Stay in the loop with the BC Noticeboard - Your Body Corporate Quarterly Newsletter |
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- Welcome
- Important Notices & Reminders - Pet Consent Rules and Pet Bond: Upcoming Changes
- Staff Update: Marjaana Kalliosalo - Know Your By-Laws: Common Property vs. Lot Property
- Quick Tips: Label Your Letterbox and Intercom Clearly - Spring Maintenance Checklist
- Stay Connected: Get weekly updates on our Facebook page! |
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Welcome to the second quarterly edition of the BC Noticeboard for 2025!
As we move into the latter half of the year, we’d like to take a moment to thank all our Body Corporates for their continued patience and understanding during AGM season. This is always a particularly busy time for our team, and we genuinely appreciate your support as we work through a high volume of enquiries and scheduled AGM meetings.
If your AGM hasn’t taken place yet, now is a great time to review previous meeting minutes, familiarise yourself with key agenda items, and consider any issues or questions you’d like to raise. As always, effective communication within your Body Corporate is essential, and attending your AGM is crucial for transparency and sound decision-making. If you’re unable to attend (in person or virtually), you can appoint a proxy to vote on your behalf or submit your vote by post. We’re here to keep you informed and support you with any questions or concerns regarding your Body Corporate. If there’s anything you need assistance with, please don’t hesitate to get in touch. In this issue of the BC Noticeboard, we’re excited to welcome Marjaana Kalliosalo, our new (and second) Body Corporate Coordinator, who will be working alongside Dakota Scott. Below, you’ll find more information about Marjaana, as well as important updates - including upcoming changes to pet consent rules and pet bonds, plus helpful tips and insights. |
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Changes to CBCS Ex-Contract Rate:
We would like to advise you that, effective from 1 September 2025, our Ex-Contract Admin Management hourly rate will increase to $130+GST per hour, while our Ex-Contract Facilities Management hourly rate will increase to $150+GST per hour.
We have held off making changes to our Ex-Contract hourly rate for as long as possible, despite rising staffing and operating costs, to minimise the impact on Body Corporates. However, an adjustment has become necessary to ensure we can continue to deliver quality service and support to all the Body Corporates, which means we also need to carry additional capacity within the team to cover those emergency projects. Admin Management
Examples of Admin Management activities that are charged at the ex-Contract rate are around:
• The preparation, management and facilitation of an extraordinary general meeting;
• Discussions, preparation for and the raising of special levies; and
• Managing insurance claims (note that several body corporates do have claims
preparation costs coverage, which would generally cover our costs).
Facilities Management
Examples of Facilities Management activities that are charged at the ex-Contract rate are
around:
• Management of long-term maintenance projects, such as painting, roof replacements,
machinery replacement, etc.;
• Managing insurance claims (note that several body corporates do have claims
preparation costs coverage, which would generally cover our costs); and
• Facilities work, when we do not have a formal facilities agreement.
Please note, this change applies only to Ex-Contract Work, and does not affect the monthly management fee for regular and ongoing services. Any large projects that will involve Ex-Contract work will be discussed and an estimate provided were possible before work commences. We remain committed to transparency and delivering value for money in all our services.
Payment Processing Schedule:
CBCS would also like to remind you of our monthly invoice processing cycle. CBCS processes payments on the 20th of each month. As invoice processing takes time, please ensure that all invoices are approved and submitted well ahead of this date to avoid delays.
In exceptional circumstances, CBCS may process urgent, one-off payments on Fridays only. These payments must be genuinely time-sensitive. Unfortunately, invoices that have been sitting in an inbox for weeks will not qualify as urgent. Please do not send through an invoice expecting same-day payment - forward planning is essential to avoid unnecessary disruption.
One Point of Contact Per Body Corporate:
To improve communication and service delivery, CBCS asks each Body Corporate to nominate one point of contact for all correspondence. This simple step helps reduce confusion, avoid duplication, and ensures that queries and requests are managed efficiently and consistently. We appreciate your support with this and believe it will lead to better outcomes for everyone involved. CBCS would like to hear who your Body Corporate representative is going to be. |
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PET CONSENT RULES AND PET BOND: UPCOMING CHANGES |
New provisions regarding pet consent and pet bonds in rental properties are set to take effect from late 2025, with the exact date yet to be confirmed.
These changes will affect both tenants and landlords, aiming to create a more balanced approach between tenants wanting to keep pets and landlords managing their properties. The new rules will apply to new tenancies only.
Below is a quick summary of the key updates:
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Key Changes to Pet Consent: - Tenants will be allowed to request written consent from their landlord to keep a pet in their rental property.
- Landlords can refuse such requests only on reasonable grounds.
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Tenants will be responsible for any pet-related damage that goes beyond fair wear and tear.
