31 August 2023
Media: Local Democracy Reporter
Topic: Pensioner flat complaint
Enquiry
I have spoken to a frustrated resident at the Rawhiti Flats on Miller St, Mary Smith, and have some comments for response and questions for answers, please.
She said the new windows to her unit and two others have been sitting in another unit (which has new windows) since July 2021.
Since then, she said each time she has asked when they would be installed she had been “fobbed off” by council staff.
This included when she, on behalf of herself and the two neighbouring flats awaiting new windows, in February this year served the council with a notice that claimed it was in breach of its landlord responsibilities.
This was for not replacing the windows as had been requested on “numerous occasions”.
A week later she was told the windows would be installed after the council had finished work on four of its bedsits - these were completed two months ago.
She emailed the council again at the end of July requesting the work be done.
The council’s property manager responded on August 8.
“As has been widely reported, the building industry in New Zealand is currently going through a labour shortage and this has impacted on our ability to get all refurbishments completed.
“Securing the usual or suitable contractors to do the required work is dependent on their availability so unfortunately, it is currently taking some time to acquire the necessary contractors to get work on our pensioner housing done.
“RLC have just closed the new tender round for preferred suppliers and trades, once this has been reviewed and finalised, we hope it will provide us with suitable builders to recommence pensioner housing refurbishment works. Until such time we are unable to confirm when your windows will be replaced.”
Smith responded the next day.
“Are you telling me that there has been a labour shortage for over the last two years? That is how long our windows have been sitting in Unit 12.”
She asked what rent was for if not for the upkeep of the homes.
She said she had been told they were "basically second-class citizens.”
She described the windows as having chips in them and single glazed. The neighbouring unit was worse, as sections of the panelling appeared rotted. There was also an issue with borer beetle.
“All we want is for our windows to be put in so we can have some warmth, and live out the rest of our years.”
She believed it no longer met Healthy Homes Standards.
She said another incident last year involved a “very foul faeces smell”, that took 12 months and “a threat of the health department before they did something”.
As well as response to the above can I please ask the following:
- Why have the windows not been put in?
- Why has the end unit been empty for years if the waitlist is full?
- Why are there empty flats?
- How many pensioner flats are empty?
- Of the empty flats, what is the longest one has been empty and why?
- Of the four bedsits being refurbished mentioned by Mary Smith, have these been filled? If not, why not?
- How many have been refurbished?
- When did refurbishment start and how much has been spent to date? What is left to do and has the council got the money for it allocated (how much?)?
- What has it involved?
- How many meet Healthy Homes Standards?
- When does the council need to comply with these?
- How many complaints from tenants has RLC received in the last year?
- What do concerns cover?
- What work is being done to fix these?
- One of the criteria for living in the flats is to be on a sickness benefit. Does the council believe it is living up to its responsibility as a landlord in keeping these homes up to standard for its residents?
Any other info or comment?
Response
From Rotorua Lakes Council Group Manager Corporate Services Thomas Collè
Council is very aware of its responsibilities as a landlord and takes these very seriously, including the requirement for all units to meet Healthy Homes Standards by 1 July 2025 which we have progressively been working towards.
Mrs Smith’s windows will be replaced as soon as is possible. We have been communicating with her and have explained the situation, including the ongoing challenge we face in finding contractors to do work on our units. This has been a major issue since Covid.
Mrs Smith’s window does show signs of some paint deterioration and on the middle fixed window there is a small piece of timber that’s come away. The builder has been out and filled the hole left by the missing timber.
As we have also explained to her, while the windows are being replaced, she will have to temporarily move out of her unit so we need to find a solution to that as we currently have no unoccupied and available units. Those that are empty are in need of refurbishment and not currently able to be occupied.
Re empty units and refurbishments:
A total of 31 of Council’s 152 pensioner units have been refurbished during the past 6 years including nine during the last (2022/23) financial year.
Our wait list is always full due to ongoing high demand and we cap it so people can find other alternatives rather than having to wait for up to two years for one to become free.
There are currently 24 units that are empty because they are in need of refurbishment and not able to be occupied.
Council has been progressively refurbishing units for several years, as contractor availability and budgets allow.
Re Healthy Homes Standards:
All council units currently meet Healthy Homes Standards.
All units must comply by 1 July 2025
For more information re this: Healthy homes compliance timeframes » Tenancy Services
Re criteria for eligibility being that they must be sickness beneficiaries:
This is incorrect – as per the information re eligibility criteria on RLC website, people need to be 60 or over and reliant on a benefit OR 55 and over and reliant on a sickness benefit.
