Papamuri
I te marama o Hūrae 2019, i hokona e ngā kaiwhakapae a Mr Stott me tana hoa a Ms Savageau ( ngā kaiwhakapae ) tētahi whare rakau o te tīmatanga o te rautau 20 mai i te Uplifting Homes Ltd ( Uplifting ) kei Hamilton mō te $158,000 (tae atu ki te GST), kia nekehia mai i Remuera ki Katikati. I roto hoki i te utu hoko ko ngā mahere whakaaetanga hanga hei tuhi me te tuku i runga i te ingoa o ngā kaiwhakapae me te kore he huringa ki te mahere papa taketake me te whakamahi i ngā rauemi tuanui o nāianei . [1]
I haria te whare i te Oketopa 2019. Nā te tohe a te Kaunihera ā-Rohe o te Moana-a-Toi ki te Hauāuru kia whakaratohia he tautoko tāpiri, he mahi turanga me te hanganga tuanui nā te mea he nui ake te hau i Katikati, i uaua ai te whakatūnga anō.
I raro i te kirimana i whakaae ngā rōpū ki ngā tikanga me ngā herenga e whai ake nei:
- Ko Uplifting te kawenga mō te whakarite kia nekehia te whare i roto i te huarahi ngaio, rite tonu ki te mahi a te kaimahi i te roanga o tēnei kirimana, e ai ki ngā tikanga hokohoko . [2]
- Ko ngā mahi katoa e mahia ana e Uplifting…ka tutuki i te Ture Hanga Whare o Aotearoa me te NZS 3604:2011, te tikanga paerewa o Aotearoa mō te tutuki i te Ture Hanga Whare mō te hanganga o ngā whare anga rakau . [3]
- Ka whakatūria anō te whare ki ngā rauemi o nāianei anake, ā, kāore a Uplifting i whai kawenga mō ngā kino i te wā e tū ana te whare i runga i ngā pou rangitahi.
Nō reira, ko te kirimana i whakaritea mō tētahi mahi hanga whare i raro i tētahi kirimana hanga whare noho, ā, i kīia ko ngā pūtāhui i raro i te Ture Hanga Whare 2004 me te wā whakaoti i raro i te Ture Pūtāhui Kaihoko 1993.
I pouri , i pōuri hoki ngā kaiwhakapae i te āhua o te whare i tōna taenga mai, me te tūponotanga ka pāngia anō e te kino i a rātou e tū ana i runga i te turanga rangitahi i tō rātou whenua i Katikati. [4] I whakahēngia te whakaaro mō ngā kino o te tupuhi me te tūponotanga noa o ngā kino i roto i te nekehanga. I tūtaki te kaihoko a Uplifting, a Prestige Builders, ki ngā kaiwhakapae, ā, i maha ngā whakaaetanga me ngā kupu whakaari i tukuna.
I te mea kei te whiwhi whakaaetanga hanga whare, ka whakatūria te whare ki runga i ngā turanga rangitahi i te papa o Katikati. Whai muri i te whiwhinga whakaaetanga hanga i te 13 o Mei 2020 (whai muri i te whakakorenga o te rāhui Covid-19), ka whakatūria anō e Uplifting te whare ki runga i ngā turanga tūturu i te Hōngongoi 2020, ā, ka pania anō te whare me te tuanui, ahakoa kāore anō kia oti.
I muri mai, he torutoru noa iho ngā haerenga mai o Uplifting ki te papa. I whakarite a Prestige Builders i ngā mahi ki runga i te tuanui, ā, i te marama o Hānuere 2021 i whakapuakihia e te kaihanga o ngā kaiwhakapae ngā āwangawanga mōna. I roto i te pūrongo a te kaihanga, i kitea te ngoikore o te hononga o te whare, ā, he nui te mahi e hiahiatia ana hei whakatika i ngā hapa. He nui ngā wāhi kua pirau rawa ngā rakau, ā, he raruraru te tuanui me ngā pou. I aromatawaihia e ngā kairūri rahinga i whakamahia e ngā kaiwhakapae te utu o ēnei mahi neke atu i te $520,000 (tae atu ki te GST); engari, ko te whakahoro me te utu pai o te $24,000–$33,000 (tae atu ki te GST). [5] I muri mai ka whakatau te Kaiwhakawā he mea koretake tēnei tumanakohanga.
