I am in the process of negotiating with our landlord, we typically want Gross Rentals which include Opex, to give us fixed costs over the period.  The Landlord says he is ok to do this, except that he wants to exclude Rubbish collection IF they end up being charged for separately (Are they included in rates now?), but I don't understand this, or how I can tell how likely it is to happen, and if so, what the costs are likely to be?

I am in Newton, Auckland.

Thanks for any advice.