Category: Houses

Over the past 12 months, our frontline teams have been working with tenants to reduce their rent debt. This has resulted in total rent debt falling from $21.6 million in January 2024 to $16.1 million at the same time this year.

But we want the amount owed to fall faster and to make sure we keep rent debt down in the future. So we are making changes as part of the broader reset of Kāinga Ora to address this.

New policy

We’re going to reduce debt by taking a firmer approach with tenants who are behind on their rent. We will be fair and reasonable – but rent must be paid.

We will continue to support households who fall on hard times but are making genuine attempts to get back on track with their rent. We’re a social housing landlord so that’s the right thing to do.

But, through our new rent debt policy, we are drawing a line on how patient we can be. We don’t want to end tenancies, but we will if tenants are not meeting their obligations to reduce their rent debt, are skipping rent payments or refusing to work with us.

We’re also taking action to prevent large debts in future. Our new approach seeks to ensure that tenants will not have accumulated more than 12 weeks’ worth of rent debt when their tenancy is ended. This means we will begin the process of ending a tenancy earlier than in the past. This provides clarity about what will happen, and when, to both our tenants and our frontline.

Partial debt forgiveness

A small number of Kāinga Ora tenants – less than 3% – have accumulated more than 12 weeks’ worth of rent debt. There are a range of reasons for this, including social and economic events over the past five years and the steps Kāinga Ora took to respond to government policy, particularly during the pandemic.

We’re going to help those tenants get on top of their rent debt faster by reducing the amount owed to a level that is more realistic for them to repay in full. We’ll only do this for tenants who are consistently paying their rent and making reasonable payments to reduce their debt. In return for this one-off help, tenants must continue reducing their debt.

This will provide a clear incentive to tenants who are not currently meeting their obligations to change their behaviour and speed up repaying what they owe. If they consistently do this, they will be eligible to have part of their debt forgiven. But if they do not, we will take steps to end their tenancy.

We expect to forgive up to $8.3 million of the $16.17 million we’re owed. This is already provisioned for on our balance sheets as it is regarded as doubtful debt, so there will be no impact on our financial performance.

We think this is the right thing to do. The likelihood of collecting all this debt is low, given the time it will take tenants to pay it off and the significant costs associated with chasing it. We’re also conscious that during the pandemic the steps we took to respond to government policy meant we didn’t chase debt in the way we normally would, so we carry a measure of responsibility.

We’re being pragmatic. We think we’re better off focusing on recovering the remaining debt faster and ensuring current tenants do not get into too much debt.

All tenants whose debt is reduced will still have a significant amount to repay. And they’ll have a strong incentive to do this under our new policy, which it makes it clear we will end tenancies if tenants do not meet their rent obligations.

Looking ahead

It’s important we strike the right balance between supporting households in difficult circumstances and ensuring that our tenants meet their obligations. We will be closely monitoring the impact of both the new rent debt policy and partial rent debt forgiveness to ensure we have the right balance. If necessary, we will make further adjustments.

Page updated: 11 February 2025

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“Our focus as a key contributor to New Zealand’s social housing eco-system is on providing safe, warm, dry homes for those in need and acting as a good, supportive landlord to tenants and communities, while ensuring the agency’s long-term financial sustainability,’’ says Board Chair Simon Moutter.

“Kāinga Ora is the largest social housing landlord in the country, and it is important we look after our homes and tenants and serve our communities well. We are looking forward to working alongside other Community Housing Providers to ensure that New Zealanders in need get stable and supportive housing.

“Our new plan for Kainga Ora, which the government has approved, outlines a clear path forward for the agency as a responsible social housing landlord who is fair but firm, and invests in the state housing stock in a financially sustainable way,’’ Mr Moutter says.

Over the two years to 30 June 2026, Kāinga Ora will be adding 2,650 new homes to the state housing stock, as well as renewing almost 3,000 homes.

“Because of New Zealand’s long history of providing social housing, many of our state homes are old and getting to their end of their life. It is important that we invest in renewing these homes so we can continue the legacy of providing good quality state housing,’’ Mr Moutter says.

The key elements of the new plan for Kāinga Ora are:

• A renewed focus on core mission: Over time, Kāinga Ora will narrow its focus on providing and managing social housing in a financially sustainable way.
• Improved tenancy management: Changes are being made to tenancy management and more use is being made of the Residential Tenancies Act to ensure better outcomes for both tenants and communities. A key part of this will be ensuring tenants are in the right type of home at the right time, with the right support in place.
• Improved housing portfolio and build management: We are changing our maintenance strategies to ensure we look after our homes, while also investing in the progressive renewal of our older homes. Build costs will be reduced so they are more in line with the market.
• Improved organisational performance, with a focus on cost effectiveness: Changes are being made to right-size the organisation and ensure value for money.
• Improved financial sustainability: As key cost-saving initiatives are embedded, Kāinga Ora’s financial sustainability will significantly improve.