Kāore he mahi a Uplifting i mahia i muri i waenganui o Noema 2020, ā, i waenganui o Hune 2021 kua pahure te wā tika mō te whakaoti. [6] I kī a Kaiwhakawā Jagose:
[60] … he mea tika kia tautokona e Savageau/Stotts taua kaupapa kia “kia rite ki te āhua me te kounga hei hanga i [te whare] kia pai ai te noho a ngā kaiwhakapae hei kāinga whānau mō rātou”. Kāore e taea te pupuri i taua tautohe: i tētahi tirohanga, i muri i te whakatūnga anō o te whare ki te papa, he nui tonu ngā mahi i toe ko te herenga a Savageau/Stotts ki te hanga i te whare kia pai ai te noho. … Kāore hoki a Uplifting i whai herenga ki te tiaki i te whare mai i te huarere, i ētahi atu kino rānei i runga i tōna papa rangitahi i te papa: i whakamāramahia e ngā rarangi 16 me te 18 o te kirimana ehara i te kawenga a Uplifting.
I roto i te reta o te 9 o Paenga-whāwhā 2021, i tuhituhi ngā rōia a ngā kaiwhakapae ki a Uplifting e whakapae ana i te kounga mahi ngoikore me ngā takahi kirimana, me te tono kia whakahokia mai ngā whakapaunga a ngā kaiwhakapae me te tango i te whare mai i te papa. I te mutunga, i te 19 o Hūrae 2021, i whakamōhio ngā rōia a ngā kaiwhakapae ki ngā rōia a Uplifting kua whakakorehia e rātou te kirimana o te 22 o Hūrae 2019, i runga i ngā takahi o te Ture Pūtāhui Kaihoko ( wāhanga 28 mō te pūkenga me te tiaki tika, wāhanga 29 mō te pai mō tētahi kaupapa me te wāhanga 30 mō te wā e oti ai). I kōrerohia anō hoki ngā takahi i te Ture Hanga Whare 2004, arā, te wāhanga 362I(1 ). I tukuna ngā whakawakanga i te 27 o Ākuhata 2021.
I te 24 o Mei 2022 i hokona e ngā kaiwhakapae tō rātou whenua i Katikati mō te $1.25 miriona i raro i ngā tikanga tae atu ki te nekenga o te whare, ā, i whakahoroa taua whare. I neke rātou ki Whakatū.
I haere ngā kaiwhakapae ki te whakawakanga me te tono kia utua he $33,000 mō ngā whakapaunga maumau me te $35,000 mō ngā utu whānui i runga i te takahi i te kirimana e tika ana kia whakakorehia. I whakawhirinaki rātou ki te Ture Hanga Whare 2004 , te Ture Pūtāhui Kaihoko 1993 me te Ture Kirimana me te Tauhokohoko 2017 .
Te whakatau
I kōrero a Kaiwhakawā Jagose:
- Haunga ngā moni i utua ki a Uplifting i raro i te kirimana whakahou, ko ngā whakapaunga kē atu a ngā kaiwhakapae e pā ana ki te whakatutukitanga o te kirimana i mua i te whiwhinga whakaaetanga hanga i raro i tō rātou ake mōrearea.
