What Landlords Must Do by Law in New Zealand

New Zealand landlords have significant legal obligations under the Residential Tenancies Act 1986 and the Healthy Homes Standards 2019. Non-compliance can result in fines of up to $7,200 for individuals and $50,000 for companies, plus exemplary damages awarded by the Tenancy Tribunal.

1. Healthy Homes Standards (Mandatory from 2021–2025)

All rental properties must meet these standards:

| Standard | Requirement |

|----------|-------------|

| Heating | Fixed heater in main living room — minimum 1.5kW, capable of 18°C |

| Insulation | Ceiling and underfloor insulation where practicable |

| Ventilation | Extractor fans in kitchen and bathroom(s) |

| Moisture/drainage | Efficient drainage, no unreasonable moisture or mould |

| Draught stopping | All unreasonable gaps sealed |

Compliance deadlines:

·All new tenancies from 1 July 2021 — must comply within 90 days

·All existing tenancies — must comply by 1 July 2025

·All Kāinga Ora and community housing — complied by 1 July 2023

A Healthy Homes compliance statement must be included in every new tenancy agreement.

2. Bond Rules

·Maximum bond: 4 weeks' rent

·Lodgement: Must be lodged with Tenancy Services within 23 working days

·Refund: If no valid deduction claim is made within 14 days of tenancy end, bond must be refunded in full

Failure to lodge a bond is a $1,000 infringement offence.

3. Tenancy Agreement Requirements

Every tenancy must have a written agreement containing:

·Address of the property

·Rent amount and frequency

·Bond amount

·Start date (and end date if fixed-term)

·Names of all tenants and landlord

·Healthy Homes compliance statement (from 1 December 2020)

4. Right of Entry Rules

| Purpose | Notice Required |

|---------|----------------|

| General inspection | 48 hours minimum |

| Showing to prospective tenant/buyer | 48 hours minimum |

| Repairs and maintenance | 24 hours minimum |

| Emergency | No notice required |

Landlords can inspect no more than 4 times per year (unless agreed otherwise).

5. Maintenance and Repairs

Landlords must maintain the property in a reasonable state of repair, having regard to the age and character of the property. This includes:

·Structural integrity

·Weatherproofing

·Plumbing and drainage

·Smoke alarms (working, within 3m of every sleeping space)

·Locks on external doors and windows

6. Rent Increases

·Maximum once every 12 months

·60 days' written notice required

·No cap, but tenants can apply to Tribunal if increase is above market rent

7. Prohibited Landlord Actions

Landlords cannot:

·Enter without correct notice (except emergency)

·Retaliate against tenants for exercising legal rights

·Charge more than 4 weeks' bond

·Include illegal clauses in tenancy agreements (e.g., "no children" clauses)

·Cut off essential services (power, water, heating) to force a tenant to leave

Penalties Summary

| Breach | Maximum Fine |

|--------|-------------|

| Failure to lodge bond | $1,000 infringement |

| Unlawful entry | $1,000 infringement |

| Failure to meet Healthy Homes | $7,200 (individual) |

| Harassment/intimidation | Exemplary damages up to $6,500 |

LexNZ provides legal information only — not legal advice. For specific tenancy law advice, consult a qualified NZ lawyer or contact Tenancy Services on 0800 836 262.

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