We outline your landlord’s responsibilities and obligations under the Residential Tenancies Act and your rights as a tenant.
Bond, letting fees and rent
Do I have to pay a bond?
It’s the landlord’s choice whether they charge a bond, but most do.
There are two types of bonds: a general bond and a pet bond. They’ve got different rules, but you must pay them if they’re charged. Once you’ve paid, the landlord must give you a receipt and pay the bond money to Tenancy Services within 23 working days.
General rental bonds
A general bond covers:
damage to the rental property
any claim relating to the tenancy
any unpaid rent.
The maximum general bond is 4 weeks’ rent.
Pet bonds
Pet bonds cover pet-related damage that is more than fair wear or tear.
A landlord can only charge a pet bond if:
the tenant started keeping a pet on or after 1 December 2025
the landlord has given consent to the tenant to keep that pet
it is a condition of the landlord’s consent to allow pets
the bond is clearly identified as a pet bond in all documentation and receipts.
When landlords can’t charge a pet bond
A landlord can’t charge a pet bond if:
you started keeping a pet before 1 December 2025, and
the pet was approved by the landlord.
Can my landlord charge a letting fee?
It is illegal for your landlord to charge a letting fee. This includes any charges to renew or extend a tenancy.
Charging ‘key money’ – a fee paid to the landlord for making changes to a tenancy – is also illegal.
Can my landlord increase my rent 2 months into the tenancy?
Your landlord can’t increase the rent whenever they like. Your landlord can only increase your rent once every 12 months. A landlord must give at least 60 days’ written notice of a rent increase.
Rental heating and insulation
What are the Healthy Homes Standards?
The Healthy Homes Standards are minimum requirements for:
heating: there must be at least one fixed (not portable) heater in the main living room, like a heat pump or a wood burner
ventilation: openable windows are compulsory in key living areas like living, dining, kitchen and bedrooms; kitchens and bathrooms are also required to have extractor fans
insulation: ceiling and underfloor insulation are compulsory in rental homes where insulation is possible
dampness and drainage: efficient drainage to deal with storm water, surface water and ground water is compulsory
draft stopping: rental properties must not have any unreasonable gaps or holes in walls, ceilings, windows, doors or floors.
All rental homes must comply with the standards or else landlords face penalties of up to $7,200.
Living in a cold, damp rental can affect your health. Depending on your circumstances, you might be eligible for some practical support.
Maintenance and repairs
Who’s responsible for maintenance of a rental property?
The landlord must keep the property in a reasonable state. This includes fixing leaks, busted guttering, or broken windows and doors.
As a tenant, you’re responsible for keeping the home reasonably clean and tidy and not causing or allowing damage to the property. You must also let the landlord know if repairs are needed.
Who is responsible for taking care of rats and mice in my rental?
Your landlord is responsible for making sure the property is pest-free, which means sorting out rats living in the ceiling.
You have a responsibility as the tenant to keep the house in a condition that doesn’t encourage vermin. You also need to let your landlord know when there’s a pest problem.
Who has to replace smoke alarm batteries in a rental?
While your landlord must ensure the house has working smoke alarms, you’re responsible for changing the batteries (if the alarm has replaceable batteries). You also need to let the landlord know if a smoke alarm is broken.
Smoke alarms must be located within 3 metres of each bedroom door, or in every room where a person sleeps.
Can my landlord come over unannounced?
Your landlord can’t come over unannounced. You’ve got the right to quiet enjoyment of your rental, which means your landlord can’t just show up and they must respect your peace and privacy.
Your landlord must give 24 hours’ notice before entering the property to do repairs, and 48 hours’ notice before entering for methamphetamine testing.
However, your landlord doesn’t have to give notice if they’re coming over to access the grounds. Landlords are usually responsible for maintaining the outside of the property, like mowing the lawns.
What can I do when my landlord refuses to fix something?
If the repair is urgent or too dangerous to be left, you can get it fixed and ask the landlord to reimburse you.
So long as you’ve made reasonable efforts to advise your landlord of the problem, they’re liable. Take photos and keep paperwork as evidence of what’s been done.
If the problem isn’t urgent, you can issue your landlord with a 14-day notice to fix (sample notices can be found at tenancy.govt.nz).
If the problem isn’t fixed within that time, you can apply to the Tenancy Tribunal for a work order requiring the landlord to repair the damage.
If the damage is caused by you intentionally or carelessly, you’ll be liable for the cost of repair.
Can I stop paying rent if repairs haven’t been done?
You can’t stop paying rent just because the repairs haven’t been done. However, the Tenancy Tribunal can order a landlord to reduce your rent until repairs are completed. The landlord can also be required to pay you compensation.
Who is responsible if my rental is mouldy?
A rental must be free from mould and dampness before you move in. During your tenancy, you’ve got to ventilate your rental and keep it reasonably clean and tidy. If you see any mould, remove it as soon as possible.
If mould keeps returning, talk to your landlord.
Ending a tenancy
How much notice do I need to give if I want to end a tenancy?
If you have a periodic tenancy agreement – an agreement with no fixed end date – you must give 21 days’ written notice.
Landlords can give you 90 days’ notice to end a periodic tenancy, but 42 days’ notice in some circumstances, such as if the landlord wants to move in themselves.
If you’re on a fixed-term agreement – say for 12 or 24 months – you can only end it early if the landlord consents. Fixed-term agreements become periodic tenancies at the end of the fixed term, unless:
you and your landlord agree otherwise
you or your landlord give 90 to 21 days' notice you want to end the tenancy
the landlord gives notice on the basis of one of the grounds for ending a periodic tenancy (e.g., the house is needed for a family member or is being sold).
Do I have to pay a fee if I end my tenancy early?
Landlords can charge a break fee when a fixed-term tenancy is ended early. However, they can’t just charge what they like. Any fee must be limited to the reasonable costs they’ve incurred.
You’re entitled to a breakdown of the fee and can apply to the Tenancy Tribunal for a determination of the costs you’re required to pay.
No fees can be charged to end a periodic tenancy.
Do I have to get my carpets cleaned when I end my tenancy?
Your landlord can’t make you clean the carpets before you move out (unless it’s needed to bring the property up to a reasonably clean and tidy standard). You must leave the property in a reasonably clean and tidy condition, but you’re not required to get the carpets professionally cleaned, or hire a carpet cleaning machine, such as a rug doctor.
Can the landlord force us to move out in 3 weeks because a family member wants to move in?
If the landlord’s family member is going to live in the house, you have to be given at least 42 days’ notice. Any less is illegal.
This also applies if the house is required for the landlord's employee.
If you’re on a fixed-term agreement, the landlord can’t give you notice unless you and all other tenants agree.
Where to get help with renting or tenancy problems
If you’re having a problem with your landlord, you can call Tenancy Services for advice – 0800 836 262 (0800 Tenancy).
Consumer NZ members can also call our expert advisers for help on what to do if a landlord isn’t meeting their obligations under tenancy law.
