No more letting fees

Under the Residential Tenancies Act 1986, letting fees covering the costs incurred by letting agents (usually property managers) have been able to be charged to tenants.  A letting fee is any charge relating to granting, continuing, extending, varying, renewing or assigning or sub-letting under the tenancy agreement.  Under the Residential Tenancies (Prohibiting Letting Fees) Amendment Act 2018 (“the Act”), in force from 12 December 2018, the charging of letting fees will be banned.

The Bill was introduced on 22 March 2018 and received Royal assent on 6 November 2018.  The timeframe between Royal assent and commencement has been shortened from the prior commencement date of 3 months following Royal assent, to coming into force on 12 December 2018.  This is as New Zealand’s tenancy turnover is highest between November and February.  The earlier commencement date helps to maximise the reduction in costs for new tenants.  The Act is not retrospective, and does not apply to any letting fees charged within a tenancy agreement entered into prior to 12 December 2018.

From the commencement date, any charging of letting fees is deemed an “unlawful act” – this includes charging any fees of the kind discussed above, by whatever name called.  Some property managers are introducing new fees to charge to landlords to cover the cost of finding tenants, such as “Tenancy Fees” or “Admin Fees”.  Landlords should be aware that these fees cannot be passed on to the tenant as they are simply letting fees with different names.  Anyone who is found to have unlawfully charged a letting fee could be liable for up to $1,000 in exemplary damages.

This does not have any impact on the ability to charge rent in advance or a bond.  It further does not impact the landlord’s ability to recover reasonable expenses from a tenant where expenses are incurred from the tenant wishing to reassign or sublet.  Letting agents are still able to be used, however the landlord must meet the costs of this themselves instead of passing them on to the tenants.

Dale acknowledges the assistance of Kaylee Bird in preparing this article.

Dale is a Senior Associate in our Property Team and can be contacted on 07 958 7428.

Testamentary promises

What is a “testamentary promise”?

A testamentary promise is a promise made by one person (“Person A”) to another (“Person B”) that Person B will receive compensation for providing services to Person A.  For example, Person B might mow Person A’s lawns every week on Person A’s promise that Person B will be repaid out of Person A’s estate when they die.

If Person A were to neglect to provide for a promise in their will, Person B can bring a testamentary promises claim under the Law Reform (Testamentary Promises) Act 1949 (“the Act”).  If, after evaluating all of the facts, a Court is satisfied that Person A made a testamentary promise to Person B in return for services received, the Court can order the executor/administrator of Person A’s estate to pay the claimant a reasonable amount (having regard to a number of factors in that particular circumstance).

Testamentary promises can be made in writing or orally. When a promise is made orally, it can be more difficult to prove that a Promise was made.  Nevertheless, the Court will consider all of the facts of the case before making a decision.

There is a time limit to make a testamentary promises claim.  A potential claimant has only 12 months from the grant of probate to bring a claim (however, this time limit can be extended by the Court if the estate has not been distributed).

How do you prove a testamentary promise exists?

There are four requirements to prove a testamentary promise exists. There must be (incorporating Person A and B from the above explanation):

  • Work or services done by Person B for Person A;
  • An express or implicit promise from Person A to Person B;
  • A causal link between the promise made and the work or services done; and
  • Insufficient remuneration.

Tawhai v Govorko & Anor [2015] NZHC 2874 expands on these four requirements to aid understanding.

“Work or services” encompasses both the normal definition of the terms and wider constructions including companionship, affection, and emotional support.  In such cases, what is provided must go beyond what would normally be expected of a family member/friend.

“An express or implied promise” must amount to an intention to reward in the form of a testamentary provision for the claimant.  Such an intention could be an express statement or implied – this has been interpreted widely where a plain case is presented.

The ‘causal link’ required is that the promise must be intended as a reward for the work or services provided.  Where there is a promise to make some testamentary provision for the claimant, but there is no link to the work or services provided, the claim will fail.

The final requirement of insufficient remuneration means the claimant could not have been otherwise compensated for the work or services provided.  For example, in Tawhai there was a promise to “get the lot”, yet the claimant only received approximately half of the estate.  This was considered a failure to fulfil the promise made.

What will the Court consider?

In addition to the four requirements above, the Court will also consider a number of other factors specific to the particular circumstances.  Factors the Court will consider include:

  • The situation in which the promise was made;
  • The work that was carried out;
  • The value of the work that was carried out;
  • The value of the promise made;
  • The value of the deceased’s estate; and
  • Whether there are any other claims against the estate (and if so, the nature and value of those claims).
So how does all of this apply to you?

Due to the strict requirements that a Court must prove in order to satisfy a testamentary promises claim, it can be very difficult for someone to access the money that you have promised them.  In some instances, there is not enough evidence to prove the claim existed and the claimant received nothing.  The process of making a testamentary promises claim can also be quite an expensive and time consuming process.

If there is a specific person that you would like to leave money to when you pass away, whether it be for providing services or otherwise, the best option is to reflect this in a will and to discuss your options with a lawyer.

If you would like further information please contact Amanda Hockley on 07 958 7451.

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