Residential Tenancies Act 1986 — Section 45

Landlord obligations in New Zealand — the complete checklist

Being a landlord in NZ comes with significant legal obligations. Here is a comprehensive checklist of what you must do under the Residential Tenancies Act and related law.

📋 Residential Tenancies Act 1986 — In force as at 1 December 2025

Before the tenancy starts

  • Provide a written tenancy agreement before or at the start of the tenancy
  • Give the tenant a copy of the agreement
  • Provide a signed copy of the property inspection report
  • Ensure the property complies with the Healthy Homes Standards
  • Install and test working smoke alarms (within 3m of each bedroom door, one per level)
  • Lodge the bond with Tenancy Services within 23 working days of receiving it
  • Provide a receipt for any bond or rent in advance paid

During the tenancy

  • Maintain the property in a reasonable state of repair throughout the tenancy
  • Comply with all building, health, and safety requirements
  • Not interfere with the supply of utilities (electricity, water, gas, internet)
  • Give 24 hours written notice before inspections (between 8am–7pm, max once per 4 weeks)
  • Give 24 hours notice for repairs; 48 hours for viewings
  • Give 60 days written notice of any rent increase (max once per 12 months)
  • Respect the tenant's right to quiet enjoyment
  • Not harass or intimidate the tenant
  • Keep smoke alarms in working order

Healthy Homes Standards — specific obligations

  • Heating: fixed heater capable of 18°C in main living room
  • Insulation: ceiling and underfloor insulation meeting minimum R-values
  • Ventilation: extractor fans in kitchen and bathroom; openable windows
  • Moisture: efficient drainage, no unreasonable moisture ingress
  • Draughts: gaps and holes that cause unreasonable draughts must be blocked

At the end of the tenancy

  • Apply for bond refund or make a claim within 10 working days of tenancy ending
  • Cannot claim for fair wear and tear
  • Must return the bond promptly if no claim is made
  • Must give the correct notice period depending on reason for termination

Penalties for non-compliance

The Tenancy Tribunal can order landlords to:

  • Carry out repairs or improvements
  • Pay exemplary damages (up to $6,500 per breach for Healthy Homes violations)
  • Compensate the tenant for losses caused by the landlord's breach
  • Reimburse rent reduction during periods of non-compliance
Source: Residential Tenancies Act 1986; Healthy Homes Standards 2019. Tenancy Services: tenancy.govt.nz. This is general information, not legal advice.

Frequently asked questions

Can I pass repair costs on to the tenant?
Only for damage the tenant caused beyond fair wear and tear. Routine maintenance and repairs are the landlord's responsibility regardless of whether the tenant caused the issue.
Do I need to provide a written tenancy agreement for a fixed term?
Yes. All tenancy agreements — periodic and fixed-term — must be in writing. The landlord must give the tenant a copy.
What if the tenant damages the property?
The landlord can claim from the bond and/or apply to the Tenancy Tribunal. The claim must be for actual damage beyond fair wear and tear — not for things that have simply worn out over time.
Am I required to allow pets?
No. Landlords can prohibit pets. However, if pets are allowed, the landlord cannot charge a separate pet bond — the maximum bond is 4 weeks rent regardless.

Property managers: stay compliant with ease

Workstep gives your property management team instant answers from the RTA and your own procedures — with exact section references, on any device.

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