Frequently Asked Questions

Our Frequently Asked Questions page is a good place to start when deciding whether retirement village living is going to be right for you.

We look at several factors including when it is that most people start considering retirement, the kind of lifestyle you can expect to enjoy at one of our villages and some financial aspects you may need to take into consideration.

NZ phone number 0800 774 635

Q. What is a retirement village?

A. A retirement village is a housing development designed specifically to suit the wants and needs of the over 55's. A village offers a fresh lifestyle to those who want to live independently in their own home whether they are 55 or 90! Residents live in their own villas or apartments and have the freedom and independence that comes from being in their own home. However the major worry of most home maintenance and garden care is taken away, allowing a more relaxed and secure lifestyle.

Q. When is the right time to make a move into a retirement village?

A. We find that most of our residents look to move into a retirement village when one or both of them has retired and they are planning their future to ensure they make the most of this time, with its unlimited options! Retirement villages are specifically designed to meet our residents’ accommodation, social and recreational needs. Living in a community of like-minded people with similar interests and hobbies often provides these residents with a new outlook on life.

Q. Will I "own" my villa or serviced apartment in a retirement village?

A. All villas and apartments are sold under an Occupation Right Agreement (ORA). This is how most retirement village units are now sold throughout New Zealand and these are governed by the Retirement Villages Act 2003. The ORA is the agreement between the resident and the village setting out the terms of your right to occupancy in a Unit in your chosen village. While residents occupy their villa or apartment under the ORA, the title to the land and buildings remains with Lend Lease Primelife.

Q. What costs are involved?

A. There are three costs involved in a retirement village. These are: Entry price of the ORA – This is the purchase price of your unit and is refundable to you on exit from the village (less the Facilities Fee referred to below). Facilities Fee – This is the deduction made at the end of your tenure from your Entry Price and includes a contribution towards village amenities and the refurbishment/sales costs of the unit on exit. It is 7.5% per annum of the entry price for a maximum of four years for villas and 10% per annum of the entry price for a maximum of three years for apartments making a total of 30%. Weekly Levy – Generally this covers the day to day running costs of the village, for example the base level includes rates, insurance, exterior maintenance of your unit, staff wages, gardening, a contribution towards community centre costs and sinking fund contribution, etc. The levy varies if you are in a villa or an apartment. Additional services are available on a user pays basis.

Q. Who looks after the interests of the residents?

A. The Retirement Villages Act of 2003 requires the appointment of a Statutory Supervisor who represents the interests of the residents. In addition your ORA provides for the establishment of a Residents Advisory Committee that comprises resident representatives elected at the annual general meeting. This committee will work with the village management to ensure the community meets the needs of its residents. The Manager’s door is always open to discuss any issues or concerns you may have. As a member of the Retirement Villages Association (RVA) of New Zealand, Lend Lease Primelife is committed to standards and principles that are laid down by them. Every three years the RVA conducts a full accreditation of the village to ensure their standards are being met.

The Peninsula Club

Q. What and who is the Statutory Supervisor?

A. In New Zealand the offer of an ORA is strictly controlled by the terms of the Retirement Villages Act 2003 and its code of practice. This Act provides for the appointment of a Statutory Supervisor for the village. The role of the Statutory Supervisor can be likened to that of a trustee for the collective interests of the residents. The Statutory Supervisor acts as a ‘watch dog’ on behalf of all residents. The management of the village reports on a regular basis to their Statutory Supervisor. The Statutory Supervisor is approved by the Securities Commission to act as an independent Statutory Supervisor within the retirement village industry. The ‘Dead of Supervision’ clearly outlines the responsibilities of the Statutory Supervisor and a copy of this document is available on request.

Q. As a resident how will my financial interests be protected?

A. The ORA offers you the right to live in your dwelling for your lifetime (health permitting) and to enjoy the services and facilities provided within the village. Your interests as a resident are secured through an encumbrance over the Village land held by the Statutory Supervisor for the benefit of all ORA holders.

Q. What does the village manager do?

A. The village manager is based on-site during working hours and is in charge of the day-to-day administration of the village. The manager is the primary contact point for residents. If you have any queries, concerns or feedback about the village, the village manager or receptionist should be your first port of call.

