That Home Loan Hub

Your offer just got accepted and the clock is ticking. Before you race to go unconditional, we slow things down and show you how to turn a builder’s report and LIM into your strongest tools for safety, savings, and peace of mind. With Jordan in the chair, we unpack real first‑home buyer stories where a quick skim missed unconsented work, a storage cut through a structural beam, and moisture hints that could snowball into expensive repairs.

We break down how to read beyond the coloured flags and interpret the story in the details: what a small bathroom leak suggests about ventilation, why a “recent alteration” line should trigger a consent cross‑check, and how to match photos and past listings with council records. You’ll learn the difference between manageable maintenance and red‑flag risk, when to bring in a builder or engineer, and how banks view reports versus what you actually need to verify yourself. We also share practical ways to use homes.co.nz history and council files to spot inconsistencies early.

Most importantly, we show you how to use findings to negotiate. From gathering quotes to structuring a calm, evidence‑based request, this walkthrough reveals how a modest repair estimate can support a meaningful price drop. We revisit a real case where roof work shaved $10k off the purchase, and we’re clear about the step that locks you in: once you confirm you’re happy with the builder’s report and go unconditional, the house is yours and backing out isn’t an option. If the facts don’t stack up, step away; if they do, use the report as a maintenance roadmap for the next five years.

If you’re a first‑home buyer in New Zealand navigating LIM reports, consents, and builder inspections, this is your field guide. Hit follow, share this with a friend who’s house hunting, and leave a quick review to help others find practical, no‑nonsense advice for smarter property decisions.
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The property looks perfect, the photos glow, and the price seems doable—until the bank says no. We take you behind the curtain on what lenders really want to see from first-home buyers and why certain properties make approvals harder than they need to be. If you’ve been torn between a tidy suburban house, a shiny apartment, or a dreamy lifestyle block, this conversation will help you choose a target that banks actually fund.

We start with the bank-friendly basics: standard freehold or cross-lease homes that are simple to value and easy to sell. Then we get honest about lifestyle blocks, where bigger land, outbuildings, and hobby-farm features often trigger a 30% deposit requirement and slow resale risk. Even marketing cues—paddocks, cows, multiple sheds—can push lenders to reclassify a deal as higher risk. From there, we dig into apartments: minimum size rules that often sit around 45 square metres including balconies, Kainga Ora concentration limits, body corporate fees, and the red flags buried in meeting minutes. If you’re counting on a low deposit, these details can make or break the numbers.

We also call out the structures most likely to derail a first purchase: company share titles and commercial or mixed-use properties that lenders view as poor security for owner-occupiers. And for the “buy it cheap and fix it” crowd, we explain why monolithic cladding and leaky-home risk can trap you. Banks anchor to purchase price, not future value, and they don’t like active issues at settlement—so the bargain can shrink your usable equity and complicate approvals.

By the end, you’ll know how to pre-vet a listing, what documents to pull for apartments, when to walk from a risky title, and how to align your deposit with the property types banks prefer. Ready to buy smarter and avoid avoidable noes? Follow the show, share this episode with a friend who’s house-hunting, and leave a quick review with your biggest first-home question.
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Ready to buy your first home but stuck between an older house, a shiny turnkey, or a full custom build? We break down the real trade-offs with straight talk and lived experience: what you actually see and risk with an existing property, why a turnkey can save your sanity even if it costs more upfront, and how custom design delivers joy while quietly inflating budgets through variations and staged payments.

We share the simple rule that still holds up in a shifting market: buy what you can afford in a good area. From there, we dig into the details that matter in New Zealand right now—builder warranties and inspections, the difference between five percent deposits on eligible existing homes versus the 10–15 percent often needed for builds, and the cash flow crunch that happens when you juggle rent, a land loan, and progress payments. You’ll hear practical examples of cultural and lifestyle design choices, like entry wardrobes and handwash stations or multi-level layouts, and why those personalised touches can carry real cost and complexity.

If you’re debating your next move, this conversation offers a clear framework: prioritise resale and rental appeal for your first step, understand the true cost of convenience versus control, and decide how much uncertainty you can live with while the market moves. Whether your goal is to get the keys quickly or to craft a home that fits your routines perfectly, you’ll come away with a grounded plan to climb the ladder without losing sleep or blowing the budget.

Enjoy the episode? Follow the show, share it with a friend who’s house hunting, and leave a quick review to tell us which option you’re considering next.
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You thought it's not possible or the dream is too far away? Come to my webinar and I will show you, you are much closer to your dream, than you think you are!
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Ever wondered who actually pays a mortgage broker and when? We pull back the curtain on broker commissions, client fees, and the real incentives that shape mortgage advice in New Zealand. From first home buyers to developers and self-builds, we explain the money flows in plain language so you can make smarter choices without second-guessing the fine print.

We start with the basics: for standard home loans, the bank pays the broker after settlement, which means most clients don’t pay us a fee. Then we get honest about the exceptions—fast flips, second-tier lenders with no commission, and short-term loans where a transparent fee keeps things fair. You’ll also learn about clawbacks, the little-known mechanism where banks take back commission if a loan is repaid or refinanced within about three years. That risk is exactly why we stay engaged after settlement with reviews and ongoing support, not just a quick sign-off.

Choosing a lender isn’t a commission chase. We walk through how we match clients to banks based on policy fit, timeframes, construction requirements, and long-term outcomes. Some lenders pay more, others less, but the best result is the one that actually works for your situation. Along the way we share why we don’t invoice when deals fall over, how referrals keep our model sustainable, and why we prioritise quality and relationships over rush and churn.

If you’re weighing up buying, building, or refinancing, this conversation will help you decode costs, spot fair fee structures, and understand how broker incentives align with your goals. Have questions you were too shy to ask? Send them through—we’re here to help. If you found this useful, follow the show, share it with a friend, and leave a quick review so more Kiwis can find straight-up mortgage advice.
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Buying a home is hard enough without radio silence from your advisor or a single-bank strategy that leaves money on the table. We open the bonnet on what actually makes a mortgage advisor worth your time: rapid communication, multiple lender applications, and loan structures that fit real life rather than just chasing a headline rate. With James in the chair, we share candid stories from the field—like clients waiting a week for a reply versus getting a same-day appointment after hours—and what that difference means when approvals, cashbacks, or conditions decide whether you settle on time.

We walk through the practical markers of quality you can spot upfront. Look for advisors who reply fast and keep a steady cadence of updates, even when the update is “no news yet.” Expect them to submit to several banks so you get genuine choice, because lender appetites and policies shift quickly. Then weigh more than rate: the right term length, a smart mix of fixed and floating, and clear break-fee thinking can shape your cash flow and reduce risk. We also talk precision in emails, because one sloppy message can twist timelines or miss conditions.

If you’re choosing between “Bob” and “Sam,” we offer a simple playbook: read Google reviews for specifics, lean on referrals that describe process not just personality, and trust your first impression without falling for the big-show vibe. You want someone relatable, presentable, and focused—ready to meet when the kids are asleep and able to explain trade-offs in plain English. By the end, you’ll know how to assess responsiveness, range of options, and the diligence that turns stress into certainty.

Enjoyed the conversation and want more practical property insights? Follow the show, share it with a friend who’s house-hunting, and leave a review to tell us what you want covered next.
Send us a text
Support the show
Buy your first home in NZ Weekly Webinars
You thought it's not possible or the dream is too far away? Come to my webinar and I will show you, you are much closer to your dream, than you think you are!
Join Here - https://bit.ly/4m9SL72