Our Guide to Landlord Rights in NZ | Charlton Property Management

Tiri Raumati-Greenhalgh • August 22, 2024

Our Comprehensive Guide to Landlord Rights in New Zealand

Kia ora. When renting out your residential property, it's crucial that you know your rights. Owner and landlord rights are more relevant than ever in New Zealand's bustling rental property market. At Charlton Property Management, we don't want tenancy law to be daunting. That's why we've compiled a comprehensive guide to everything you need regarding tenancy law and your landlord/owner's rights in New Zealand. 

Legal protections for landlords & owners

As a landlord/owner of a residential rental property, you are protected on many levels from a legal standpoint in Aotearoa. Learn how to avoid any unnecessary headaches by nailing that all-important rental agreement, helping avoid missed payments, eviction procedures, and mitigating conflict strategies.

Legal protections concerning rental agreements

The first way of protecting you and your rental is by having a sound and transparent rental agreement. The renting process starts with the tenant filling out an application form, followed by a tenancy agreement, also known as a 'lease'. In New Zealand, tenancy law means that:


  • You're renting out your property specifically for a residential purpose (not for a business)
  • The agreement is exclusively between the tenant and you - ‘you’ could be an individual, a trust, or an organisation
  • The agreement or lease must be in writing and cover all the legal rights and responsibilities of both parties
  • The tenant must sign the rental agreement and be given a copy before moving in.



As a landlord/owner, you can choose between a periodic tenancy agreement (no fixed date) and a fixed-term agreement. Specialising in residential property management services, we strongly recommend a fixed-term agreement of at least 12 months. In our experience, a longer lease equals greater financial security for both you and your whanau. Below are a few simple things you'll need to note on the lease/agreement:


Legal protections concerning tenancies

There are several additional ways to help protect a landlord/owner's rights when dealing with an official tenancy agreement. Here is some handy information worth knowing:

Raising rents

We know that life in New Zealand is rapidly becoming more expensive. As a landlord/property owner, you have the right to raise the rent once every 12 months – just make sure you give your tenant at least 60 days' written notice to include address for service notification.

Legal protections concerning tenancies

Of course, you have the right to inspect your property while it is rented to ensure everything is in tip-top shape. To do so, you need to provide your tenant with at least 24 hours’ notice beforehand, and you can only do it a maximum of once every four weeks. If you don't have time, or are based out of Auckland, allow Charlton to do your property inspection. Handling this on your behalf is just one of the key benefits of using a property management company.

Repair & maintenance

When renting out a property, there is a big difference between wear and tear and repair and maintenance work. Little things like scratched floors, small dings in the walls from moving furniture, or tea stains on the carpet aren't your concern. But when something breaks down, say an oven or the heating, you'll need to remedy the problem. Just ensure the work is done between 8 am and 7 pm, within 14 days of being initially alerted to the problem. And whatever faulty product remains, make sure you take it off the property site.

Legal protections concerning the conclusion of a tenancy

As in life, good things sometimes end – the same applies to tenancy agreements. Providing a roof over someone's head is a big deal, so when your tenant moves out, they will need time to make other plans, and you will, too! If all goes swimmingly and the property is left in good shape, you must release their bond. If things get challenging, talk to Charlton Property Management about their process to work through disputes with tenants and if required managing the process to Tenancy Tribunal.


Heard the news? The New Zealand Government has announced their intention to reintroduce a bill called 'reintroducing 90-day 'no cause' terminations, ' meaning that you can end a tenancy without requiring a specific reason by giving a 90-day notice. For now, remember that whether a tenant vacates the property on good terms or if things get a bit ugly, we're always here to help, thanks to our residential property management services.

Disputes and conflicts

There's nothing worse than having a bad tenant who refuses to pay, but you can't kick them out. Fear not; you are not alone. Thankfully, the Tenancy Tribunal are there to handle all disputes. You are also welcome to use our property management services for assistance.

Selling or inhabiting your property

Are you thinking of selling? Or do you want to move into your property? You have the right to do either. Should you require your investment property to be sold with vacant possession, then you must give tenants 90 days notice to vacate OR you can market the property with your tenant in the property and it is usual best practice to offer and incentive to keep the property well presented during that time.  Again, our residential property management services can be mighty handy when selling.

