Why don’t I have hot water?
Do power companies control your hot water? YES
Since the 50s, Auckland has had a load management system based on a ripple control system
This allows the electricity supply for domestic and commercial Hot water cylinders to be switched on and of.
This means the power companies can remotely control your hot water!
Hot water runs on a different circuit from the rest of the property so during peak times or in power shortages it can be closed off by the power company
Are you having these problems?
1. My hot water is not working but power is on
2. Fuses are not blown but hot water is not
Why do they cut my hot water off?
Peak power times / on peak:
- Controls water heating when power usage is high
- During peak times the power company will control no more than 4 hours in a 8 hour period
Fixed time control / off peak:
- Turns on hot water cylinders at night when usage is at low levels and energy prices are cheaper
- This is when the cheaper tariffs kick in such as “weekend”, “day/night”, “night only”
- Provides continuous power to the hot water without any control from the power company. Only interrupted to prevent or during outages
How do they turn of my how water?
- Ripple equipment located within each local network signals to ripple control receivers at the property
- It can be done manually by the local network company when there is a local outages or requests to reduce demand from the operator
Some helpful links:
Mercury power: http://www.mercury.co.nz/terms/residential.aspx#InterruptionstoSupply_11
Vector energy: http://vector.co.nz/electricity/load-management
Feel free to contact us for more tips:
LJ Hooker Onehunga
If you don’t have a property manager in Auckland and you tenant has stopped paying rent you can submit an application to the Tenancy tribunal
It’s best to try get this sorted as soon as the rent payments stop….issue a 14 day notice and immediately apply to the courts to save the rent arrears getting out of control
All this will costs is $20.44
The first step is to
- Head over to Tenancy tribunal website
- Register or login
Second step - Application details
- Select which orders you would like to enforce - We recommend for rent arrears ticking termination and refund of bond encase the tenant needs to be evicted.
- Write a reason why you are submitting an application – write the arrears amount, how often they fall behind in the their rent, how many times you have warned / contacted the tenants regarding their arrears
Third step – Tenancy details
- Enter the details of the property the tenants are occupying
- How much rent
- How much bond was paid
- The bond number – if you don’t have this you can call Tenancy bond services on 0800 737 666
- When the tenancy started – as per the tenancy agreement
Step three – Landlords details
- Landlord id is not required – mostly used for property managers
- Enter your details or your trust details
- Address for service – where they will send information regarding the case
- Email address – they will send a confirmation once received
Step four – Tenants details
- Enter all the names that are on the Tenancy agreement. if the names are not on the agreement you are out of luck
Step five Tenant's address and Details
- This very important – enter as much of the tenants details you can as this will be used to contact the tenants and issue any enforcement
Step Five - Supporting documents
- I recommend sending documents electronically as things will move along much faster
Documents you will need:
1. Tenancy agreement – sign by both parties
2. The 14 day notice you issued
3. Summary of rent arrears owed – You can download a spread sheet here
4. Balance of current arrears
5. Any other communication you may have
Step seven – Payment
- All it costs is $20.44 just enter your credit card
Once you paid the application costs they will send you an email with your application attached
After the copy of the application they will send another email confirming it has been entered in to the tenancy tribunal system
Now it’s a bit of waiting game until the tenancy tribunal has made a mediation time
- An email will be sent with a mediation time and date
- During the mediation the mediator will do most of the talking
What to ask for:
1. Ask for the arrears to be paid ASAP
2. If they cant be paid off ASAP set up a payment plan
3. Ask for a consequential clause – this means if the tenant misses even one payment you can have them evicted!
Check the Department of buildings website for more information
Also I recommend looking through the Landlords Pack on the same website
Any more questions or help with submitting an application feel free to contact me.
Nick Powell - Property Manager Specialist - LJ Hooker