Latest news with #JamesTruong
1News
15-07-2025
- 1News
Illegal boarding house tenants told to hide from housing inspectors
A man who lived in an illegal boarding house in Queenstown says landlord James Truong instructed tenants to hide from MBIE inspectors as attention on the property grew. The man, who did not want his identity revealed, says he and another person were charged $440 a week to share a small room in a converted shed out the back of the house. The Ministry of Business and Innovation (MBIE) said Truong had been ordered to pay $113,723.56 for multiple breaches of the Residential Tenancies Act as well as refund 40% of the rent paid by tenants of an unlawful boarding house. Truong was also issued with a 3-year restraining order from committing any further unlawful acts related to operating a boarding house. The Ministry's tenancy compliance and investigations had advised Truong to stop using the building as a boarding house in 2020, but a complaint in 2023 revealed 11 people living in the five-bedroom house and another 11 people housed in two converted garages and a shed. ADVERTISEMENT The tenant said he shared a room in the shed behind the house between April and July 2023. "It's like storage but he converted it as bedrooms. There was a microwave, a sofa and two small rooms. So me and my friend is living in that one bedroom and then one Sri Lankan guy is living in the other bedroom. "The shed doesn't have any bathrooms so we need to go inside the house to use the bathroom. Even the laundry is in there so we have to walk from the back of the house to the inside of the house," he said. Garage area where five tenants were living. (Source: TCIT Queenstown) Landlord told tenants to hide from inspection teams He said - as MBIE began investigating the house - Truong sent texts instructing him to leave the property or stay inside the shed when inspection teams were near. RNZ has seen texts from Truong instructing tenants to remove food from fridges, dismantle beds and put their clothes in plastic bags ahead of inspections. ADVERTISEMENT "He is messaging us to hide in the shed. He had cameras so he can see if it's MBIE. So he is messaging me saying 'ok don't go out from your room just stay there until I say so'. It's like we were doing something wrong," he said. He said five Indonesian people living in the garage were kicked out with only a night's notice once Truong learned the house was under investigation. Tenant didn't know he was being exploited Being new to country, the man said he was not sure whether the living situation was normal. "I don't know the kind of rules and it's really hard to find an accommodation so I thought like 'maybe that's how it works here'. So we don't know that we are getting exploited," he said. He said Truong would "pursue" the tenants with texts and sudden visits and - as attention of the house grew - he attempted to pressure tenants to sign letters indicating they agreed to live in the spaces willingly. The tenant said MBIE had tried to contact him, but he did not respond because he was scared of losing his accommodation. ADVERTISEMENT Landlord James Truong instructed tenants to stow away beds, clothing and food and hide from inspectors as attention on the property grew. (Source: Penalty reflects the seriousness of offending - MBIE National manager for MBIE's Tenancy Compliance and Investigations Team, Brett Wilson, said the penalty was not the largest order issued by the Tenancy Tribunal but the amount was reflective of the number of tenants involved and the seriousness of the issues uncovered. Wilson said the amount of rent to be refunded to the tenants was still being determined and appealed to any people who had lived at the property under Truong to get in touch. "MBIE expects all parties to comply with Tenancy Tribunal orders. Mr Truong has engaged with us so far and we will be working with him to arrange payment. In these cases our priority is to ensure that tenants receive the money they are entitled to and we will take all appropriate steps to make sure that happens," Wilson said. He defended the nearly three years between Truong being told not to use the property as a boarding house in 2020 and the investigation following complaints in 2023. "We do try and follow up cases as frequently as we can but with 600,000 estimated rental properties in the country we aren't always able to follow up cases as promptly as we would like to," Wilson said. ADVERTISEMENT The morning's headlines in 90 seconds, including Trump's deadline for Russia, legal action against a supermarket giant, and an unusual marathon record. (Source: Breakfast) Inaction reinforces 'cowboy culture' in rental market Renters United president Zac Thomas said the time between Truong being told not to run the property as a boarding house in 2020 and the eventual penalty - nearly five years later - reinforced a "cowboy culture" of non-compliance with housing standards. "When you do the math behind what this landlord must have made from 22 people over the space of nearly five years. We're looking at around $450 a week in fines. They would have made much more than that from the rents that were being paid by the tenants. It's absolutely crazy," Thomas said. He said until the housing crisis in places like Queenstown was addressed, tenants would continue to be taken advantage of by unscrupulous landlords. "We're seeing more and more cases like this because of the reintroduction of no cause evictions. Tenants are too afraid to speak up - at least they did so in this case over time - but throughout the country, time and time again - we see tenants too scared to stand up for their basic rights," Thomas said. Thomas said the Tenancy Tribunal was not properly resourced to address the scale of the problem in New Zealand. ADVERTISEMENT "This should've never taken five years to get to this stage. It's disastrous for our international reputation - in the heart of our tourist capital. "This person should never be able to be a landlord again. [The penalty] is a slap on the wrist compared to the consequences that there should be. "Until we have proper punishments for landlords we'll continue to see this cowboy culture where people push up against the law - go past the line - because they don't believe the punishments are greater than the money they can make from these situations," Thomas said RNZ has been unable to contact Truong for comment.