- Pet bonds may be required by landlords of no more than 2 weeks’ worth of rent (in addition to the general bond).
Disability Assist Dogs:
Disability assist dogs are excluded from these rules. No permission is needed, and landlords cannot charge a pet bond for these dogs. Further guidance on pet bonds and consents will be made available to support compliance with pet-related rights and responsibilities at the time the pet provisions are due to commence.
For more information and updates, visit: https://www.tenancy.govt.nz/law-changes/
Scroll down to the section titled "Pet consent rules, pet bonds and pet damage liability provisions |
STAFF UPDATE: MARJAANA KALLIOSALO |
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| Meet Marjaana, our new Body Corporate Coordinator!
Originally from Finland, Marjaana is a skilled coordinator with extensive experience in administration, customer service, and operational support. She’s now working across our administration, finance, and building management teams to support the effective operation of our clients’ body corporates.
Known for her calm communication style, strong organisational skills, and practical, solutions-focused approach, Marjaana is a valuable addition to the CBCS team, and we’re excited to have her on board. |
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Outside of the office, she enjoys spending time at the beach, going on nature walks with her family, and discovering new food and cultural experiences.
Marjaana can be reached on 04 970 5435 or at admin@cbcs.nz. |
KNOW YOUR BY-LAWS: COMMON PROPERTY VS. LOT PROPERTY |
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Understanding what areas fall under common property versus individual lot property can help avoid confusion, especially when it comes to repairs, maintenance, or making changes. Here’s a quick refresher to help clarify who is responsible for what. Common Property:
Managed and maintained by the Body Corporate. This usually includes: - External walls, roofing, and gutters
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Driveways, visitor parking
- Hallways, stairwells, lifts
- Shared garden or recreational areas
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Lot Property:
Owned and maintained by the individual lot owner. This generally includes: -
Interior walls, flooring, ceilings
- Fixtures (e.g., lights, taps, appliances)
- Exclusive use areas (like courtyards or balconies), depending on your scheme
Why it matters:
Before making renovations or reporting an issue, it’s important to know whether it falls under your responsibility or the Body Corporate’s. If you're unsure, you can check your plan of subdivision or simply contact us - we're happy to help! |
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QUICK TIPS: LABEL YOUR LETTERBOX AND INTERCOM CLEARLY |
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In each edition of our quarterly newsletters, we’ll now be including a quick, practical tip to help you get the most out of your property. To kick things off, we’re starting with n an important topic: visibility and access.
Whether you live in your unit or lease it out, it’s important that your property is easy to locate and access for the right people. Here’s why clearly labelling your unit number on the letterbox, front door, and intercom panel can make a difference: |
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✅ Improved Deliveries
Couriers and postal services rely on visible unit numbers. Unmarked or poorly labelled letterboxes can lead to misdelivered or returned mail - frustrating for both residents and tenants.
✅ Smoother Access for Visitors and Trades Clear signage helps guests, maintenance workers, and even property managers find the correct unit without unnecessary confusion or delays. ✅ Faster Emergency Response In the event of a medical emergency or fire, clear unit identification allows emergency services to locate the right unit quickly. ✅ Helpful for Tenants and Property Managers If you're an investor, ensuring your rental property is labelled correctly can reduce hassles for tenants and support better property management.
We recommend using durable, weatherproof labels or number plates that won’t fade or peel. And if you’re renting out your unit, check with your property manager to make sure this is taken care of. Unsure if signage changes are allowed in your Body Corporate? Check your building’s by-laws or get in touch with us for guidance. |
Spring Prep Starts in August!
While August still brings a chill to the air, it's the perfect time to get a head start on spring cleaning and maintenance around your property. Tackling a few key tasks now can help avoid bigger issues (and bills!) as the warmer months arrive.
Here are some important items to consider and add to your spring maintenance checklist: Gutter Cleaning
Over autumn and winter, gutters often fill with leaves and debris. Clearing them now helps prevent blockages and water damage when spring rains arrive. Garden & Lawn Care
Spring is the growing season! Start preparing garden beds, trimming overgrown hedges, and applying fertiliser to lawns so they flourish in the months ahead. Pest Control
Warmer weather means increased insect activity. Booking a preventative pest treatment now can help avoid infestations later - especially ants, cockroaches, and spiders. HVAC Servicing
If your property has air conditioning, servicing it in late autumn ensures it’s clean, efficient, and ready to cool your home as temperatures rise.
Staying ahead with these maintenance tasks helps protect the building, boost property values, and keep common areas looking their best. If you’re unsure who’s responsible for specific items (owner vs. body corporate), feel free to reach out to our team for clarification.
Need help?
Did you know that we can help organise your property maintenance or provide personalised suggestions based on your property? Get in touch with us on 04 970 5435 to learn more. |
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