Going unconditional on your next home is a big milestone. 

Your conditions are met. The agreement is now binding, and you’re committed to the purchase.

But when one home needs to be sold to make way for the next, getting the timing right can be just as important as getting the finance right.

So before you lock in, make sure these 3 things stack up.

## 1. Check the timing of your settlement dates
Your purchase and sale each have their own settlement date. They don’t necessarily have to be on the same day. 

<div class="badge-action-box">
  <div class="action-badge">✅ What to do:</div>
  <p class="action-content">
    Check both <a href="https://tella.co.nz/home-loans-mortgages/moving-home-switching-bank/sale-and-purchase-conditions" style="color: #10059f; text-decoration: underline; font-weight: 600;">Sale and Purchase Agreements</a> early. If the dates don’t work for you, flag this with your lawyer or conveyancer to see whether they can be negotiated.
  </p>
</div>

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## 2. Check which one settles first
Once you know the dates, look at the order they happen in.

If your new home settles first, you’ll need to fund the purchase before your sale proceeds come through. If your sale settles first, you may need somewhere to stay until your new home is ready.

<div class="badge-action-box">
  <div class="action-badge">✅ What to do:</div>
  <p class="action-content">
    Make sure you’re comfortable with the order of your settlements before you commit.
  </p>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
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    border-radius: 6px;
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    margin-bottom: 32px; 
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    font-weight: 800;
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    letter-spacing: 0.5px;
    padding: 5px 10px; /* Slightly adjusted padding for the larger text */
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  .action-content {
    margin: 0;
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    line-height: 1.5;
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## 3. Make sure your finance matches the timing
Knowing your settlement dates is one thing. Knowing how you’ll fund them is another.

If you’ve arranged [bridging finance](https://tella.co.nz/home-loans-mortgages/moving-home-switching-bank/home-bridging-finance) or another lending solution, you’ll want to make sure it’s set up for the right amount and timing.

<div class="badge-action-box">
  <div class="action-badge">✅ What to do:</div>
  <p class="action-content">
    Talk to your mortgage adviser before going unconditional to make sure your lending is set up around your settlement dates.
  </p>
</div>

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  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
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<div style="border: 1px solid #ddd; padding: 30px; background-color: #10059f; font-family: Arial, sans-serif; margin-bottom: 40px; color: #ffffff; border-radius: 8px;">
  <h3 style="margin-top: 0; color: #ffffff; font-size: 22px;">Want to make sure the timing works for your settlement? 
</h3>
  
  <p style="color: #ffffff; margin-top: 0; margin-bottom: 15px; line-height: 1.5;">
    We can help you work through your settlement dates, funding and lending options before you go unconditional.   
  </p>

  
  <a href="https://calendly.com/tella-adviser" 
     style="background-color: #ffffff; color: #10059f; padding: 14px 28px; border-radius: 50px; font-weight: bold; text-decoration: none; display: inline-block; font-size: 16px;">
    Book a hassle-free chat with a Tella adviser
  </a>
</div>

<hr style="border: none; border-top: 2px solid black; height: 1px; width: 100%; display: block !important; visibility: visible !important; margin-top: 40px;">

<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with Tella mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

small_25. Linkedin - Everyone's Watching the NZ Election..png

thumbnail_25. Linkedin - Everyone's Watching the NZ Election..png

3 Ways to Get Your Settlement Dates Right Before Going Unconditional..png

3 Ways to Get Your Settlement Dates Right Before Going Unconditional3 Ways to Get Your Settlement Dates Right Before Going Unconditional..png

3 Ways to Get Your Settlement Dates Right Before Going Unconditional

Found the home you want? 
You might be thinking, “I’ll sort the new home first, and sell mine after.”

It’s tempting to focus on securing the new place first and worry about selling your current home once you’ve got it.

But if you’re buying before selling, there can be a deadline hanging over the purchase that you might not be expecting.

<div style="background-color: #ffffff; border: 1px solid #e2e8f0; border-radius: 8px; padding: 25px; font-family: sans-serif; color: #000033; margin-top: 25px; margin-bottom: 25px; box-shadow: 0 10px 25px rgba(0, 0, 153, 0.08), 0 4px 10px rgba(0, 0, 0, 0.04);">
  
  <h3 style="margin-top: 0; color: #000099; border-bottom: 2px solid #000099; padding-bottom: 8px; font-size: 1.3em;">What is Cash Out Clause?</h3>
  
 <p style="margin-top: 15px; margin-bottom: 15px; line-height: 1.6; font-weight: bold;">
    Also known as ‘escape clause’, this term in <a href="https://tella.co.nz" style="color: #000099; text-decoration: underline;">Sale and Purchase Agreement</a> can allow a seller to consider another, potentially better offer while your purchase is still conditional.
    
