Christchurch Mid Century Modernism with Nick Cowdy
NICK COWDY / Residential Sales Consultant, Principal Agent
Christchurch Modernism
Christchurch modernism wasn’t an evolution of design. It wasn’t the next logical step in Ōtautahi’s architecture or even a predictable shift. Instead, it was a movement that disrupted and diverted the conservative landscape of our city between 1960 – 1970. Championed by architects like Sir Miles Warren, Maurice Mahoney, and Don Donnithorne, commercial and residential buildings of this iconic period are instantly recognisable courtesy of many distinct hallmarks.
Concrete block, timber detailing, prominent chimneys, and minimalist forms reign supreme, with their ‘simple’ appearance often belying the thoughtful planning at play. Though architects commonly drew references from Japan, Scandinavia, and Brutalism, the style of the Christchurch Movement is inherently unique to our city. For ten years it dominated and transformed Ōtautahi’s aesthetic before the 70’s arrived, bringing with it yet another sharp departure in style.
Our city is still scattered with remnants of the Christchurch Movement, and its popularity is fast on the rise. Where people once coveted the ‘classic villa’ or ‘character bungalow’, house hunters now present keywords like ‘mid-century’ or ‘minimalist’, or a list of preferred modern architects when they’re looking to purchase a property.
Having lived in two of these beautiful homes, I can fully appreciate the heightened appeal of their design. This renewed interest in safeguarding these striking homes is a serious win for Christchurch’s architectural heritage – and those thinking of selling.
While some buyers are hunting for homes in their original mid-century form, others prefer a modernised take – galley kitchens aren’t for everyone after all. That means whether your home is preserved exactly as the day it was built, requires attention, or has been painstakingly remodelled, there is a market to suit.
I have dedicated endless time to researching the era, the architects, and the homes of Christchurch Modernism. It is not only something I’m exceptionally passionate about, it’s also what I do best. Combining this dedication with the team at Cowdy’s extensive sales track record, I am confident we are the only agents to represent these properties on the market. No other agency has committed the time, resources, or heart to this unique and significant niche.
If you are thinking of selling or are just interested in a chat with a like-minded architecture enthusiast, get in touch with me.
Henderson House, Newbridge Place
Designed in 1966 by Minson Henning-Hansen & Dines
Images by Sarah Rowlands
Government Scraps First Home Grant
The government has announced its decision to scrap the First Home Grant scheme. This move, announced by Housing Minister Chris Bishop on 22 May 2024, saw applications for the grant cease immediately. Here’s what you need to know about this significant policy shift and its implications.
What is the First Home Grant?
The First Home Grant has been a cornerstone of New Zealand’s efforts to support first-time homebuyers. Under this scheme, eligible buyers could receive up to $5,000 for an existing home or $10,000 for a new build. To qualify, individual buyers needed to earn less than $95,000 annually, or $150,000 as a household. Additionally, there were price caps on the properties eligible for the grant, varying by region.
Since its inception, the scheme has helped many New Zealanders take their first steps onto the property ladder. In the last year alone, 12,000 people were approved for the grant. According to the Ministry of Housing and Urban Development (HUD), a total of 87,000 grants have been issued since June 2017.
Why is the Grant Being Scrapped?
Minister Chris Bishop explained that the decision to terminate the First Home Grant was driven by financial considerations and a strategic shift in housing policy. The government expects to save $245 million over the next four years (2024-2028) by discontinuing the grant. Bishop emphasised that this move would have “minimal effect on home ownership rates.”
The government plans to redirect $140 million of these savings to fund 1,500 new social housing units starting in July next year. These will be delivered through Community Housing Providers rather than Kāinga Ora, following a critical review of the latter’s performance.
Impact on Current and Prospective Homebuyers
For those who had already applied for the First Home Grant, there is some relief. Bishop assured that Kāinga Ora would continue processing existing applications, and approvals already granted will remain valid for up to six months. However, no new applications will be accepted.
The government is retaining the First Home Loan scheme, which Bishop claims is a more effective tool for supporting first-home buyers. Unlike the grant, the loan scheme provides a pathway to homeownership without the direct financial outlay from the government.