RNZ News
14-07-2025
- RNZ News
Illegal boarding house tenants told to hide from housing inspectors
The living area for 22 tenants. The tenant says it was apparent Truong was able to listen in to discussions in the house through the microphone on the camera mounted on the ceiling. Photo: Supplied / MBIE A man who lived in an illegal boarding house in Queenstown says landlord James Truong instructed tenants to hide from MBIE inspectors as attention on the property grew. The man - who did not want his identity revealed - says he and another person were charged $440 a week to share a small room in a converted shed out the back of the house. The Ministry of Business and Innovation (MBIE) said Truong had been ordered to pay $113,723.56 for multiple breaches of the Residential Tenancies Act as well as refund 40 percent of the rent paid by tenants of an unlawful boarding house . Truong was also issued with a 3-year restraining order from committing any further unlawful acts related to operating a boarding house. The Ministry's tenancy compliance and investigations had advised Truong to stop using the building as a boarding house in 2020, but a complaint in 2023 revealed 11 people living in the five-bedroom house and another 11 people housed in two converted garages and a shed. The tenant said he shared a room in the shed behind the house between April and July 2023. "It's like storage but he converted it as bedrooms. There was a microwave, a sofa and two small rooms. So me and my friend is living in that one bedroom and then one Sri Lankan guy is living in the other bedroom. "The shed doesn't have any bathrooms so we need to go inside the house to use the bathroom. Even the laundry is in there so we have to walk from the back of the house to the inside of the house," he said. The tenant says five people living in the house's garage were evicted with a night's notice when Truong became aware of MBIE inspections. Photo: Supplied / MBIE He said - as MBIE began investigating the house - Truong sent texts instructing him to leave the property or stay inside the shed when inspection teams were near. RNZ has seen texts from Truong instructing tenants to remove food from fridges, dismantle beds and put their clothes in plastic bags ahead of inspections. "He is messaging us to hide in the shed. He had cameras so he can see if it's MBIE. So he is messaging me saying 'ok don't go out from your room just stay there until I say so'. It's like we were doing something wrong," he said. He said five Indonesian people living in the garage were kicked out with only a night's notice once Truong learned the house was under investigation. Being new to country, the man said he was not sure whether the living situation was normal. "I don't know the kind of rules and it's really hard to find an accommodation so I thought like 'maybe that's how it works here'. So we don't know that we are getting exploited," he said. He said Truong would "pursue" the tenants with texts and sudden visits and - as attention of the house grew - he attempted to pressure tenants to sign letters indicating they agreed to live in the spaces willingly. The tenant said MBIE had tried to contact him but he did not respond because he was scared of losing his accommodation. Landlord James Truong instructed tenants to stow away beds, clothing and food and hide from inspectors as attention on the property grew. Photo: Supplied by tenant National manager for MBIE's Tenancy Compliance and Investigations Team, Brett Wilson, said the penalty was not the largest order issued by the Tenancy Tribunal but the amount was reflective of the number of tenants involved and the seriousness of the issues uncovered. Wilson said the amount of rent to be refunded to the tenants was still being determined and appealed to any people who had lived at the property under Truong to get in touch. "MBIE expects all parties to comply with Tenancy Tribunal orders. Mr Truong has engaged with us so far and we will be working with him to arrange payment. In these cases our priority is to ensure that tenants receive the money they are entitled to and we will take all appropriate steps to make sure that happens," Wilson said. He defended the nearly three years between Truong being told not to use the property as a boarding house in 2020 and the investigation following complaints in 2023. "We do try and follow up cases as frequently as we can but with 600,000 estimated rental properties in the country we aren't always able to follow up cases as promptly as we would like to," Wilson said. Renters United president Zac Thomas said the time between Truong being told not to run the property as a boarding house in 2020 and the eventual penalty - nearly five years later - reinforced a "cowboy culture" of non-compliance