While you might normally have several weeks to work through your conditions, a cash-out clause can reduce that timeframe to around 3–5 working days if triggered.
  </p>
</div>

That’s not much time to organise a building inspection, sort your finance and get legal checks done.

**The good news?** You can prepare for this before you're under pressure.

Here are four practical steps to take.

## 1. Get your property checks moving straight away
Once your offer is signed, don't put the paperwork aside until the condition deadline gets closer. Instead, get them underway as soon as possible.

<div class="badge-action-box">
  <div class="action-badge">✅ What to do:</div>
  <div class="action-content">
    <p style="margin-top: 0; margin-bottom: 10px;"><strong>Your practical checklist:</strong></p>
    <ul style="margin: 0; padding-left: 20px; list-style-type: disc;">
      <li style="margin-bottom: 6px;">Order your LIM report.</li>
      <li style="margin-bottom: 6px;">Book your building inspection.</li>
      <li style="margin-bottom: 6px;">Send the signed agreement to your lawyer.</li>
      <li style="margin-bottom: 6px;">Give your mortgage adviser the property details.</li>
      <li>Check whether your lender needs a valuation or any other information.</li>
    </ul>
  </div>
</div>

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  .badge-action-box {
    display: flex;
    flex-direction: column;
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The goal isn't to rush your due diligence. It's to avoid leaving important jobs until the last minute.

## 2. Explore your bridging finance options early
If you’re planning to buy your next home while selling your current one, talk to your mortgage adviser early about whether bridging finance could work for you and what your borrowing position could look like during the transition.

<div class="badge-action-box">
  <div class="action-badge">✅ What to do:</div>
  <div class="action-content">
    <p style="margin-top: 0; margin-bottom: 10px;"><strong>Ask your mortgage adviser:</strong></p>
    <ul style="margin: 0; padding-left: 20px; list-style-type: disc;">
      <li style="margin-bottom: 6px;">Could bridging finance work for my situation?</li>
      <li style="margin-bottom: 6px;">How much could I potentially borrow?</li>
      <li style="margin-bottom: 6px;">What would my repayments look like while I own both properties?</li>
      <li style="margin-bottom: 6px;">What would the bank need to confirm?</li>
      <li>What other options could I consider?</li>
    </ul>
  </div>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    
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## 3. Have your waiver of conditions ready
If a cash out clause is triggered, you may only have a few working days to go unconditional.

<div class="badge-action-box">
  <div class="action-badge">✅ What to do:</div>
  <div class="action-content">
    <p style="margin-top: 0; margin-bottom: 0;">Ask your lawyer to prepare the waiver of conditions in advance, so you’re ready to sign once your finance, building report and other conditions are sorted.</p>
  </div>
</div>

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  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
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    border-radius: 6px;
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That way, you’re not scrambling to get the paperwork done when the clock is ticking.

## 4. Know when to bring your mortgage adviser in
Your lending position can change as your buying and selling plans move forward.

That’s where Tella can help. If something changes, we can help you work through the numbers and understand what you may need to do next.

<div class="badge-action-box">
  <div class="action-content">
    <p style="margin-top: 0; margin-bottom: 10px;"><strong>For example, we can help you navigate:</strong></p>
    <ul style="margin: 0; padding-left: 20px; list-style-type: disc;">
      <li style="margin-bottom: 6px;">Your current home taking longer to sell.</li>
      <li style="margin-bottom: 6px;">A change in your expected sale price.</li>
      <li style="margin-bottom: 6px;">A change to the purchase price.</li>
      <li style="margin-bottom: 6px;">A cash out notice.</li>
      <li>A shorter timeframe to go unconditional.</li>
    </ul>
  </div>
</div>

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  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
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    border-radius: 6px;
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    margin-bottom: 32px; 
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The earlier you get us involved, the more time we can work through your options before the deadline is looming.


<div style="border: 1px solid #ddd; padding: 30px; background-color: #10059f; font-family: Arial, sans-serif; margin-bottom: 40px; color: #ffffff; border-radius: 8px;">
  <h3 style="margin-top: 0; color: #ffffff; font-size: 22px;">Worried a cash out notice could leave you scrambling? 
</h3>
  
  <p style="color: #ffffff; margin-top: 0; margin-bottom: 15px; line-height: 1.5;">
    Let’s work through your lending position and make sure you’re prepared if the timeline changes.
  </p>

  
  <a href="https://calendly.com/tella-adviser" 
     style="background-color: #ffffff; color: #10059f; padding: 14px 28px; border-radius: 50px; font-weight: bold; text-decoration: none; display: inline-block; font-size: 16px;">
    Book a no-cost chat with a Tella adviser.
  </a>
</div>

### A little preparation can go a long way
A cash out clause doesn't mean you should rush into buying a home or skip important checks.