The Bigger Picture: Housing Policy Shift
Bishop described the First Home Grant as “an expensive and inefficient way to support first home buyers”, noting its declining impact over the years. When first introduced in 2010, the grant covered about 10% of a standard home deposit; by 2024, this had fallen to just over 4%.
Critics argue that the grant has merely accelerated home purchases that would have happened anyway, rather than enabling new buyers to enter the market. The government believes that reallocating funds to social housing will provide greater value, especially with a social housing waitlist currently standing at 25,000 families.
The decision aligns with a broader strategy to address fundamental issues in the housing market. Bishop highlighted the need to increase land availability, encourage urban densification, and improve infrastructure settings to support sustainable growth.
A Controversial Decision
The move to scrap the First Home Grant has sparked mixed reactions. While some applaud the focus on social housing, others are concerned about the immediate impact on aspiring homeowners. The government acknowledges that the change will “cause some pain for some people” but insists it is the right decision to support New Zealand’s most vulnerable.
The decision to end the First Home Grant signifies a pivotal change in New Zealand’s approach to housing. While this may bring challenges for some prospective homebuyers, the government’s focus on increasing social housing aims to address deeper systemic issues. As these changes unfold, staying informed about new policies and alternative support options will be crucial for those looking to enter the property market.
Beware of Fake Landlord Scams
OLIVIA COWDY / Manager, Property Management
In an incident earlier this year, a couple fell victim to a fake landlord scam and lost $2750 while attempting to secure a rental property they found online. This alarming trend is becoming more common, and renters must be vigilant to avoid falling prey to these sophisticated scams.
In this example, the couple encountered a scammer posing as a property manager, “Harry Smith.” They found a rental listing on Trade Me and communicated with Smith through Facebook Messenger. Smith arranged for the couple to view the property, but when they arrived, a different property manager conducted the viewing. After the tour, Smith contacted the couple via Facebook, offering a tenancy agreement signed by a supposed landlord, “L M Tutty.” Trusting the process, the couple signed the agreement and transferred a $2200 bond and $550 rent to an account provided by Smith.
The scammer continued to engage with the couple through Facebook, claiming not to have received the payment and later stating there was an error with the account number. When the couple attempted to recover their money through their bank, they discovered there were no funds in the account. Smith then provided another bank account number, but the couple refused to make an additional payment. Eventually, Smith blocked them on Facebook, and Tutty ceased all communication.
Upon contacting the actual property manager, the couple learned that neither Smith nor Tutty were associated with the property, which had already been rented to someone else. Their case was dismissed by the Tenancy Tribunal, as the tribunal had no jurisdiction over what was determined to be a fraudulent scheme, not a legitimate tenancy agreement. The couple was advised to report the incident to the police.
Jen Baird, Chief Executive of the Real Estate Institute of New Zealand (REINZ), warns that these types of scams are increasingly common. She emphasises the importance of awareness among tenants and property management companies to prevent such fraud.
Tips to Protect Yourself
REINZ, in partnership with cyber-security awareness organisation Phriendly Phishing, offers the following advice to prospective tenants to safeguard against rental scams:
- Verify the Identity of the Property Manager or Owner – Be cautious of individuals claiming to be property managers or landlords on social media. Independently verify their identity by contacting the property management company through official channels.
- Use Official Channels of Communication – Prefer official property listing websites and property management company websites for inquiries and viewings. Avoid finalising deals through social media or personal email addresses.
- Beware of Unusually Low Rent Prices – If a rental price seems too good to be true, it probably is. Research typical rental prices in the local market and be wary of discrepancies.
- Do Not Pay Money Upfront – Avoid paying security deposits, rent, or fees before thoroughly verifying the legitimacy of the rental agreement. Scrutinise any links or attachments in emails and insist on in-person meetings.
- Ensure Legal Documents are Provided – Legitimate landlords or property managers will provide formal tenancy agreements, as required by the Residential Tenancies Act. Be suspicious of reluctance to provide written agreements or insist on electronic communications alone.
As rental scams become more sophisticated, it is crucial to remain vigilant and informed. By following these guidelines and staying alert to potential red flags, you can protect yourself from falling victim to rental fraud. Always verify identities, use official communication channels, and avoid making upfront payments without verifying the legitimacy of the rental agreement to ensure a safe and secure rental experience.