Legal obligations for landlords

From creating and enforcing rental agreements to handling disputes and conflict resolution, under official tenancy law, the landlord/owner is privy to many rights here in Aotearoa. Here are some key legal obligations and rights for landlords:


  • A landlord/owner does NOT have the right to discriminate against a potential tenant because of their gender, race, age, illness, sexual orientation, religion, employment status, or political beliefs.
  • However, you do have the right to demand a guarantor if a tenant has a poor credit history. (With a surplus of potential tenants out there, it's worth investing wisely in who you appoint as a tenant).
  • You have the right to ask for your tenant's full name and contact information and confirmation that they are over 18. You have the right to deny the rental application of a minor (anyone under 18 years old in New Zealand).

Healthy Homes obligations

  • By law, you are obligated to provide a heat source to ensure the lounge area is 18 degrees.
  • Extraction fans in both the kitchen and the bathroom must be installed and ducted to the exterior of the property.
  • Insulation must be installed to the correct level for the region.

Other helpful information for landlords/owners

We believe you can never have too much knowledge as a landlord/owner. Did you know that flatmates have no legal right as their name is not on the lease? You can dictate in the agreement/lease whether someone can hang a painting or if pets are allowed. Moreover, you can note that failure to pay rent on time can result in termination of the tenancy through the Tenancy Tribunal.

We're here to make renting easier

Now that you know your landlord rights, let us help you further. Charlton delivers reliable property management in Auckland to help take the stress away. Trust us to offer you professional expert advice anytime, on any matter, any day of the week. So, if you're struggling with a tenant or just need some friendly advice, contact us today. You can count on us to protect your two greatest assets: your property and your whanau. 

Boarding Houses vs Residential Properties in NZ: What’s the Difference?

By Tiri Raumati-Greenhalgh • April 6, 2025
In New Zealand’s diverse rental market, both boarding houses and residential rental properties play important roles, but what exactly sets them apart? Whether you're a property investor weighing your next move or a tenant seeking the right fit, understanding the key differences, along with the pros and cons, can help you make smarter decisions. Let’s break it down. What is a Boarding House? A boarding house is a property where six or more tenants, each with separate tenancy agreements, rent individual rooms and share common facilities like the kitchen, bathrooms, and sometimes the living area. These are often used to house single occupants, students, or those needing more affordable, short-to-medium term accommodation. What is a Residential Rental Property? A residential property refers to a standard rental – such as a house, apartment, or unit – typically leased to one household under a single tenancy agreement. This could be a family, couple, or flatmates who manage the rental together. Pros and Cons: Boarding Houses Pros Higher Yield Potential: Renting by the room can result in a higher cumulative rental income. High Demand in Certain Areas: Popular near universities, city centres, and industrial zones. Lower Entry Cost for Tenants: More affordable for individuals needing just a room, not an entire home. Flexible Tenancies: Rooms can be rented short or long-term, catering to various demographics. Cons More Management Intensive: Multiple tenants mean more admin, communication, and potential disputes. Greater Regulatory Compliance: In addition to healthy homes compliance under the Residential Tenancies Act (RTA), boarding houses also require a (fire safety) Compliance Schedule and an annual Building Warrant of Fitness (BWoF) under the Building Act. Higher Wear and Tear: Shared spaces and more occupants often lead to quicker deterioration of property. Stigma or Misunderstanding: Some associate boarding houses with transience or lower standards, which can impact perception and resale. Pros and Cons: Residential Properties Pros Easier to Manage: One tenancy agreement and usually fewer occupants to deal with. Stable Tenants: Families and long-term tenants tend to offer better consistency. Wider Market Appeal: Easier to sell or re-rent to a broad range of renters or buyers. Less Regulatory Burden: less complex than boarding house compliance. Cons Lower Yield per Room: Renting the whole house to one group may mean a lower per-room income. Vacancy Risk: If tenants leave, the entire income stream stops until new tenants are found.  Larger Upfront Costs for Tenants: Rent and bond for a full property can be a barrier for some.