Find out more about the plan for Kāinga Ora.

Page updated: 4 February 2025

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They were recently blessed by local kaikarakia along with another seven homes in nearby Onekawa. The seven homes on Taradale Road are single story, two-bedroom homes and are on a main arterial route, close to schools and workplaces.

Naomi Whitewood Regional Director East North Island says “We are looking forward to welcoming another 19 whānau into new homes in the next couple of weeks. We know that having a warm, dry place to call home can make such a huge difference to people’s lives.

“There is a strong demand for housing in Napier including demand for homes close to the central city. The modern three-storey apartments on Wellesley Road address this need and contribute to future apartment living options in Napier city.

“We take a careful approach to matching homes to whānau requiring a home of that size and location with consideration of the neighbouring community.

In Wellesley Road, the apartments are within walking distance of the central city including supermarkets and health services. This was an important consideration when purchasing the development and matching people to the apartments.

Napier is an area of focus in the Ministry of Housing and Urban Development’s Public Housing Plan. It has a significant housing need in relation to population size.

Progress is being made, with 755 people moved into a Kāinga Ora house last year. This includes 261 tamariki who moved into a long-term home from unsuitable housing. “We continue to focus on ensuring our mokopuna have a healthy, long-term place in which to grow.” 

In the last four years 221 homes were delivered by Kāinga Ora in Napier and 610 in the wider Hawkes Bay. This includes 15 homes in Onekawa that were completed in December just in time for whanau to move in before Christmas.

Currently another 152 new social houses are planned to be delivered for Kāinga Ora in Napier. Of these, 101 houses are expected to be delivered in 2025, and 51 in 2026.

Page updated: 31 January 2025

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Having used nylon carpet for more than a decade, the agency is opening up its recent Request for Proposal (RFP) to wool carpet suppliers also, allowing a direct price and offering comparison.

Chief Executive Matt Crockett says Kāinga Ora has traditionally used solution dyed nylon carpet due to its durability and price.

“Kāinga Ora owns and maintains more than 75,000 homes throughout New Zealand. Over the two years to 30 June 2026, we are adding a further 2,650 new homes to our portfolio and will be significantly renovating or replacing another 3,000 existing homes.

“It’s important the products and materials used in these properties are fit for purpose, durable and cost-effective to ensure value for money. These will continue to be our key assessment criteria when we compare supplier proposals.

“This RFP is an opportunity for us to retest market pricing for both wool and nylon carpet offerings, as part of a robust procurement process. This approach gives all suppliers the fair chance to put their best proposals forward, and we look forward to seeing what they can offer.”

Kāinga Ora has informed suppliers that it is closing its current procurement process and will be reissuing a new RFP inviting submissions from both wool and nylon carpet suppliers.

The new RFP will be released to the market via the Government Electronic Tender Service.

Page updated: 30 January 2025

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It’s an extraordinary development, more than anyone expected, and one that Matt firmly attributes to the healing power of home and family.

A year ago, Matt was left paralysed from cancer treatment. It was a devastating blow made worse by the fact he couldn’t return home as there was no wheelchair access. The only accommodation that could be found for him was a room in an Auckland retirement home, a very long way from his wife and daughters in the Waikato.

Wife Pene says it was a dark time for the whole family. “We missed each other, and I could see Matt was getting depressed because he couldn’t do much for himself.”

The turning point came in a call from Kāinga Ora; an accessible family home with flat access, wide doorways and a wetroom had become available in Takaanini, South Auckland.

“We were over the moon,” says Pene. “It really was a dream come true. I met the occupational therapist (OT) at the house to ensure it would be suitable then I went straight to Matt to tell him the good news.”

Kāinga Ora Wellbeing Advisor Angeline had coordinated with all stakeholders involved in Matt’s care to aid the search for a suitable home – his social worker, OT and physiotherapist, ACC and the rest home where he was staying.

“Where there are multiple agencies involved, it’s important to take a holistic approach to ensure customers’ needs are met,” she says.

“It was also very lucky that the right home, in the right location became available as it’s often a challenge to find a property that ticks all the right boxes for a whanau with accessibility needs.

“I know Matt and his whānau had endured a long separation, so it was a pleasure to see them reconnect as a whānau unit in their new home.”