Exploring the Different Methods of Sale for your Property
If you have considered selling your property, one of the first questions you’ll likely face is how to sell it. In New Zealand, the most popular methods of sale are Auction, Deadline Sale, and Negotiation. Choosing the right method is crucial to achieving a successful sale, and real estate agents can provide valuable guidance in making this decision.
At Cowdy, we believe in a bespoke approach. We get to know our vendors and their homes intimately, allowing us to select the best method to attract the right buyers. Our agents meticulously learn about your home’s features, identify key selling points, and address potential issues and solutions to tailor a marketing campaign that resonates with the target market. This personalised approach sets us apart, ensuring that our strategies are specifically designed for each of our clients, rather than relying on a generic formula.
Auction
An auction is a high-profile marketing strategy where the seller sets the terms, conditions, and auction date. This method creates a sense of urgency and competition as buyers bid against each other, often driving the price up. Auctions are conducted on a cash and unconditional basis, making them appealing for sellers seeking a swift and definite sale.
The auction’s transparent nature fosters a competitive environment that can lead to premium prices. Auctions are particularly suitable for unique properties with distinctive features and emotional value. If the property doesn’t sell during the auction, it remains on the market, with further negotiations typically following shortly after.
Pros:
- Creates urgency and competition.
- Often results in a quick, unconditional sale.
- Can achieve a higher sale price due to competitive bidding.
Cons:
- May not sell if there’s only one bidder or the reserve price is too high.
- Can be inaccessible for first-home buyers requiring financing conditions.
- If the reserve is too low, the property might sell for less than expected.
Tender
A less common method of sale, Tenders involve buyers submitting confidential written offers to the agent before a specified end date. Unlike a deadline sale, all offers in a tender process are presented to the seller simultaneously. The seller typically has up to five working days to decide which tender to accept, considering both the price and any attached conditions.
Once tenders are submitted, they are kept secure until the deadline. After the deadline, the offers are opened with the vendor and a branch manager or supervisor present. The vendor can accept an offer, reject all offers, or negotiate further. This process provides the vendor with time to consider offers, make enquiries, and negotiate if necessary.
Pros:
- Provides a range of offers to choose from.
- Offers confidentiality in the bidding process.
- Allows for conditional offers.
Cons:
- Lacks flexibility to accept early offers.
- Buyers may feel less urgency compared to auctions.
- The process can be longer than auctions.
Deadline Sale
A Deadline Sale, also known as a Deadline Private Treaty, combines aspects of auctions and tenders, offering flexibility and confidentiality. In this method, the property is marketed without a price, with buyers submitting offers by a specified deadline. The seller can accept any offer at any time, providing maximum flexibility.
Deadline sales create a silent auction atmosphere, where buyers submit confidential offers. This method is beneficial when the property’s value is uncertain, allowing the market to determine the price.
Pros:
- Combines flexibility with a competitive edge.
- Confidential offers encourage serious buyers.
- Seller can accept offers before the deadline.
Cons:
- Less urgency compared to auctions.
- Longer sale process compared to auctions.
Negotiation
Selling by negotiation offers flexibility, allowing the seller to accept offers at any time without a set deadline. This method involves setting an asking price or price range, with buyers making offers based on their valuation of the property. The negotiation process can include conditions, providing room for both parties to reach a mutually agreeable deal.
Properties marketed with a price or price range often attract buyers who prefer clarity. However, without the urgency of an auction or deadline, the sale process can be more prolonged.
Pros:
- Flexible timeline for receiving offers.
- Allows for conditional offers and negotiations.
- Provides clarity with a set price or range.
Cons:
- Challenging to set the right asking price.
- Lack of urgency can lengthen the sale process.
- Buyers may perceive the property as having failed to sell by other methods, leading to lower offers.
Choosing the right method of sale depends on your property’s unique characteristics and your personal circumstances. At Cowdy, our experienced agents can help you navigate this decision, providing a no-obligation appraisal and expert advice to ensure you achieve the best possible result.