- I whakaū a Uplifting i te kirimana mā te tīmata i ngā mahi whakatō pou i te tīmatanga o Hune 2020, ko te whakapaunga a ngā Savageau/Stotts i muri mai i raro i te kirimana i ahu mai i tā rātou tumanako ka tutuki i a Uplifting āna herenga kirimana . [11]
- Kāore i te tino pono ngā tumanakohanga a ngā kaiwhakapae i runga i te kirimana i uru atu rātou ki a Uplifting. Te āhua nei kāore i a rātou te māramatanga o mua ki ngā whakaritenga tāpiri mō te whakatūnga o tō rātou whare ki te wāhi hou i tua atu i te kawe a Uplifting me te whakatū anō i te whare ki reira, ā, i roto i te kirimana i tino whakatauhia ko rātou te kawenga hei mahi kāore i te tino whakahuatia . [12]
- I rite tonu ki ngā tumanakohanga te kino i muri i te kawe waka.
- I te wā i whakatūria ai te whare ki runga i ōna pou rangitahi, kāore a Uplifting i whai kawenga mō ngā kino ka pā ki te whare. [13]
- He mea whakamihi ki a Uplifting te whakautu a rātou ki ngā tono āwhina a ngā kaiwhakapae.
- I tukuna e ngā kaiwhakapae he rārangi o ngā "matenga" motuhake. I whakatauhia te kereme reti he tino whakapae rawa kia kore ai e taea te whakatau i taua mate kia taea ai te matapae. [14]
- I whakatauhia he tika te whakahekenga 50% i runga i te utu i tonoa hei whakamana i ngā whakapaunga tika me te tutuki a Uplifting i raro i te kirimana. [15]
I tangohia e te Kaiwhakawā te $22,400 i riro i ngā kaiwhakapae i raro i tā rātou kaupapa here inihua, engari kāore i whakahuahia te utu mō te whakahoro i te whare, me ngā pūrongo a ngā tohunga hanga whare a ngā kaiwhakapae.
Whai muri i te whakawakanga mō ngā rā e ono, ka tukuna e te Kaiwhakawā Jagose he utu mō ngā utu kino ki ngā kaiwhakapae, arā, $94,911.53, mō te mate tuturu nā ngā takahi a Uplifting i raro i te wāhanga 43(3)(3)(a) o te Ture Kirimana me te Ture Tauhokohoko 2017. Ko te pūtake o te moni kua whakaitihia ko te kupu pakari o ngā whakaritenga kirimana me ngā herenga i whakatakotoria ki ia rōpū.
Whakamutunga
I te nekehanga o tētahi whare moemoeā, me whai tumanakohanga whaitake te tangata mō te whakapau i ngā mano tāra hei hanga i te whare kia nohoia ina nekehia. Me arotake anō ngā tikanga kirimana i mua i te mahi tahi me te kamupene nekehanga. I whiwhi whakataunga engari kāore i whakaurua te moni katoa i tonoa, ā, nā ngā utu me te whakaroa o te tautohe ka ātaahua te whakatau tautohe, pērā i ngā mea i tukuna e te New Zealand Dispute Resolution Centre.
Ngā Tohutoro
[1] Stott v Uplifting Homes Ltd [2023] NZHC 1514 i [11].
[2] Stott , i runga ake i te n 1, i [10].
[3] He wāhanga anō hoki tēnei o te whakaaetanga hanga whare.
[4] Stott , i runga ake i te n 1, i [19].
[5] Stott , i runga ake i te n 1, i te [37]
[6] Stott , i runga ake i te n 1, i [58].
[7] Te Wāhanga 362O o te Ture Hanga Whare 2004.
[8] Stott , i runga ake i te n 1, i [66].
[9] Stott , i runga ake i te n 1, i [68].
[10] Stott , i runga ake i te n 1, i te [69]; me Forest Holdings Ltd v Mangatu Blocks Incorporation [2017] NZHC 448, [2017] NZAR 671 i te [27]–[29], e whakahua ana i te Maori Trustee v Clark [1984] 1 NZLR 578 (CA) i te 584.
[11] Stott , i runga ake i te n 1, i [72].
[12] Stott , i runga ake i te n 1, i [78].
[13] Stott , i runga ake i te n 1, i [80].
[14] Stott , i runga ake i te n 1, i [74].
[15] Stott , i runga ake i te n 1, i [85].