“We’re so happy to be back together and it’s had an incredible effect on my physical health,” says Matt.

“My OT and physiotherapist are amazed by how well I’ve progressed since moving in here; I’ve even regained some movement in my legs.

“All the little things like being together and being able to do normal family stuff feels amazing. I used to feel hopeless for myself and worried about my family not having the security of a permanent home.

“Thinking back to where we were a year ago makes me realise how good life is now. I don’t have the words to accurately describe how grateful I feel, it’s overwhelming, but I know I have been blessed.”

Pene says opening the door to their new home “was like the sun coming out and showing us the way out of the dark. Honestly, we’re ecstatically happy to have a home and be together, soaking up the time we have together.”

Page updated: 30 January 2025

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Local iwi this week blessed the new three-storey development in Waimea Road in Nelson South, which was built by local developer JV Properties Limited. Neighbours and other local stakeholders also had the chance to look through the homes before customers move in.

Julia Campbell, Regional Director Nelson, Marlborough and West Coast, says people from the social housing register who have been waiting for a one-bedroom home will begin moving into the new development from early February. Some of the people moving in will now have a permanent place to call home after living in transitional housing for some time.

“Most of the people who are on the social housing register and in need of a place to live in Nelson are waiting for a one-bedroom home, so the completion of this development is a significant milestone,” Ms Campbell says.

“Our specialist placement team has thought very carefully about who will live in these homes. During pre-housing conversations, we have spoken to prospective customers about their connections to the community and any support they may need to live well in their new home in the future.

“Our team will continue to support everyone who will be living there to settle in well over the coming weeks and months. Local transitional housing providers will also continue to work with the people who are moving in from transitional housing,” she says.

Construction of the new development began in October 2023. Kāinga Ora has an agreement with JV Properties Limited to purchase the homes upon completion. It expects to settle on the purchase of the homes this week.

There are currently another 36 Kāinga Ora homes under construction in Nelson Tasman, including six homes in Oxford Street in Richmond and 26 new homes in Neale Avenue in Stoke, all of which Kāinga Ora has agreed to purchase from developers when they are completed. Four homes are also under redevelopment in Boundary Road in Nelson.

See our Nelson region for more information.

Page updated: 29 January 2025

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The project sets a new standard for community-focused living by integrating housing with support services designed to help residents thrive. The development replaces 54 outdated homes with a mix of one-bedroom apartments and multi-bedroom family homes, several of which are designed to be accessible, catering to a range of needs. These homes have been built to the highest standards of warmth, dryness, and energy efficiency, providing a safe and secure environment for individuals and families.

Vicki McLaren, Kāinga Ora Regional Director for Greater Wellington, describes the development as a milestone in creating inclusive communities. “The Epuni Development is more than just housing; it’s about creating a supportive, connected, and inclusive community. This project is a shining example of what can be achieved when we work in partnership to meet housing and social needs together.”

The development also features landscaped outdoor spaces and a shared community room, fostering a sense of connection among residents. On-site support services are delivered through key partnerships with Tākiri Mai te Ata Whānau Ora Collective and He Puāwai Trust. Tākiri Mai te Ata provides wraparound support including financial mentoring, mental health services, and health navigation, while He Puāwai Trust offers holistic whānau support that focuses on the well-being and empowerment of families. Together, these partnerships ensure residents not only have a place to call home but also access to the resources they need to thrive.

“This development isn’t just about numbers—it’s about creating a place where individuals and families can feel secure and supported,” says Vicki McLaren. “From energy-efficient designs to accessible layouts, every detail has been considered with the residents in mind.”

Partnerships have been central to the success of the Epuni Development. Kāinga Ora worked closely with Urban Plus, Hutt City Council’s housing development agency, to further enhance the community’s housing options. Urban Plus is currently constructing 30 affordable townhouses on part of the site, fostering a balanced and inclusive neighborhood. Reflecting on this collaboration, Vicki McLaren adds, “ by partnering with organizations that share our vision, we’ve created a balanced and inclusive community. This project showcases how collaboration can lead to meaningful, lasting change.”

The Epuni Development not only addresses the urgent demand for housing but also establishes a blueprint for future projects. By integrating housing with community spaces and support services, it demonstrates Kāinga Ora’s commitment to long-term well-being and stability for its residents. “The Epuni Development sets a benchmark for future projects,” concludes Vicki McLaren. “It reflects our dedication to delivering not just homes, but thriving communities where people can truly belong.”