with housing standards. "When you do the math behind what this landlord must have made from 22 people over the space of nearly five years. We're looking at around $450 a week in fines. They would have made much more than that from the rents that were being paid by the tenants. It's absolutely crazy," Thomas said. He said until the housing crisis in places like Queenstown was addressed, tenants would continue to be taken advantage of by unscrupulous landlords. "We're seeing more and more cases like this because of the reintroduction of no cause evictions. Tenants are too afraid to speak up - at least they did so in this case over time - but throughout the country, time and time again - we see tenants too scared to stand up for their basic rights," Thomas said. Thomas said the Tenancy Tribunal was not properly resourced to address the scale of the problem in New Zealand. "This should've never taken five years to get to this stage. It's disastrous for our international reputation - in the heart of our tourist capital. "This person should never be able to be a landlord again. [The penalty] is a slap on the wrist compared to the consequences that there should be. "Until we have proper punishments for landlords we'll continue to see this cowboy culture where people push up against the law - go past the line - because they don't believe the punishments are greater than the money they can make from these situations," Thomas said. RNZ has been unable to contact Truong for comment. Sign up for Ngā Pitopito Kōrero , a daily newsletter curated by our editors and delivered straight to your inbox every weekday.
NZ Herald
03-07-2025
- Business
- NZ Herald
Queenstown landlord fined $113k for overcrowded, unsafe housing
A Queenstown landlord chose to ignore tenancy rules housing 22 mainly migrant workers in a five-bedroom house, converted garages and a shed, the Ministry of Business, Innovation and Employment says. James Truong has been ordered to pay $113,723.56 for multiple breaches of the Residential Tenancies Act as well
RNZ News
03-07-2025
- RNZ News
Queenstown landlord with 22 migrant tenants in unlawful five-bedroom home fined over $100k
The living area for 22 tenants had security cameras on the wall. Photo: Supplied/TCIT A Queenstown Landlord chose to ignore tenancy rules housing 22 mainly migrant workers in a five-bedroom house, converted garages and a shed, the Ministry of Business and Innovation says. James Truong has been ordered to pay $113,723.56 for multiple breaches of the Residential Tenancies Act as well as refund 40 percent of rent paid by the tenants lodged in an unlawful boarding house. The Ministry's tenancy compliance and investigations team found the house had failed to meet healthy homes standards and Truong had interfered with the tenant's power supply as well as posting invalid rent increases and harassing a tenant The team had advised Truong to stop using the building as a boarding house in 2020 but a complaint in 2023 revealed 11 people living in the five-bedroom house, and a further 11 people in two converted garages and a shed. TCIT National Manager, Brett Wilson, said Truong was an experienced landlord who would have been well aware of his obligations and responsibilities under the Act. "Mr Truong knew the rules but chose to ignore them. There was significant non-compliance in this case with multiple breaches of the Act ranging from failure to comply with healthy homes and insulation statement requirements to interfering with the supply of electricity. "The level of damages awarded reflects the seriousness of the non-compliance in this case and the number of people affected," Wilson said. Wilson said the tenants were in a vulnerable situation given most of them were new to the country. "Many of the tenants were overseas workers on working holiday visas who had little knowledge of their rights as tenants in New Zealand. They were also working in a location with a shortage of rental accommodation which made them vulnerable to a landlord who was knowingly operating outside of the Residential Tenancies Act." The garage where five tenants lived. Photo: Supplied/TCIT Adjudicator, R Woodhouse rejected Truong's claims that house was safe and compliant and he was simply helping his tenants out. Woodhouse noted the commercial levels of rent charged at the premises were not consistent with that approach, and when attention from authorities came onto the premises, the tenancies were abruptly terminated. Truong was also issued with a three-year restraining order from committing any further unlawful acts related to operating a boarding house. RNZ has contacted Truong for comment. Sign up for Ngā Pitopito Kōrero , a daily newsletter curated by our editors and delivered straight to your inbox every weekday.