It means you need to understand what needs to happen, who needs to do it and how quickly it can happen.

That way, if the seller does introduce another offer, you're prepared to deal with the deadline.

<hr style="border: none; border-top: 2px solid black; height: 1px; width: 100%; display: block !important; visibility: visible !important; margin-top: 40px;">

<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with Tella mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

small_24. MyDash Upgrade, Cash Out Clause (1).png

thumbnail_24. MyDash Upgrade, Cash Out Clause (1).png

How to Avoid Losing Your New Home to a Cash Out Clause.png

How to Avoid Losing Your New Home to a Cash Out Clause

Buying a new home before selling your current one is possible, but it means planning for a period where you may have two properties and two home loans at once.

That’s where **peak debt** comes in.

<div style="background-color: #ffffff; border: 1px solid #e2e8f0; border-radius: 8px; padding: 25px; font-family: sans-serif; color: #000033; margin-top: 25px; margin-bottom: 25px; box-shadow: 0 10px 25px rgba(0, 0, 153, 0.08), 0 4px 10px rgba(0, 0, 0, 0.04);">
  
  <h3 style="margin-top: 0; color: #000099; border-bottom: 2px solid #000099; padding-bottom: 8px; font-size: 1.3em;">What is Peak Debt?</h3>
  
  <p style="margin-top: 15px; margin-bottom: 15px; line-height: 1.6; font-weight: bold;">
    Peak debt is the highest total amount of debt you could carry while your current and new homes overlap.
  </p>
  
  <p style="margin-top: 15px; margin-bottom: 15px; line-height: 1.6; font-weight: bold;">
    This can happen when bridging finance is used to help you buy your next home before the sale of your current property settles.
  </p>
</div>

For example, if you have **$500,000** left on your current mortgage and need **$900,000** of new lending for your next home, your total debt could temporarily reach **$1.4 million**.

That’s your peak debt.

It’s not necessarily the amount you’ll owe long term. Once your current home sells, the sale proceeds can be used to reduce the debt.

The important thing is knowing:
**- How high your debt could go during the transition**
**- And whether you can comfortably carry it.**

## 4 Things to Check before Taking on Peak Debt

### 1. Your maximum lending
Start with your existing home loan and the lending needed for your next property.
**Current loan + new lending = potential peak debt**

This gives you a clearer idea of the highest level your total debt could reach.

### 2. Your peak repayments
The debt figure is only part of the picture. What will your **actual repayments** look like while you’re carrying both properties?

Make sure the higher repayments fit comfortably within your household budget.
 
### 3. Your buffer if the sale takes longer
Your plan might assume your current home sells within a certain timeframe. But what if it takes longer?

Work out how long you could comfortably carry your peak debt if the sale is delayed.


<div style="border: 1px solid #ddd; padding: 30px; background-color: #10059f; font-family: Arial, sans-serif; margin-bottom: 40px; color: #ffffff; border-radius: 8px;">
  <h3 style="margin-top: 0; color: #ffffff; font-size: 22px;">Not sure how long you could comfortably carry your peak debt? 
</h3>
  
  <p style="color: #ffffff; margin-top: 0; margin-bottom: 15px; line-height: 1.5;">
    Let’s look at what your repayments could be while you’re carrying both homes.  
  </p>

  
  <a href="https://calendly.com/tella-adviser" 
     style="background-color: #ffffff; color: #10059f; padding: 14px 28px; border-radius: 50px; font-weight: bold; text-decoration: none; display: inline-block; font-size: 16px;">
    Book a hassle-free chat with a Tella adviser
  </a>
</div>

### 4. Your debt after the sale
Peak debt is temporary. Once your current property sells, the proceeds should change your lending position.

Before buying, understand: **What will my debt look like after the sale?**

This helps you look beyond the short-term overlap and see what your long-term mortgage position could actually be.

### The takeaway
Peak debt isn't necessarily a reason to wait.

It’s a number that helps you understand **what the move could look like at its most expensive point.**

Know your peak debt, your repayments and your buffer before you start house hunting. That way, you’re not just asking what you can buy—you know what you can comfortably carry.