Navigating Auckland's Property and Rental Market Amidst Recent OCR Cuts and Bank Rate Changes

By Oliver Nelson • March 25, 2025
Auckland's property and rental markets are experiencing notable shifts, influenced by recent monetary policy adjustments and evolving economic conditions. The Reserve Bank of New Zealand's (RBNZ) decisions to reduce the Official Cash Rate (OCR) have significant implications for both property investors and renters in the Auckland region.

Epsom Rental Market Update: What’s Happening with Three-Bedroom Townhouses?

By Tiri Raumati-Greenhalgh • February 14, 2025
Market Trends & Demand In Kohi-tātea (January), there were 135,000 searches by potential tenants looking for properties in Epsom. While this is still a strong level of interest, it represents a 5% decrease compared to the same time last year. During this period, five new listings entered the market. The median expected rent price for a three-bedroom townhouse in Epsom is currently $905 per week, reflecting a 1% increase compared to last year. However, one of the most significant shifts is the median days on site, which has skyrocketed to 102 days, a 538% increase from the same period last year. This suggests that properties are taking significantly longer to rent out. Who’s Renting in Epsom? Epsom attracts a mix of young professionals and families. Recent data shows: 37.3% of renters in this area are under 30 years old. 25.4% are aged between 30 and 39. These demographics indicate a steady demand from working professionals and families looking for quality homes in a prime location. How the Unitary Plan is Shaping Epsom’s Rental Market With Auckland’s Unitary Plan pushing for higher-density developments, Epsom has seen an increase in townhouse availability over the past year. This growth in rental stock may be contributing to the longer time on the market for some properties. However, this intensification also benefits renters, providing modern, high-quality housing options in one of Auckland’s most desirable suburbs. 

Pet-Friendly Rental Reforms: What Tenants and Landlords Need to Know

By Tiri Raumati-Greenhalgh • February 10, 2025
For many renters in New Zealand, finding a pet-friendly home has been a long-standing challenge. With landlords hesitant to accept tenants with pets due to concerns about property damage, many pet owners have struggled to secure suitable accommodation. However, recent proposed amendments to the Residential Tenancies Act aim to balance the rights of tenants and landlords while ensuring more Kiwis can keep their beloved pets. What Are the Proposed Changes? The government has outlined several key reforms designed to make renting with pets easier while addressing landlords' concerns. These proposed changes include: 1. Pet Bonds Under the new rules, landlords will be able to request a pet bond of up to two weeks' rent in addition to the standard bond. This additional financial security is intended to cover any pet-related damages beyond normal wear and tear. 2. Tenant Liability for Pet Damage Tenants will be fully responsible for any damage caused by their pets . While this has always been a concern for landlords, the new changes clarify that tenants must cover all repairs for any pet-related damage, rather than relying on standard bond payments alone. 3. Landlord Consent for Pets Currently, many landlords impose a blanket "no pets" policy. The reforms propose that landlords cannot unreasonably refuse a tenant's request to have a pet . Instead, landlords must provide a valid reason if they deny permission. Acceptable grounds for refusal may include: Property size and suitability – For example, a large dog may not be appropriate in a small apartment. Lack of fencing or secure outdoor space – If a property cannot safely accommodate a pet, landlords may refuse. Allergy concerns in multi-unit dwellings – If other tenants have allergies, landlords may deny requests based on health concerns.  4. Encouraging More Pet-Friendly Rentals With these changes, New Zealand aims to create a more pet-friendly rental market. The goal is to encourage landlords to reconsider their stance on pets , knowing that they have greater financial security through pet bonds and clearly defined tenant responsibilities.

Mount Eden Rental Market Update

By Tiri Raumati-Greenhalgh • February 4, 2025
Mount Eden continues to be one of Auckland’s most desirable suburbs for renters, offering a blend of convenience, community, and charm . Whether you're a landlord looking to understand the market trends or a tenant searching for the perfect home, here’s what’s happening in the rental market for 3-bedroom homes in Mount Eden this fortnight.