If you’re thinking of selling, reach out to one of our agents today. We’re here to guide you through every step of the process, from selecting the best sale method to closing the deal.
A Beginner’s Guide to Open Homes
NICK COWDY / Residential Sales Consultant, Principal Agent
Open homes offer a unique opportunity to step inside various properties, envision your future, and gather crucial insights that can guide your decision-making process. Whether you’re a first-time buyer or a seasoned property hunter, understanding how to navigate open homes effectively can make a significant difference in your search. Here are some essential tips and strategies to help you make the most of your open home visits.
Planning Your Open Home Visits
If you’re serious about buying, you’ll likely visit many open homes. Having a strategy can save you time and ensure you make the most of each visit. Start by planning your visits wisely; grouping open homes in the same suburb or neighbourhood can help you avoid unnecessary travel and give you enough time to thoroughly inspect each property without feeling rushed. Visiting open homes on their first weekend is also advantageous as it gives you a head start. This way, if you find a home you like, you can revisit it or begin your due diligence early.
Staying organised is crucial. Add open homes to your calendar with reminders to ensure you don’t miss any. Bring a pen to take notes, as it’s easy to forget details after seeing multiple properties. Collect brochures for additional information to review later. If you can’t attend scheduled open homes, arrange private viewings with the real estate agent to ensure you don’t miss out on any potential properties.
What to Look for During Your Visit
Before stepping inside, evaluate the exterior and the surrounding neighbourhood. Check for off-street parking and street parking availability, as these factors will affect your daily routine and convenience for guests. Note the vegetation and aspect of the property; trees might block sunlight, and the direction the property faces will impact its natural light and warmth. Exploring the neighbourhood is equally important. Look for nearby facilities, public transport options, and general street conditions. Consider noise levels, safety, and the overall appeal of the area to ensure it meets your needs.
Inside the home, pay attention to both major and minor details. Evaluate storage options and whether your furniture will fit; adequate storage is crucial for a functional living space. Test the taps, showers, and toilets to ensure good water pressure. Check the exterior cladding for maintenance issues, and be on the lookout for cracks or damp smells indicating underlying problems. Structural integrity is another critical aspect to assess. Look for sloping floors or cracks in retaining walls, as these can lead to expensive repairs down the line. Simple tests, like rolling a marble on the floor, can reveal potential foundation issues. By thoroughly inspecting these elements, you can identify any potential problems early and make a more informed decision about the property.
Asking the Right Questions
At open homes, engaging with the real estate agent can provide important information that aids in your decision-making process. Start by asking about available documentation, such as LIMs, property titles, and valuations. These reports can reveal important details about the property’s legal and physical condition, though it’s essential to conduct your own due diligence regardless. Understanding the settlement date is particularly important if you’re also selling a property. Ensure any flexibility in dates is documented to avoid future complications.
Enquiring about known issues with the property is another vital step. Salespeople are required to disclose any known issues, but it’s always advisable to arrange for independent inspections. This knowledge can help you budget for repairs and make a more informed decision. If you’re considering a unit title, ensure you understand the body corporate fees and obtain a pre-contract disclosure statement. These fees contribute to the maintenance and insurance of common areas and can significantly impact your monthly expenses.
It’s also important to confirm what chattels are included in the sale to avoid surprises. Items like light fixtures, curtains, and appliances are typically included, but it’s best to verify. If the property you’re interested in is going to auction, ask about the possibility of making a pre-auction offer. This can be a strategic move to secure the property before the auction day.
Conducting Thorough Research
After an open home, if you’re interested in the property, delve deeper into its details. Obtain independent building reports and valuations to identify issues with wiring, plumbing, dampness, or structural problems, potentially preventing costly surprises after purchase. Review official documents like property titles and LIMs to uncover any hidden concerns, especially for homes built between the late 1980s and mid-2000s, which may have leaky building issues.
Additionally, research local sales to gauge potential prices and attend auctions to gain insight into market trends. Understanding the local market helps you set a realistic budget and gives you confidence during the negotiation process.
By being well-informed and conducting comprehensive research, you can approach the buying process with greater assurance and make more educated decisions about your potential new home.
