Residential Tenancies Act 1986 — Section 24

Rent increase rules in New Zealand

Landlords can only increase rent once every 12 months, and must give 60 days written notice. Here are the exact rules under the RTA.

📋 Residential Tenancies Act 1986, Section 24 — In force as at 1 December 2025

Key rules at a glance

12
Months between increases
Maximum one increase per 12-month period
60
Days written notice
Required before any rent increase takes effect

The 12-month rule (Section 24)

Only one increase per 12 months

A landlord may not increase the rent more than once in any 12-month period. The 12 months is calculated from either:

  • The date the tenancy commenced, or
  • The date of the last rent increase — whichever is later

This rule applies regardless of what the tenancy agreement says. Any agreement to increase rent more frequently is void and unenforceable.

Written notice requirement

60 days written notice — no exceptions

The landlord must give the tenant at least 60 days written notice before a rent increase takes effect. A text message or email counts as written notice. The notice must state the new rent amount and the date it takes effect.

If the notice period is too short, the increase does not take effect until 60 days after proper notice is given — not 60 days from the original (invalid) notice.

Is there a cap on how much rent can be increased?

No statutory cap — but the Tribunal can review excessive increases

There is no legal maximum percentage or dollar amount for rent increases under the RTA. However, a tenant can apply to the Tenancy Tribunal to have a rent increase reviewed if they believe it is excessive — meaning it is substantially above market rent.

The Tribunal will consider the market rent for comparable properties in the area and can reduce the increase.

Rent increases in fixed-term tenancies

Only if the agreement allows it

During a fixed-term tenancy, rent can only be increased if the tenancy agreement specifically provides for it, and only in accordance with the method set out in the agreement. The 60-day notice requirement and 12-month rule still apply.

Source: Residential Tenancies Act 1986, Section 24. Official text at legislation.govt.nz. This is general information, not legal advice — contact Citizens Advice Bureau for your specific situation.

Frequently asked questions

Can a landlord increase rent at the start of a new fixed term?
Starting a new fixed-term tenancy does not reset the 12-month clock. If rent was last increased 6 months ago and the tenancy rolls over into a new fixed term, the landlord still cannot increase rent for another 6 months.
What if I receive a rent increase notice with less than 60 days?
The increase is not valid until 60 days after proper written notice is given. You do not have to pay the increased rent until that date. Write to your landlord pointing out the error and stating the correct date the increase can take effect.
Can I challenge a rent increase?
Yes. Within 12 working days of receiving a rent increase notice, you can apply to the Tenancy Tribunal for a review on the grounds that the increase is excessive. The Tribunal will compare the new rent to market rent for similar properties.
Does the 12-month rule apply to periodic and fixed-term tenancies?
Yes. The 12-month restriction applies to all residential tenancies — periodic and fixed-term — regardless of what the tenancy agreement says.

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