<hr style="border: none; border-top: 2px solid black; height: 1px; width: 100%; display: block !important; visibility: visible !important; margin-top: 40px;">

<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with Tella mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

small_23. Refixing  1 Year or Longer.png

thumbnail_23. Refixing  1 Year or Longer.png

Buying Before Selling? Here’s How to Work Out Your Peak Debt.png

Buying Before Selling? Here’s How to Work Out Your Peak Debt

New Zealand's housing supply is shifting—more townhouses and units are entering the market. 

According to [NZ Adviser](https://www.mpamag.com/nz/specialty/residential/ocr-hike-banks-split-on-what-comes-next/588461), that's opening a window for upsize buyers, with the price gap to a bigger home reportedly "more favourable than it was at the height of the market."

<div style="background-color: #ffffff; border: 1px solid #e2e8f0; border-radius: 8px; padding: 25px; font-family: sans-serif; color: #000033; margin-top: 25px; margin-bottom: 25px; box-shadow: 0 10px 25px rgba(0, 0, 153, 0.08), 0 4px 10px rgba(0, 0, 0, 0.04);">
  
  <h3 style="margin-top: 0; color: #000099; border-bottom: 2px solid #000099; padding-bottom: 8px; font-size: 1.3em;">What is Valuation Gap?</h3>
  
  <p style="margin-top: 15px; margin-bottom: 15px; line-height: 1.6; font-weight: bold;">
    If you're upsizing, it's not just about what your current home is worth. It's about the gap between that number and the price of your next home.
  </p>
  
  <ul style="margin-top: 0; padding-left: 20px; line-height: 1.6;">
    <li style="margin-bottom: 8px;">A narrower gap means less to bridge with savings or borrowing</li>
    <li>A wider gap means more</li>
  </ul>
</div>

If you're planning to sell your starter home and move up to something bigger this spring, here's how to make sense of that opportunity

## 1. Get a Comparative Market Analysis (CMA)
A single agent's appraisal can lean toward what gets them the listing, but it's not always the sharpest read on today's market.

<div class="badge-action-box">
  <div class="action-badge">✅ What to do:</div>
  <div class="action-content">
    <p style="margin-top: 0; margin-bottom: 10px;">Ask two local agents for a CMA independently. Compare the two.</p>
    <ul style="margin: 0; padding-left: 20px; list-style-type: disc;">
      <li style="margin-bottom: 6px;"><strong>Close together?</strong> You've got a reliable number.</li>
      <li><strong>Far apart?</strong> That gap itself tells you something. Dig into why before you price anything.</li>
    </ul>
  </div>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    
    /* Adds explicit spacing below the box before the next subheading */
    margin-bottom: 32px; 
  }

  .action-badge {
    background-color: #10059f; /* Your specified blue color */
    color: #ffffff;
    font-size: 13px; /* Increased font size by one level */
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px; /* Slightly adjusted padding for the larger text */
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
  }
</style>


## 2. Compare NZ Property Sales by Price Per Square Metre
A $50,000 difference between two comparable sales means little if one home is 40sqm bigger.

<div class="badge-action-box">
  <div class="action-badge">✅ What to do:</div>
  <div class="action-content">
    <p style="margin-top: 0; margin-bottom: 10px;">
      Ask your agent or pull it yourself from REINZ or Realestate.co.nz for <strong>price-per-square-metre</strong> on recent sales in your target size range.
    </p>
    <p style="margin: 0;">
      It's the number that tells you if a home is fairly priced.
    </p>
  </div>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    
    /* Adds explicit spacing below the box before the next subheading */
    margin-bottom: 32px; 
  }

  .action-badge {
    background-color: #10059f; /* Your specified blue color */
    color: #ffffff;
    font-size: 13px; /* Increased font size by one level */
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px; /* Slightly adjusted padding for the larger text */
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
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## 3. Ask for Bridging Finance Pre-Approval, Not Standard Pre-Approval
Standard pre-approval assumes you're buying with a deposit in hand. If you're selling to buy, you likely need something different.

[Bridging finance](https://tella.co.nz/home-loans-mortgages/moving-home-switching-bank/home-bridging-finance) covers the gap between buying your next home and settling the sale of your current one. Not every pre-approval accounts for this.

<div class="badge-action-box">
  <div class="action-badge">✅ What to do:</div>
  <p class="action-content">
    Ask your adviser directly : does this pre-approval assume bridging, or assume your current home has already sold?
  </p>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
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    border-radius: 6px;
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    /* Adds explicit spacing below the box before the next subheading */
    margin-bottom: 32px; 
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    font-weight: 800;
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    letter-spacing: 0.5px;
    padding: 5px 10px; /* Slightly adjusted padding for the larger text */
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    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
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</style>

## 4. Model Sell-First vs Buy-First Scenarios with Your Adviser
Most people only plan for one order of events. Knowing both in advance means you're not deciding under pressure if the timing doesn't go the way you assumed.

