This page outlines the key responsibilities for both landlords and tenants. You can find out more about specific areas in the other sections of this website.

Residential Tenancies Act 1986 – New Zealand Legislation(external link)

Landlords' responsibilities

When renting out a property, landlords need to:

• provide a written tenancy agreement with the landlord's signature before the tenancy commences
• make sure body corporate rules are included with the tenancy agreement, if it is for a unit title property (such as an apartment or townhouse)
• make sure the property is in a reasonable state of cleanliness and repair
• let the tenant have quiet enjoyment of the property
• meet all relevant building, health and safety standards
• handle any abandoned goods in the correct way
• inform the tenant if the property is for sale
• have an agent if they are out of New Zealand for more than 21 days.

Landlords must not:

• seize the tenant’s goods for any reason
• interfere with the supply of any services to the premises, unless it is necessary to avoid danger to a person or to allow repairs.

If you are a landlord at a boarding house, you will also have other responsibilities.

Boarding houses

Usually, what you earn from renting out a property is classed as income. For more information on tax that may apply, visit the Inland Revenue website.

Property – Inland Revenue(external link)

Tenants' responsibilities

When renting a property, tenants need to:

• sign the written tenancy agreement provided by the landlord
• pay the rent on time
• keep the property reasonably clean and tidy
• let the landlord know about any damage or repairs straight away
• pay for their own outgoings, such as electricity, gas and internet
• use the property mainly for residential purposes rather than business activities
• leave the property clean, tidy, and clear of rubbish and possessions
• leave all keys with the landlord when they move out
• leave all items that were supplied with the tenancy.

Tenants must not:

• stop paying rent if the landlord has not done repairs
• damage the premises
• disturb the neighbours or the landlord’s other tenants
• make any alterations to the property without the landlord’s written consent
• use the property for any unlawful purpose
• have more than the maximum number of occupants listed in the tenancy agreement.

There are additional rules for tenants in boarding houses.

Boarding houses

Landlords and tenants

Both landlords and tenants are required to:

• make sure the other person has their correct contact details
• make sure Tenancy Services has their correct contact details, if they have a bond lodged with Tenancy Services
• keep these contact details up to date.

Landlords and tenants must not change any locks at the property without permission.

Landlords and tenants of a unit title property (such as an apartment or townhouse) must also follow the body corporate rules.

Setting the operational rules – Unit Title Services(external link)

Renting to disabled tenants

Disabled people make up 24% of New Zealand's population. They have a wide range of diverse needs, and it is important that they have a safe, accessible place to live.

There is a range of services and support available that will help inform landlords on how to provide appropriate housing to disabled tenants. These include:

• Enable New Zealand, which provides disability services, equipment and modifications

Enable New Zealand(external link)

• The Federation of Disability Information Centres, which supports local disability information and referral services

Federation of Disability Information Centres(external link)

• Your Way | Kia Roha, which supports disabled people, including their housing needs

Your Way | Kia Roha(external link)

• Accessible Properties, which provides homes and property management services to people with disabilities, older people and those on low incomes

Accessible Properties(external link)

• CCS Disability Action, which provides a broad range of support services for disabled people, family and whanau.

CCS Disability Action(external link)

Making changes to a rental home as a disabled tenant

Tenants can request to make changes to their rental property, and landlords cannot decline requests where the change is minor. Disabled tenants may add fixtures such as grab rails, visual fire alarms, or doorbells.

Disabled tenants must still meet all legal requirements for these changes, and get their landlord's written consent before making the change.

How to request a change to your rental property