1News
03-07-2025
- 1News
Queenstown landlord fined $113,000 for unlawful boarding house
A Queenstown landlord has been fined more than $113,000 for illegally using his property as a boarding house for 22 tenants — migrant workers. Landlord James Truong must pay this amount to the Ministry of Business, Innovation and Employment (MBIE) on behalf of the tenants, who were primarily employed in Queenstown's hospitality industry. In 2020, the Queenstown Lakes District Council and MBIE's Tenancy Compliance and Investigations Team warned Truong to stop using the property as a boarding house or apply for permission to formally change its use. He was clearly informed the rules of operating a boarding house and communicated his decision to return the property to use as a regular home. However, after receiving a complaint in 2023, the team investigated the property again and found 11 people living in the five-bedroom house, and a further 11 people in two converted garages and a shed. ADVERTISEMENT Garage area where five tenants were living. (Source: TCIT Queenstown) The investigations team took the case to the Tenancy Tribunal, which found Truong committed "multiple breaches of the Act" including operating an unconsented boarding house, failing to meet healthy homes standards, interfering with tenants' electricity supply, invalid rent increases and harassment of a tenant. The property had several problems, such as electricity overloading, missing smoke alarms and non-compliance with healthy homes standards. Smoke alarm not installed with attached bracket on dresser. (Source: TCIT Queenstown) Truong claimed the premises were safe and compliant, and he was simply helping his tenants out, but the tribunal declared the premises to be unlawful residential premises, as he did not have the necessary consent to operate a boarding house with six or more tenants. Investigations team national manager Brett Wilson said Truong was "an experienced landlord who would have been well aware of his obligations and responsibilities under the Act, including through previous interactions with him". "Mr Truong knew the rules but chose to ignore them. There was significant non-compliance in this case with multiple breaches of the Act ranging from failure to comply with healthy homes and insulation statement requirements to interfering with the supply of electricity. The level of damages awarded reflects the seriousness of the non-compliance in this case and the number of people affected," he said. ADVERTISEMENT Another smoke alarm not installed sitting on fridge and no brackets on the ceiling to show where it should have been installed. (Source: TCIT Queenstown) Wilson said the tenants were in a vulnerable situation, given most of them were new to the country and there was a shortage of rental properties in the Queenstown area. "Many of the tenants were overseas workers on working holiday visas who had little knowledge of their rights as tenants in New Zealand. They were also working in a location with a shortage of rental accommodation which made them vulnerable to a landlord who was knowingly operating outside of the Residential Tenancies Act." The adjudicator, R Woodhouse, said the investigation had been conducted in a fulsome and careful manner by MBIE, saying: "The witness evidence was consistent and credible". Gap between tenanted garages and main house. (Source: TCIT Queenstown) Woodhouse also did not accept that Truong was motivated by purely altruistic intentions, noting the commercial levels of rent charged at the premises were not consistent with that approach, and when attention from authorities came onto the premises, the tenancies were abruptly terminated. The Tribunal also criticised Truong for secretly recording private conversations between tenants and MBIE investigators, using security cameras installed throughout the property. ADVERTISEMENT Truong was ordered to pay $113,723.56 for breaches of the Residential Tenancies Act 1986, and to refund 40% of the rent paid while the property was operating as an unlawful boarding house. He was also issued with a three-year restraining order from committing any further unlawful acts related to operating a boarding house. If a landlord intentionally breaches a restraining order this is an offence tried in the District Court and under Section 109A of the Residential Tenancies Act they are liable on conviction to a fine not exceeding $3600.