<div class="badge-action-box">
  <div class="action-badge">✅ What to do:</div>
  <div class="action-content">
    <p style="margin-top: 0; margin-bottom: 10px;">Ask your adviser to run the numbers both ways:</p>
    <ul style="margin: 0; padding-left: 20px; list-style-type: disc;">
      <li style="margin-bottom: 6px;">What does it look like if you sell before you find your next home?</li>
      <li>What does it look like if you find your next home before your current one sells?</li>
    </ul>
  </div>
</div>

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  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
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    border-radius: 6px;
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    /* Adds explicit spacing below the box before the next subheading */
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    font-weight: 800;
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    letter-spacing: 0.5px;
    padding: 5px 10px; /* Slightly adjusted padding for the larger text */
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  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
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<div style="border: 1px solid #ddd; padding: 30px; background-color: #10059f; font-family: Arial, sans-serif; margin-bottom: 40px; color: #ffffff; border-radius: 8px;">
  <h3 style="margin-top: 0; color: #ffffff; font-size: 22px;">Keen to know your actual valuation gap? 
</h3>
  
  <p style="color: #ffffff; margin-top: 0; margin-bottom: 15px; line-height: 1.5;">
    Let's run your current equity, your target price range, and what that means for your next move. 
  </p>

  
  <a href="https://calendly.com/tella-adviser" 
     style="background-color: #ffffff; color: #10059f; padding: 14px 28px; border-radius: 50px; font-weight: bold; text-decoration: none; display: inline-block; font-size: 16px;">
    Get a home valuation & equity check with Tella adviser
  </a>
</div>

<hr style="border: none; border-top: 2px solid black; height: 1px; width: 100%; display: block !important; visibility: visible !important; margin-top: 40px;">

<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with Tella mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

small_22. Upsizing Close Valuation Gap.png

thumbnail_22. Upsizing Close Valuation Gap.png

4 Steps to Close Your Valuation Gap Before Upsizing This Spring.png

4 Steps to Close Your Valuation Gap Before Upsizing This Spring

[July listings are at a 12-year high for the time of year.](https://www.mpamag.com/nz/specialty/residential/nz-housing-stock-hits-12-year-july-high-as-asking-prices-slide/585331) On top that, asking prices have dropped for five months straight.

_(Check out our jargon-free breakdown of that property news [here.](https://tella.co.nz/blog/nz-housing-listings-hit-a-12-year-high-as-asking-prices-keep-falling))_

That's good news if you're upgrading—but only if you're actually ready to move when the right place comes up. Here's how to get there.

### Why ‘ready’ matters more than ‘looking’ right now
There's more stock on the market than there's been in over a decade, and prices have been easing since February. That sounds like great news for buyers, and it is.

But a buyer's market still rewards the people who can move fast and negotiate with confidence. If you're scrolling listings without your finances sorted, you're window shopping, not house hunting.

Here's what to lock in before you start seriously looking (or listing).

## 1. Get pre-approved before you list your home
This is the one people skip, and it's the one that causes the most stress later.

Pre-approval tells you exactly what you can spend before you're under pressure to make an offer. 

**Why it matters right now:** 
Banks are still expected to [move the OCR further this year](https://tella.co.nz/blog/rbnz-ocr-hike-3-smart-steps-to-structure-your-mortgage-refix-now), which affects what you can borrow and what your repayments look like. 

Locking in pre-approval means you know your position even if rates shift while you're searching.

## 2. Get a realistic valuation on what your home is worth
Asking prices have fallen every month since February. If you're pricing your home based on what it might have sold for a couple of years ago, you'll likely sit on the market longer than you'd like.

<div class="action-box">
  <ul class="action-checklist">
    <li>Get a current market appraisal, not a guess based on old sale prices.</li>
    <li>Ask your agent what's actually selling in your suburb right now, not just what's listed.</li>
    <li>Be ready to price for today's buyers.</li>
  </ul>
</div>

<style>
  .action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    max-width: 650px;
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    color: #10059f;
    font-size: 22px;
  }
</style>

## 3. Get your paperwork sorted early
Nothing slows down a pre-approval or a finance application like missing documents. And in a market where good properties can attract multiple offers, speed matters.

