of these giants. To put it crudely, all sorts of business activity which used to be spread around the country in various sectors of the economy is now increasingly dominated by a handful of companies and that commerce, activity, and wealth is sucked into the places where they reside.”
And what about someone touting for a Silicon Valley here? It will cause as much problem as silicone breast implants did – look good to begin with and then the effects start body deterioration. Has this bloke got eye augmentation?
https://www.stuff.co.nz/business/124699041/nasa-chief-scientist-says-nz-should-become-a-worldwide-silicon-valley
Great fun – thanks. At the moment any laugh is better than none.
[TheStandard: A moderator moved this comment to Open Mike as being off topic or irrelevant in the post it was made in. Be more careful in future.]
Years ago, on April 1 the ODT had two front page articles that to me seemed equally farcical. It turned out that the monorail from Otago to fiordland was a real proposal.
Thought I'd submitted my appreciative comment (@4:39 pm) to the post: National Party leadership spill under way post (Categories: humour), but must have put it somewhere else by mistake – apologies.
Must be awful to lose one’s sense of humour; worse than losing the sense of smell imho
It is one of the symptoms of Covid-19 infection.
Something stinks at Immigration NZ
Are we concerned about public confidence should we investigate properly?
Or will we get the victims out of the country and then wring our hands over 'lack of evidence'?
Getting the victims out asap appears to be the plan…a good iteration of the three wise monkeys appears under way.
I've been listening to the musical Chess, The writers have done a clever piece about the Russian applying for asylum to smug Brit embassy immigration johnnies.
Embassy Lament
Oh my dear how boring
He's defecting
Just like all the others
He's expecting
Us to be impressed with what he's done here
But he hasn't stopped to think about the paperwork his gesture causes…
Have you an appointment
With the consul?
If you don't we know what his response'll
Be, he will not see you, with respect it
Buggers up his very taxing schedule…
https://www.google.com/search?q=youtube+lyrics+chess+embassy+lament
When Collins gets the old heave ho she should take a short while, resign her seat then go and try to do something useful. It’ll be after April 1st.
[TheStandard: A moderator moved this comment to Open Mike as being off topic or irrelevant in the post it was made in. Be more careful in future.]
Surely Resigning would be the most useful thing she could do?
I am talking about pressure, not profit/return.
I know. I was pointing out that as long as the make a net profit, that the tax on that profit gets transferred to the tenant as part of his rent, regardless of the lack of pressure.