Q. What are our responsibilities as residents?

A. Legislation requires all villages to create rules and regulations that encourage harmonious co-existence between residents. These vary from village to village but are always contained in your village documentation, which should be read and understood prior to making any final decisions about purchasing a home in a village. The rules may change from time to time as the needs of village residents evolve.

Q. Can we have guests stay with us?

A. Of course! This is your home. Friends and family are very welcome to stay with you in your villa or apartment for a period of no more than three months, and may use the communal facilities while in your company. Consideration of other residents and their ability to enjoy the amenities of the village is important to remember when guests are present.

Q. Can I bring my pet?

A. Small pets are usually welcome in our villages. If the pet is pre-owned it can be brought in if approved, however when it dies we will not usually approve a new pet.

Q. May we rent or sub-let our villa or apartment?

A. This is not permitted at any Lend Lease Primelife location. This gives all residents the peace of mind and security of knowing that everyone in the village has the same degree of commitment about the lifestyle they have chosen.

Q. What about holidays?

A. A huge advantage of retirement village living is the ability to travel for as long as you like knowing that your home and garden is being looked after. You just need to advise management of the intended period of your absence. Payment of the village outgoings fee must be maintained as the costs such as rates, insurance etc. are ongoing whether a person is in residence or not.

Q. How does the emergency system work?

A. Emergency call buttons in each villa or apartment provide 24/7 emergency response assistance.

Q. Will help be available if needed?

A. Firstly, there is a 24/7 emergency call system available supported by modern monitoring and alarm systems. Each unit has at least one “call button” to ensure help can be rendered promptly. Each village employs a State Registered Nurse as head of the Emergency Response Department. Clinics for blood pressure checks and dressing changes etc are held on a regular basis. In addition various levels of service are available that residents may choose from and these services are charged for on a user pays basis.

Q. What happens in the event of a dispute?

A. All Village Managers follow Lend Lease Primelife’s dispute resolution policies and procedures and are pro-active in providing guidance and help in resolving matters. Our disputes resolution policies and procedures are in line with the requirements under the Retirement Villages Act 2003 and the Code of Practice 2008.

Q. How does government legislation protect the rights of village residents?

A. Retirement Village legislation regulates the retirement village industry. Areas of interest include: The Retirement Villages Act 2003, Residents Code of Rights and the Code of Practice 2008. Compliance with legislation is a prerequisite for RVA accreditation.

Q. Who is responsible for maintenance and repairs?

A. The Village Manager is responsible for managing the day to day maintenance in the village. The responsibility for the cost of maintenance and replacement in the village is set out in the ORA. Each year a long term maintenance plan is updated and presented to all residents at the village AGM and a copy of this plan is available to residents on request.

Q. Who is responsible for insurance?

A. Lend Lease Primelife insures the buildings (including carpets and floor coverings and fixed chattels) and this is paid for out of your levy contributions. You are responsible for insuring your own contents and personal effects, as well as your private motor vehicle. You will also be responsible for the excess on any insurance claim arising out of any damage done by yourself or your guests to the dwelling or community buildings.

Q. What happens when my villa or apartment needs to be resold?

A. When you permanently leave your villa or apartment your ORA will be terminated. It is then the responsibility of the Village to resell the villa or apartment. The resale value is based on annual valuations and actual similar resales that have occurred in the village. You will receive payment for your villa or apartment once the new resident takes occupation. The sales process is strictly governed through the regulations of the Retirement Act 2003 and the Code of Practice.

Q. Can I bequeath my ORA to a family member?

A. No, the ORA is not transferable.

Q. Can a Family Trust purchase an ORA?

A. The ORA can only be issued in the names of the residents occupying the dwelling. However the funds used to purchase the Licence can come from a Family Trust. In this case, a separate Deed will be drawn up between the parties involved, to legally identify where the funds came from, and where they are later to be distributed on termination of the agreement, thereby protecting the assets of the Trust.

Q. What are the costs of transferring from one unit to another?

A. Lend Lease Primelife has a transfer policy in place and the cost of transferring from one unit to another is covered in the ORA.