<div class="action-box">
  <h3 class="action-heading">Have these ready to go:</h3>
  <ul class="action-checklist">
    <li>Recent payslips or proof of income</li>
    <li>Last 3 months of bank statements</li>
    <li>ID and proof of address</li>
    <li>Details of any existing debt (car loans, credit cards, etc.)</li>
  </ul>
</div>

<style>
  .action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 8px; /* Tightened the core layout gap from 16px to 8px */
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  .action-heading {
    margin: 0 0 4px 0; /* Forced browser margins to 0 and added a tiny 4px bottom padding */
    font-size: 20px; 
    font-weight: 700; 
    color: #3b242e;
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  .action-checklist {
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</style>

Pull these together before you need them, so there's no delay between finding a property and putting in an offer.

## 4. Decide on how you'll lock in your rate
Once you're pre-approved, you'll need to decide: fix, float, or split?

[With more rate moves expected this year,](https://tella.co.nz/blog/westpac-just-raised-fixed-rates-what-it-means-if-you-re-pre-approved) it's worth deciding before you're mid-negotiation.

**Why?** Because your rate-lock option affects what your repayments will look like, not just what you're approved to borrow. 


<div style="border: 1px solid #ddd; padding: 30px; background-color: #10059f; font-family: Arial, sans-serif; margin-bottom: 40px; color: #ffffff; border-radius: 8px;">
  <h3 style="margin-top: 0; color: #ffffff; font-size: 22px;">Need help with your buying timeline?
</h3>
  
  <p style="color: #ffffff; margin-top: 0; margin-bottom: 15px; line-height: 1.5;">
    Let's turn this checklist into an actual number and walk away knowing exactly what you can spend before you list.
  </p>

  
  <a href="https://calendly.com/tella-adviser" 
     style="background-color: #ffffff; color: #10059f; padding: 14px 28px; border-radius: 50px; font-weight: bold; text-decoration: none; display: inline-block; font-size: 16px;">
    Book your pre-approval chat with our mortgage adviser 
  </a>
</div>

<hr style="border: none; border-top: 2px solid black; height: 1px; width: 100%; display: block !important; visibility: visible !important; margin-top: 40px;">

<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with Tella mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

small_18. Housing Listings vs Buyer Confidence (1).png

thumbnail_18. Housing Listings vs Buyer Confidence (1).png

4 Things NZ Homeowners Should Sort Before Listing This Spring.png

4 Things NZ Homeowners Should Sort Before Listing This Spring

A recent Court of Appeal ruling confirmed something a lot of Kiwi families don't think about until it's too late: 

Money from parents is legally assumed to be a gift, not a loan, unless there's clear evidence proving otherwise from the start ([_read our jargon-free breakdown of the case here_](https://tella.co.nz/blog/is-a-gifted-deposit-a-loan-in-nz-court-confirms-no)).

If family money is part of how you're funding your next home or an investment property, here's how to make sure everyone's protected, and nobody's left guessing later.

## 1. Decide properly, whether it's a gift or a loan
This sounds obvious, but it's the step most families skip. 

A quick chat over dinner isn't evidence. If the money is meant to be repaid, or your parents want an ongoing interest in the property, that needs to be a clear, documented decision.

<div class="badge-action-box">
  <div class="action-badge">✅ DO THIS</div>
  <p class="action-content">
    Have the actual conversation, out loud, with everyone involved. Agree on what it is before the money moves, not after.
  </p>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    
    /* Adds explicit spacing below the box before the next subheading */
    margin-bottom: 32px; 
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  .action-badge {
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    color: #ffffff;
    font-size: 13px; /* Increased font size by one level */
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px; /* Slightly adjusted padding for the larger text */
    border-radius: 4px;
    display: flex;
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  .action-content {
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## 2. Put it in writing, even if it feels awkward
If it's a loan, get a simple loan agreement drawn up: amount, repayment terms (if any), interest (if any), and what happens if plans change, for example, if the property is sold or refinanced.

If it's a gift, a short gifting letter can still be useful, particularly if a bank needs to see where your deposit came from.

<div class="badge-action-box">
  <div class="action-badge">✅ DO THIS</div>
  <p class="action-content">
    Ask a lawyer for a basic deed or loan agreement template. It doesn't need to be complicated, but it does need to exist.
  </p>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    margin-bottom: 32px; 
  }

  .action-badge {
    background-color: #10059f;
    color: #ffffff;
    font-size: 13px;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px;
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
  }
</style>

## 3. Think about what happens to the property, not just the money
If parents are contributing toward an investment property or your next home, think about what happens down the track: if the property is sold, if you separate from a partner, or if your parents later need the money back for their own retirement.