Key things to remember –
- Plan and Schedule: Group open homes in the same suburb or neighborhood and add them to your calendar.
- Visit Early: Attend open homes on their first weekend to give yourself time for follow-up visits and due diligence.
- Take Notes and Brochures: Bring a pen to jot down observations and collect brochures for additional information.
- Evaluate the Exterior: Check for off-street parking, street parking availability, and the general condition of the surrounding neighbourhood.
- Inspect the Interior: Focus on storage, water pressure, structural integrity, and maintenance issues.
- Engage with the Agent: Ask about available reports, settlement dates, known issues, body corporate fees, included chattels, and pre-auction offers.
- Conduct Thorough Research: Get independent building reports, review property titles and LIMs, and research local sales.
- Stay Objective: Keep your must-haves in mind, use a checklist, watch for red flags, and remain patient.
As you venture into the world of open homes, remember that each visit is a stepping stone towards finding your ideal property. Keep your objectives clear, stay organised, and don’t be afraid to ask questions or seek professional advice. The process may seem overwhelming at times, but with careful planning and thorough research, you’ll be well-equipped to make informed decisions.
Take your time, trust your instincts, and remain patient.
MBIE Seismic Risk Resource for Commercial Properties
SAM COWDY / Commercial Sales/Leasing Consultant
In a country as seismically active as New Zealand, understanding the structural integrity of commercial buildings is crucial for both tenants and property owners. Recognising the importance of this issue, the Ministry of Business, Innovation and Employment (MBIE) has developed a comprehensive resource designed to help commercial building tenants better understand and manage seismic risk.
While some areas experience more frequent seismic activity than others, the reality is that earthquakes can and do occur throughout the country. This unpredictability underscores the need for continuous awareness and proactive risk management, regardless of location.
MBIE has responded to this need by creating a series of seismic risk resources and guidance documents. These resources aim to equip building users, tenants, and owners with the knowledge necessary to make informed decisions about their buildings’ safety and resilience. The advancements in engineering standards and seismic understanding, particularly following the 2011 Canterbury and 2016 Kaikōura earthquakes, highlight the importance of keeping up with current safety requirements.
Launched in April 2024, the MBIE Seismic Risk Resource for Commercial Building Tenants is a pivotal tool for those:
- Looking to lease new premises,
- Reviewing updated seismic risk information,
- Reassessing the suitability of their current lease, or
- Renewing existing leases.
The guide is designed to be user-friendly, even for those with limited experience in seismic risk assessment. It provides practical advice on evaluating the seismic resilience of buildings, helping tenants to make well-informed decisions about their workplace safety.
The MBIE guide offers a clear, systematic approach to seismic preparedness. It covers:
- Understanding building assessments and reports,
- Identifying vulnerabilities,
- Implementing effective risk mitigation strategies.
Furthermore, the guide outlines the shared responsibilities of landlords and tenants in managing seismic risks. It emphasises the importance of communication and collaboration to ensure that safety measures are effectively implemented, creating a safer working environment for everyone.
For more detailed information and to access the guide, visit the MBIE website here.
Securing Quality Tenants for your Residential Property
OLIVIA COWDY / Manager, Property Management
Being a landlord may seem straightforward: find a good investment property, ensure it is in good condition, secure suitable tenants, and enjoy a steady source of passive income. However, the reality is often more complex, with potential pitfalls that can lead to significant financial loss and headaches if not managed properly. This is where the expertise of professional property management comes into play.
Securing quality tenants is crucial for protecting your investment. While it’s impossible to predict with absolute certainty whether a tenant will be good or bad, doing your homework upfront can greatly improve your odds. Ideally, you want tenants who respect your property, pay rent on time, communicate well, and adhere to the tenancy agreement.
Attracting quality tenants to your rental property is a complex process that requires expertise. It begins with diligent property maintenance, setting a competitive rental price through thorough market research, rigorous tenant screening, and fostering positive tenant-landlord relationships.
Professional Property Maintenance
First impressions matter, and property managers ensure that properties are well-maintained to attract quality tenants and set a standard for how they should be treated. Regular maintenance, prompt repairs, and a clean, welcoming environment can make all the difference and help retain good tenants. Experience in maintaining multiple properties means property managers have established relationships with reliable contractors and can often secure better rates for repairs and upkeep.