Page updated: 27 January 2025

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Rangitāne have kindly gifted the name ‘Te Raki Pae Ora’ to this development, meaning the northern abode of activity and light. The name ‘Whare Manaaki’ was gifted to the community space. This signifies the importance of this space and the opportunities it will bring to everyone.

Soho Group built the homes over an 18-month period which Kāinga Ora will own and manage going forward.

Ben Noone, General Manager at Soho Group, says: “These homes have been a real team effort, and we especially want to acknowledge the team of over 50 mostly local contractors that have been on site getting the work done.”

“When master planning the development, we aimed to add to and enhance the community. The design of the outdoor spaces and how they connect with the community space and other existing amenities, including the school, enables better connections for neighbours and the wider community.”

Most whānau who will move into these homes come from the Ministry of Social Development’s Housing Register. They will have a Housing Support Manager assigned to them who will support them as they settle into their new home and community.

“For whānau needing a place to call home in Palmerston North, these homes will be life-changing,” says Graeme Broderick, Regional Director Taranaki, Whanganui and Manawatū.

“Having a stable home is important to all aspects of a person’s life – from education and employment to physical and mental health. Just one Kāinga Ora home can have a lifelong impact that spans generations.

Kāinga Ora and Y Central have entered a partnership for the shared community space at the development, which the wider community will use.

Y Central will coordinate the community space, manage bookings and facilitate activities and services, while Kāinga Ora is responsible for the maintenance of the space.

“This partnership allows us to connect with the local community, providing a space where families and individuals can come together, build connections, and grow stronger together,” says Y Central CEO Anthony de Rose.

“We believe in creating opportunities for communities to thrive by fostering safe, engaging, and family-friendly programmes and activations. We look forward to the journey ahead and the positive impact this collaboration will have on the community.”

Families will start moving into the new homes in the next few weeks.

Page updated: 24 January 2025

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“Living our lives has been so much easier since we moved in. We really feel at peace here.”

A few short months ago, life was very different for the family.

The home they were living in wasn’t helping eight-year-old Alex, who benefits from calming spaces because of her autism.

“Alex is sensitive to noise and over-stimulation and where we were living was really the opposite of what we needed to function as a family.

“It was a really busy environment with a lot going on. The home was small and didn’t have a proper backyard space we could retreat to when Alex needed a calming space, which made things difficult.

“We just weren’t happy there and it was stressful,” says Natasha.

Not being able to go outside and having room to be apart when Alex needed her own space was challenging for the family.

Now settled in their new Kāinga Ora home, they have the space they need and Natasha is glowing about the difference this has made.

“We used to wake up not knowing what Alex we would get and how we would manage that. But this home has meant we don’t worry about that anymore.

“Its location and surroundings have really helped us manage Alex’s needs. The neighbourhood is quiet and having a big backyard has provided us the space we need,” Natasha says.

All of this has improved day-to-day life for the family, with Alex less affected by her surroundings.

“Her sleeping has improved and we’re finding she doesn’t get agitated as much as she used to. She’s finding school a lot easier too.

“We’re finding we can do more things together as a family as well, like going for walks or going to visit my parents down the road more often.

“Being a single-mum and working part-time, it’s nice to know I can go off to work to provide for my kids and know that they’re more settled and thriving.

“I’m so grateful for this home and the way it’s transformed our lives,” says Natasha. 

Page updated: 16 January 2025

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Our assessment process, which is being carried out in stages, involves looking at:

• The locations where we are trying to deliver more homes, or where renewal of older homes is a high priority,
• The costs and plans of the proposed projects and checking they still stack up financially and that there are not better options for using the site.

Over the two years to 30 June 2026, Kāinga Ora will be adding 2,650 additional homes to the state housing stock and renewing almost 3,000 other state homes. We want to make sure we are getting best value for money from our projects so we can deliver social housing in the areas where it is most needed.

Initially our priority was to ensure we met our social housing delivery targets for this financial year, so the first stage of our assessment process focused on proposed projects with the potential to be delivered before 30 June 2025.

That first stage is now complete. We have now moved onto the second stage, which involves reviewing all proposed projects for our 2025/2026 build programmes.

As part of this second stage, we will take another look at projects not selected to proceed in the first assessment stage, so it is still possible some of those projects will proceed.

We expect to complete the second stage of our assessment around the middle of 2025. At that point we will be able to say which projects are going ahead and which are being cancelled.

Some sites may need to wait for future decisions on our build programme beyond the 2026 financial year.

If we are not going to proceed with a planned development, where possible we will bring existing homes on sites back into our letting pool.

As decisions are made on projects, we will inform our partners and the community.

More information

Page updated: 19 December 2024

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