<div class="badge-action-box">
  <div class="action-badge">✅ DO THIS</div>
  <p class="action-content">
    Talk through a few "what if" scenarios with your family and our adviser before you commit.
  </p>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
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    font-family: system-ui, -apple-system, sans-serif;
    margin-bottom: 32px; 
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    background-color: #10059f;
    color: #ffffff;
    font-size: 13px;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px;
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
  }
</style>

## 4. Keep a paper trail
Bank transfers with a clear reference, dated agreements, and any related correspondence all help establish intent if it's ever questioned later, whether that's by a bank, a lawyer, or in the worst case, a court.

<div class="badge-action-box">
  <div class="action-badge">✅ DO THIS</div>
  <p class="action-content">
    Avoid cash. Use a bank transfer with a clear description and keep a copy of any agreement somewhere both parties can access.
  </p>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    margin-bottom: 32px; 
  }

  .action-badge {
    background-color: #10059f;
    color: #ffffff;
    font-size: 13px;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px;
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
  }
</style>

## 5. Loop in your mortgage adviser early, not after the offer's in
Lenders look at gifted or family-sourced deposits differently, and how the money is structured can affect your loan options, your equity position, and how your finances are assessed. 

This matters even more if you already own property and are structuring your next purchase around existing lending.

<div class="badge-action-box">
  <div class="action-badge">✅ DO THIS</div>
  <p class="action-content">
    Have this conversation with our adviser before you start looking, not once you've found the place.
  </p>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    margin-bottom: 32px; 
  }

  .action-badge {
    background-color: #10059f;
    color: #ffffff;
    font-size: 13px;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px;
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
  }
</style>


<div style="border: 1px solid #ddd; padding: 30px; background-color: #10059f; font-family: Arial, sans-serif; margin-bottom: 40px; color: #ffffff; border-radius: 8px;">
  <h3 style="margin-top: 0; color: #ffffff; font-size: 22px;">Using family money for your next move?</h3>
  
  <p style="color: #ffffff; margin-top: 0; margin-bottom: 15px; line-height: 1.5;">
    Talk to us before the money moves. We'll walk you through what to put in writing so everyone's covered.
  </p>
  
  
  <a href="https://calendly.com/tella-adviser" 
     style="background-color: #ffffff; color: #10059f; padding: 14px 28px; border-radius: 50px; font-weight: bold; text-decoration: none; display: inline-block; font-size: 16px;">
    Book a quick strategy chat with our home loan adviser
  </a>
</div>

<hr style="border: none; border-top: 2px solid black; height: 1px; width: 100%; display: block !important; visibility: visible !important; margin-top: 40px;">

<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with Tella mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

small_17. Court of Appeal on Parental Gifts.png

thumbnail_17. Court of Appeal on Parental Gifts.png

NZ Court of Appeal on Parental Gifts.png

Using Family Money for Your Next Home or Investment Property? Don’t Skip These 5 Steps.

Seeing headlines about residential construction costs hitting a three-year high—climbing at their fastest pace in almost three years—is enough to give anyone pause, especially if you're planning to trade up or downsize. 

It’s natural to wonder if now is really the right time to make your next move.

But before putting your building or off-the-plan goals on hold, let’s look at why stepping into a new build today might actually save you money down the track.

## Construction Costs and Buyer Demand for NZ Next-Home Buyers
•	**Build Costs Hit Fastest Pace since Mid-2023:** [Residential construction costs rose 1.1% in Q2](https://www.cotality.com/nz/insights/articles/residential-construction-costs-continue-to-accelerate-as-building-recovery-gathers-pace?utm_content=429186505&utm_medium=social&utm_source=linkedin&hss_channel=lcp-707721), pushing annual growth to 3.5%. Growth is picking up again, but it remains steady and controlled.

•	**Building Activity is Rebounding:** Annual dwelling consents have climbed from under 34,000 to more than 39,000, as builders and developers gear back up.

•	**Buyers Are Moving Again:** Lower interest rates and stabilized house prices are [encouraging first-home buyers and active movers](https://www.oneroof.co.nz/news/first-home-buyers-are-keeping-the-housing-market-alive-49903?from=app) to secure new properties.

<div style="border: 2px solid #10059f; padding: 20px; border-radius: 4px; max-width: 600px; font-family: Arial, sans-serif; margin-bottom: 24px; font-size: 14px;">
  <p style="text-decoration: underline; font-weight: bold; margin-top: 0;">The Big Takeaway for Upgraders</p>
  <p>If you're looking to trade up from your existing home into a larger, higher-spec, or custom-built family home, waiting for building costs to drop is rarely a winning strategy.</p>
  <p style="margin-bottom: 0;">Historically in New Zealand, construction costs tend to stabilise or level off. They almost never roll backward. Holding off on the sidelines often just means paying more later for the exact same build down the track.</p>
</div>

## How Next-Home Buyers Can Upgrade Without Blowing the Budget
Upgrading your lifestyle doesn't mean taking unnecessary financial risks.