Set a Competitive Rental Price
Pricing your property correctly is crucial. Set the price too high, and you may deter potential tenants; too low, and you undervalue your investment. Property managers are adept at conducting thorough market research to determine competitive pricing. We consider local market trends, property amenities, and location to set a fair price that attracts high-quality tenants while maximising your investment returns. Additionally, we review and adjust the rent if there is no interest, often after the first week, ensuring the property remains competitive in the market.
Screen Tenants Thoroughly
A thorough tenant screening process is essential. This includes a completed application form, checking personal and rental references, credit history, and background checks. Property managers ensure they talk to all referees. A good tenant pays on time, respects your property, and abides by the tenancy agreement. Screening helps ensure you select tenants who meet these criteria, reducing the risk of potential issues.
Build Good Tenant Relationships
Property managers excel in building and maintaining positive tenant relationships. We are experienced in addressing tenant needs promptly, respecting privacy, and handling disputes fairly. Good tenant relationships lead to higher tenant satisfaction, longer tenancies, and better property care. Ongoing communication and responsiveness are key factors in maintaining these positive relationships.
High-Quality Marketing
Effective marketing is key to attracting quality tenants, and at Cowdy we are well-versed in this area. By using high-quality photos, well-written property descriptions, and highlighting unique features and benefits, we showcase your property in the best light. A well-presented rental property that conveys quality and high standards will attract tenants who will respect your home as if it were their own. The marketing strategies we use ensure your property stands out in the market, attracting tenants who value quality and professionalism.
Work with a Property Management Company
At Cowdy, we are proud to have over 40 years of experience managing properties in Christchurch. Our dedicated team of professionals employs cutting-edge systems to deliver personalised services and unparalleled performance in long-term rentals. By partnering with us, you can ensure a stress-free and profitable landlord experience, allowing you to enjoy the benefits of property ownership without the stress.
Parakiore Recreation and Sports Centre Update
Christchurch’s Parakiore Sports & Recreation Centre, set to be New Zealand’s largest indoor sports and aquatics facility, is on track for completion by July 2025. Once construction is finished, Christchurch City Council, the eventual owner, will undertake a 12-week commissioning process to ready the facility for public use.
Spanning over 30,000 square meters, Parakiore will feature state-of-the-art amenities including a 50-metre, 10-lane competition swimming pool, a separate diving pool, a large aquatic leisure area with five hydroslides, fitness spaces, and nine indoor courts designed for netball, volleyball, and basketball. This multifaceted facility aims to serve the recreational, educational, and high-performance sporting communities of Christchurch and beyond.
The journey to this point has been fraught with difficulties, including legal disputes and significant cost overruns. Originally set for completion in 2021, the project faced delays due to precarious ground conditions and escalating costs. The project was marred by a legal standoff between CPB Contractors and Rau Paenga, formerly Ōtākaro Limited, culminating in a High Court case last year. CPB sought to terminate the contract, citing unsubstantiated claims for additional costs which Rau Paenga rejected. The court ruled in favour of Rau Paenga, preventing CPB from suspending construction. Following this ruling, CPB abandoned its appeal, allowing the focus to return to completing the project.
Rau Paenga’s Chief Executive, John O’Hagan, expressed cautious optimism about CPB Contractors’ latest forecast, acknowledging the significant effort from the team on site. “The path to a July 2025 completion is achievable if CPB Contractors resources and manages the project appropriately”, O’Hagan stated. He emphasised the weight of community expectations on CPB Contractors to deliver this much-anticipated facility.
O’Hagan noted that about 80% of the construction is complete, with significant milestones recently achieved. The scoreboards are installed, the first of the wooden flooring is being laid in the 3780m² community courts space, and the installation of the final two pools is imminent. Additionally, the landscaping process has begun, with the first of 19,500 plants and trees being planted around the facility.
Despite these challenges, the completion of Parakiore Sports & Recreation Centre is in sight, promising to be a transformative addition to Christchurch’s landscape. As the project nears its final stages, the focus remains on delivering a world-class facility that will benefit the community for generations to come.
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