Landlord Guide to Renting in New Zealand

The Residential Tenancies Act 1986 (RTA) requires every residential tenancy to be recorded in writing. Tenancy Services provides a standard tenancy agreement form that must be used for all new tenancies.

• A written tenancy agreement is required by law (section 13 of the RTA).
• The landlord must use the approved Tenancy Services agreement form or include all prescribed particulars.
• Tenancies can be periodic (open-ended) or fixed-term. Fixed-term tenancies automatically become periodic at expiry unless a new agreement is signed.
• The landlord must provide the tenant with a signed copy of the agreement within 21 days of it being signed.

Bonds are strictly regulated under the Residential Tenancies Act 1986. The bond must be lodged with Tenancy Services within 23 working days of receipt.

• The maximum bond is 4 weeks' rent (or up to 2 weeks' rent for boarding house tenancies).
• The landlord must lodge the bond with Tenancy Services (MBIE) — it is unlawful to hold the bond personally.
• Tenancy Services holds the bond for the duration of the tenancy and facilitates its return or adjudication at the end.
• Charging key money, letting fees to tenants, or any premium above the bond is prohibited.

Landlords must make several disclosures before and at the start of a tenancy under the RTA and the Healthy Homes Guarantee Act 2017.

• A Healthy Homes compliance statement must be included in, or attached to, every new or renewed tenancy agreement, confirming the property meets (or will meet) the Healthy Homes Standards within the required timeframe.
• The landlord must disclose their name and address, or the name and address of their agent.
• An insulation statement must be included in the tenancy agreement (section 13B of the RTA), detailing the type, location, and condition of insulation.
• The tenant must receive information about their rights and obligations under the RTA (Tenancy Services provides a standard information sheet).

Rent obligations are set out in the tenancy agreement and regulated by the RTA. New Zealand does not have general rent control, but the law restricts how often rent can be increased.

• Rent is payable on the date and at the frequency specified in the agreement.
• The landlord may not require rent to be paid more than 2 weeks in advance (or 1 month for a month-to-month tenancy).
• Rent must not be increased more than once every 12 months (section 24 of the RTA).
• A landlord may apply to the Tenancy Tribunal for unpaid rent if the tenant falls into arrears.

Landlords must maintain the property in a reasonable state of repair throughout the tenancy (section 45 of the RTA). The Healthy Homes Standards 2019 impose additional requirements for heating, insulation, ventilation, moisture, and draught stopping.

• The property must comply with the Healthy Homes Standards within the applicable timeframe (all private tenancies must comply from 1 July 2025).
• The landlord is responsible for repairs to the structure, exterior, and all installations for water, electricity, gas, and sanitation.
• Tenants must notify the landlord of needed repairs and must not intentionally or carelessly damage the property.
• If the landlord fails to carry out necessary repairs, the tenant may apply to the Tenancy Tribunal for a work order.

The RTA strictly limits a landlord's right to enter the property and sets out specific notice requirements.

• The landlord must give at least 48 hours' notice for a routine inspection and at least 24 hours' notice for repairs.
• Inspections may be conducted no more than once every 4 weeks unless the tenant agrees otherwise.
• Entry must be between 8 am and 7 pm unless the tenant agrees to another time.
• In an emergency, the landlord may enter without notice to prevent or limit damage to the property.

Rent increases are regulated by the RTA to protect tenants from excessive or frequent rises.

• The landlord must give at least 60 days' written notice of any rent increase (section 24 of the RTA).
• Rent may only be increased once every 12 months.
• The notice must state the new rent amount and the date it takes effect.
• If the tenant considers the increase excessive, they may apply to the Tenancy Tribunal for a market rent assessment.

The RTA prescribes specific notice periods depending on the type of tenancy and the reason for ending it.

• For periodic tenancies, the landlord must give at least 90 days' notice (or 63 days in specific circumstances such as the property being sold or the landlord or family member requiring it).
• Tenants must give at least 28 days' notice to end a periodic tenancy.
• Fixed-term tenancies end on the agreed date. Neither party can give notice to end early except by mutual agreement or Tribunal order.
• Notice must be in writing and served correctly (by hand, post, or email if agreed).

A landlord cannot forcibly remove a tenant. Eviction must follow the process set out in the RTA and be enforced through the Tenancy Tribunal.

• If a tenant does not vacate after valid notice, the landlord must apply to the Tenancy Tribunal for a possession order.
• The Tribunal may terminate the tenancy and issue a possession order for serious breaches, including 21 days' rent arrears, repeated anti-social behaviour, or illegal activity.
• For serious cases involving assault, threats, or significant damage, the landlord may apply for an interim possession order with as little as 24 hours' notice to the tenant.
• If the tenant still refuses to leave, the landlord must apply to the District Court for a warrant of possession, which is enforced by a bailiff.

At the end of the tenancy, the bond held by Tenancy Services is returned or allocated according to the process set out in the RTA.

• Both the landlord and tenant must complete a bond refund form agreeing on how the bond should be distributed.
• If both parties agree, Tenancy Services refunds the bond accordingly (usually within 2–5 working days).
• If there is a dispute, either party may apply to the Tenancy Tribunal for a determination on how the bond should be allocated.
• Common deductions include unpaid rent, damage beyond fair wear and tear, and cleaning costs where the property was not left in a reasonably clean condition.