Here are **4 key strategies** we use to help next-home buyers navigate rising build costs:

### 1. Leverage Existing Equity Wisely
If you’ve owned your current home for a few years, chances are you've built up substantial equity. We can help you structure that equity as a deposit buffer or [bridging](https://tella.co.nz/home-loans-mortgages/moving-home-switching-bank/home-bridging-finance) solution for your new project, minimizing the need for high-LVR borrowing.

### 2. Lock in Price Certainty with a Turnkey Contract
With a Turnkey package, you generally pay a deposit upfront (typically 10%) and the balance only upon settlement and completion. This locks in your purchase price from day one and protects you from mid-build material cost increases. This allows you to stay comfortably in your existing home during construction.

**_Looking for verified turnkey options or turnkey house and land packages? You can browse current available listings through our trusted partner platform, [New Homes](https://www.newhomes.co.nz/home-loans)._**

### 3. Set Up a Realistic Contingency Buffer
For custom build contracts with progress payments, lenders look closely at cost estimates. Factoring a dedicated contingency buffer (typically 10%–15%) into your overall finance approval protects you from unexpected out-of-pocket shortfalls midway through the build, such as variation costs or price fluctuations.

### 4. Unlock Green & Energy-Efficient Rate Discounts
Upgrading to a modern, energy-efficient build often qualifies you for special discounted fixed/floating interest rates or cashback incentives from major lenders, lowering your ongoing monthly repayments.

## The Bottom Line
Rising construction costs don't mean you need to put your upgrading plans on hold. They simply mean you need a smarter, more proactive financing strategy.


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  <h3 style="margin-top: 0; color: #ffffff; font-size: 22px;">Is your financing strategy ready for what's next?</h3>
  
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    Whether you're looking to unlock equity from your current home, explore turnkey options, or looking into securing bridging finance, our team is here to guide you every step of the way.
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  <a href="https://calendly.com/tella-adviser" 
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    Book a free strategy chat with Tella today
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<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with [Tella](tella.co.nz) mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

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NZ Rising Build Costs: How to Upgrade Without Blowing Budget 

 _**Please Note:** This video was originally published on 7th July 2023. While the information presented here may still be valuable, some aspects may be outdated._


Winter is a great time to go house hunting because it rains all the time and it’s cold 🥶❄️🧊 

These are perfect conditions to check out a home. Rather than seeing your new home in spring or summer at it’s finest, if you fall in love with a home in winter, imagine how good it will be come summer BBQ time?

- It rains all the time during winter – is there water pooling around the house? That backyard that looks amazing and dry in summer, is it a bog you can’t walk on during winter?
- It’s cold – is the house cold when you walk in? Damp, smells? Is the heatpump on full to give a false sense of warmth?
- The exterior – is it looking a little green? Not you with the winter flu, but the cladding, after being damp. Or are the steps or back deck too slippery to walk on?
- The sun is at it’s lowest –  is the house almost permanently in the dark/shade with limited natural light?

Most houses look great in summer, winter is the time you get to see a property at it’s worst and it only gets better from there.

**There is less competition** 👨‍👩‍👧‍👦👪👩‍👧‍👦

When it rains, people don’t go to open homes. They naturally don’t want to get out of the car in the rain or take their wet shoes off inside the house. So, go to the open homes, have the house to yourself, you likely get 1:1 time with the agent to ask as many questions as you like. 

There is less competition from families with children at school. It’s the middle of the school year, for families with kids, buying a new home and relocating children into a new school, half way through the year is painful. So they often don’t look until the end of the year, to start fresh with a new school the following year.

For couples looking for a bigger, future family home, middle of the year is a good time.

In general, there is less competition compared to spring or summer when the majority of home loan pre-approvals are requested and everyone is out looking.

**Lastly - It’s easier to get hold of people** 🤝

Rather than summer when everyone is already is ‘summer holiday mode’ and fully booked out. If you need a building inspector, valuer, moving company...they are generally not as busy. At Christmas time we see 10 day waits for registered valuers (required for first home buyers with less than 20% deposit), everything takes longer.

**The downside**…👎

Vendors often don’t like to sell during winter, they want their house to look the best to get the highest price (wouldn’t we all?) and not show any of the above, so listings over winter don’t trend as high as spring or early summer time. But then again, you never know, you might just get lucky and find THE house for you.

So what are you waiting for?  Looking for a pre approval to winter house hunting? [Book a free call](https://calendly.com/tella-advisors/home-loan-expert-chat?) with a Tella mortgage expert now.

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Winter is a great time to go house hunting