Back to Work Mode: Resetting for Landlords and Tenants After the Summer School Holidays

By Tiri Raumati-Greenhalgh • January 15, 2025
With the summer school holidays coming to an end, it’s time for many families to return to a normal routine. This period also marks a busy time in the rental market, with plenty of tenant movement and landlords preparing their properties for the New Year rush. Whether you’re a landlord ensuring your investment property is ready for new tenants or a tenant settling back into a routine, now is the perfect time to take stock and get organised for the months ahead. Landlords: Gearing Up for the New Year Summer is peak season in the property management world, with increased demand for rentals and higher turnover. Here’s how landlords can stay on top of things: Prepare for Tenant Turnover : Summer often brings tenant changes as families settle before the school term. Make sure your property is in top shape to attract quality tenants quickly. This includes thorough cleaning, minor repairs, and ensuring all appliances are in working order. Inspect and Maintain : With the hotter weather, now is a good time to inspect air conditioning systems, check for water leaks, and ensure that outdoor areas such as decks and patios are in good condition. Regular maintenance can prevent costly repairs down the line and keep your property appealing. Stay Competitive : Review rental prices in your area to ensure you’re offering a fair and attractive rate. Properties priced correctly are more likely to rent quickly, reducing vacancy periods. Consider any recent upgrades or amenities that might justify a higher rent.
RTA Update, Bill update, rental update

New Changes to Encourage More Rental Homes: What This Means for You

By Tiri Raumati-Greenhalgh • December 17, 2024
Great news for renters and landlords alike! The government has recently passed new laws aimed at encouraging the development of more rental homes. These changes are designed to make renting better for tenants while supporting landlords to provide high-quality rental properties. Here’s what you need to know: What’s Changing? The new rules are focused on two key areas: Encouraging New Rentals The government is introducing policies to make it easier for landlords and investors to build more rental homes. This could mean: Reduced red tape for building new rental properties. Incentives for landlords to create long-term rental options. 2. Fairer Rules for Everyone The laws also aim to create a balanced environment for both tenants and landlords. This includes: Updates to tenancy agreements to provide clearer expectations. Stronger protections for tenants while ensuring landlords can manage their properties effectively. How Will This Impact Tenants? If you’re a tenant, these changes are good news! More rental properties in the market mean: More choices when looking for a home. Potentially lower rent as the competition among properties increases. Clearer and more secure tenancy agreements.

Navigating the Auckland Rental Market During the Busy Summer Months

By Tiri Raumati-Greenhalgh • December 11, 2024
The Auckland rental market traditionally experiences a surge in activity during January and early February, making it the busiest time of the year for tenancy movements. With tenants gearing up for the year ahead, this period brings unique opportunities and challenges for both renters and property owners. Here’s what to expect and how to navigate the rental landscape during this bustling season. Why is Summer So Busy? Several factors contribute to the heightened activity in the rental market during this time: School Zones and Education Planning Families often prioritise school zones when deciding where to live. January is the ideal time for parents to secure rental properties close to desirable schools before the academic year begins. Auckland’s high-demand zones, such as those near Auckland Grammar or Epsom Girls' Grammar School, see increased competition as families seek to position their children for educational success. Job Changes and Relocations The new year often brings new job opportunities. Many tenants relocate closer to their workplaces to reduce commute times and improve work-life balance. Auckland’s bustling job hubs, such as the CBD, Albany, and Manukau, see increased demand for rental properties during this period. Summer Weather and Lifestyle Choices The warm summer months inspire tenants to reassess their living situations. Whether it’s upgrading to a home with outdoor spaces or moving closer to Auckland’s beaches, the season encourages change. The improved weather also makes moving house a more appealing prospect. Market Turnover and Property Availability With so many tenants moving, landlords often list properties during this time, increasing availability. This higher turnover benefits tenants, offering a wider range of properties to choose from, but also increases competition for the most desirable homes.
Pair of shoes on a rug with text home sweet home signifying tenant retention

How to Keep Good Tenants | Charlton Property Management

By Tiri Raumati-Greenhalgh • September 12, 2024
We share some strategies for tenant retention, from offering lease incentives to maintaining open communication. Learn how to keep good tenants & reduce costs.
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