Re complaints and requests for repairs:
There have been four complaints in the last calendar year, covering a range of matters from disputes with neighbours to complaints relating to repairs.
We also deal with regular requests (as opposed to complaints) for repairs.
There are always repairs to be done and these are prioritised and worked through as quickly as possible but it is currently taking longer than we would like to secure contractors. This means there can be a wait which we acknowledge is not ideal.
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Media: Radio Waatea
Topic: Rotorua crime
Enquiry
We are hoping to have a kōrero with a reo speaker about the 'rise in crime in Rotorua and what the council is doing to mitigate'.
The interview will be no longer than 10 minutes via phone and pre-recorded not live
Response
We politely declined the interview and referred them to NZ Police
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Media: Local Democracy Reporter
Topic: Council executive restructure
Enquiry
It appears the deputy chief executive titles have officially changed, so I assume that indicates the restructure has been finalised. I would like to ask the following, to be answered by 10.30am Thursday latest:
If any, what cost savings are expected under this restructure?
The last restructure cost about $50,000, what is this one likely to cost?
What influence did community criticism of the structure have on this change?
The role of community wellbeing DCE has been disestablished and as far as I understand will be consolidated among the remaining roles. How will this work?
How have their job scopes changed?
What impact does the disestablishment of the role of community wellbeing dce have on council's priority to reduce crime?
What impact will it have on the community safety plan? With council's relationship with police and other parties involved in it?
When did the restructure begin and when was it finalised?
Response
We arranged an interview next week for the reporter with Council's CE Geoff Williams.
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Media: Rotorua Daily Post (request for Mayor Tapsell)
Topic: Teen assaults
Enquiry
I am following up on the attacks happening outside the Rotorua Library and the safety concerns in the city.
I have spoken to teens and principals, and have their comments below as well as questions beneath.
We spoke to a group of teenagers at the bus stop outside the library aged between 14-16 who said fights happened often/daily.
Some had no other option but to catch the bus after school. Some said they feel unsafe and wanted to see no more fighting in the community.
Another said a boy pulled a machete out on everyone last year.
One principal said what was happening was “horrific” and principals were “deeply concerned”, calling for increased safety in the area to ensure the safety of children.
She said the increased police presence was the first step alongside teaching children how to keep themselves safe.
She's not letting her own children - in high school and intermediate - catch the bus anymore
She said we should be using public transport or walking "but not when it’s at the detriment of the safety of our kids.”
Another principal said the minority were making a "really sad image of our city and quite a threatening place for our students.”
He said while adult supervision did not guarantee stopping the violence altogether, it may deter it.
He said the area “can and should be” an asset to the community with a library and a nice park.
He said parents who needed their children to catch that bus were concerned, trusting the system and services, and that their child would be safe.
Another principal said there were “a lot of challenges” within the community, and agencies and schools needed to support the offenders.
She said it was telling that the fighting was in a public setting with an audience. She said some young women didn't have an alternative to violence, though most young women in the city were not like this.
The school had been made aware of flare-ups at the library in the past.
- What is your response to the above?
- What is your response to the teens who have to catch the bus but feel unsafe doing so? Who say fights happen daily?
- What is your response to the claims about the sad image of our city and the library area being a "threatening" place for youth?
- What is your message to these children, their parents, and the schools who say the area is not safe for them?
Any other comment is welcome.
Response
From Mayor Tania Tapsell:
These recent incidents are deeply concerning and I support comments made by Rotorua Principals. I have made an urgent call for increased Police resourcing in Rotorua. Our community deserves to feel safe in our public spaces and facilities.
To help we will open a community safety hub that will be located in our inner city. This will increase visibility and responsiveness and ensure Council’s security staff, Police, and other community services are working together to support and protect our community.
To make sure we can make the most out of limited resources we’re working proactively with Police and the Bay of Plenty Regional Council who manage buses, to review processes, share information, and continuously improve community safety. I’m also reaching out to the Māori wardens as I see them as an important service locally.
We’re determined to turn this around and continue with the positive progress we have made over the past year. Community safety is a top priority for our Council and we are committed to delivering more safety initiatives over the next few months.
Rotorua is still an amazing place to live, work and visit and it is disappointing that a handful of people are making some really poor choices that are harmful to our reputation as a world class destination.
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Media: Radio NZ (request for Mayor Tapsell)
Topic: Teen assaults
Enquiry
RNZ sought an interview with Mayor Tapsell regarding two recent teen assaults in the Rotorua CBD
Response
Rotorua mayor plans new community safety hub after attacks on teens | RNZ News