Reading a property appraisal (and why the range matters)
You've had an agent through your property and received an appraisal — usually expressed as a range rather than a single figure. Here's what's actually behind that number, and how to read it properly. Why a range, not a single figure Under the Real Estate Agents Act 2008 and the associated professional conduct rules, agents must take care not to mislead vendors about likely sale price. A single,...
Sell smart in a tough market
Every market cycles. When conditions soften, some vendors panic, others simply pull their property off the market and wait — and both approaches can cost you. Selling well in a tough market isn't about luck, it's about strategy. Here's what we focus on with our vendors when conditions are challenging. Price realistically from day one The single biggest mistake we see in a slower market is overp...
How your commission is actually calculated
Commission is one of the most misunderstood parts of selling a home. Here's a straightforward explanation of how it works, what's negotiable, and what you should check before signing an agency agreement. There's no fixed rate Unlike some countries, New Zealand has no standard or legislated commission rate. Under the Real Estate Agents Act 2008, commission is a matter of agreement between you an...
Healthy Homes Standards: a landlord's compliance checklist
The Healthy Homes Standards, introduced under the Residential Tenancies Act 1986, set specific and detailed requirements for heating, insulation, ventilation, moisture and drainage, and draught stopping in rental properties. As a landlord, understanding and meeting these standards isn't optional — and getting it wrong can be costly. Here's what you need to know. The five standards, at a glance ...
Understanding your Sale and Purchase Agreement and NZRET deposit protection
The Sale and Purchase Agreement is the legal backbone of every property transaction in New Zealand. Whether you're buying or selling, understanding its key clauses — and where your deposit actually goes — matters. The standard agreement Most residential sales in New Zealand use the ADLS/REINZ standard form Sale and Purchase Agreement. It's a well-tested document, but it's dense, and the standar...
What actually happens during a routine inspection
Routine inspections are one of the most visible parts of property management — and often one of the most misunderstood, by both landlords and tenants. Here's what actually happens, and why. How much notice is required Under the Residential Tenancies Act 1986, landlords (or their property manager) must give tenants at least 48 hours' and no more than 14 days' written notice before an inspection,...
Commercial vs residential leasing: what business owners need to know
If you've only ever rented a home, commercial leasing can feel like an entirely different world — because in many ways, it is. Here are the key differences business owners need to understand before signing a commercial lease. Different legislation entirely Residential tenancies are governed by the Residential Tenancies Act 1986, which provides significant tenant protections around notice period...
Why your agent's REAA licence matters
Not everyone selling you a house, or helping you buy one, is required to be licensed in the same way. Here's what REAA licensing actually means, and why it matters for you. What the REAA is The Real Estate Authority (REA) is the independent government body responsible for regulating the real estate industry in New Zealand under the Real Estate Agents Act 2008. Every agency, and every ind...
Cross-lease, freehold, or unit title: what buyers need to know
Not all property titles are created equal. Understanding the type of ownership you're buying into affects everything from renovation rights to insurance and future resale — and it's especially relevant across our region, where cross-lease properties remain common in areas like Tawa, Porirua and Upper Hutt. Freehold (fee simple) The most straightforward form of ownership — you own the land and t...
Welcome to our News Section
Welcome to Our News Section We've just launched a News section on our website, and we're glad you're here to see it come to life. This is where we'll share what's happening at One Agency Select Realty — market updates for Wellington, Porirua, Kāpiti, and the Hutt Valley, tips for buyers and sellers, changes in real estate rules that might affect you, and updates from our team. Expect things lik...