New tenancy law changes: information for landlords

From 30 January 2025, some of New Zealand’s key tenancy laws are getting a refresh. The Residential Tenancies Amendment Act 2024 introduces new rules that aim to update the tenancy system and make it more flexible for landlords, while also safeguarding tenants’ rights. 

Some of the new rules may not make much difference to you, especially if you and your tenants already have agreements in place. Others might have a bigger impact. Either way, it’s good to be aware of what’s happening so you can be prepared. 

Below are the key changes and what they mean for you as a landlord.

One of the biggest changes for landlords is how – and when – tenancies can be terminated.

Here’s a breakdown of the updates. 

Landlords can now end a periodic tenancy with a 90-day notice without needing to give a reason. This gives landlords more flexibility when it comes to deciding when a tenancy should end. 

Fixed-term tenancies are getting a similar update. You no longer need a reason to end a fixed-term tenancy at the expiry date – but remember, you still need to take action to formally end the tenancy. This could be done in one of two ways: 

• You or your tenant gives notice between 21 and 90 days before the fixed term ends, or 
• You and your tenant agree to an alternative arrangement. 

If neither happens, your fixed-term tenancy will automatically become a periodic tenancy.

In some situations, landlords can now end a periodic tenancy with just 42 days’ notice instead of 90 days. You can do this if: 

• You or a family member needs to move in 
• There’s an unconditional sale agreement that requires vacant possession, or 
• The property is needed for employees or contractors. 

On the other hand, tenants can now end their periodic tenancy with 21 days’ notice instead of the previous 28 days. 

These new rules took effect on 30 January 2025, but termination notices given before that date are still valid and can’t be changed. For example, let’s say you gave your tenant a 90-day notice on 1 December 2024, you can’t now change that to 42 days’ notice.

As a landlord, you can’t end a tenancy to punish a tenant for using their rights. The new rules clarify that this also applies to actions taken by Tenancy Services. For example, if a tenant requests maintenance and you give them a 90-day notice in response, it could be challenged. 

The rules extend the deadline to 12 months for tenants to challenge the notice. If tenants act within 28 working days, they can ask for the notice to be cancelled altogether. 

Tenants who have pets now have more options. Rental pet rules are changing to balance the rights of landlords and tenants, while promoting pet-friendly homes. The rules aren’t in place yet, but here’s what you can expect. 

Under the current rules, landlords aren’t allowed to charge an extra bond for allowing a pet. But once the changes come into effect, you’ll be able to require a pet bond of up to two weeks’ rent. This is on top of the regular bond, which can be up to four weeks’ rent. 

You’ll need to state the different types of bonds in your tenancy agreement, as well as how much (if any) you have asked for. 

Pet bonds work just like general bonds. That means if rent increases, the pet bond can be topped up to reflect that increase (and the same in reverse if rent decreases). For example, if you charged a one-week pet bond at the start of the tenancy and later raise rent by $10 a week, you can require an additional $10 to adjust the pet bond accordingly. 

If a tenant’s pet passes away, the pet bond must be refunded. If the tenant gets a new pet later on, you can then request a new pet bond. 

It’s still the case that tenants may only keep a pet in their rental if they have written landlord consent, or if the tenancy agreement says it’s allowed. But under the new rules, you’ll only be able to refuse pet requests on reasonable grounds. 

There’s not really a set definition for ‘reasonable grounds.’ Examples could include that the property is unfenced, or the dog has been classified as dangerous. If you’d prefer a pet-free rental, it can be a good idea to get advice to make sure your rules are valid. 

You can find more information about what constitutes reasonable grounds on the Ministry of Housing and Urban Development website. 

Tenants don’t need to seek permission for these animals, and you can’t charge a pet bond for them. 

The tenancy process is getting a tune-up. Online bond lodgement was the first update, with more changes to follow in March 2025. 

Gone are the days of uploading PDF forms or lodging bonds via the post – you must now lodge and pay them online. 

You no longer need signatures for lodging or topping up a bond, but you’ll still need them for refunds and other transactions. 

Landlords and tenants will be able to skip the snail mail and send documents electronically. That could be an email address, but it could also be a mobile number or instant messaging account. Even a fax number.

Just add the electronic address as an ‘address for service’ in your tenancy agreement. 

Adjudicators will be able to resolve disputes with supporting documents alone. That means landlords and tenants might not need to attend the hearing in person. A physical hearing will still be needed if the dispute involves ending a tenancy or a landlord’s right to enter the property. 

The new rules let landlords enforce smoking bans through the Tenancy Tribunal.

Remember, a smoking ban only applies to the rental property itself. If you want to extend the ban to anywhere else on the property (such as an outbuilding), you’ll need to make sure it doesn’t go against your tenants’ right to quiet enjoyment. 

There are now clearer protections for tenants who experience family violence. They won’t need your agreement to leave the tenancy if they give at least two days’ notice and provide qualifying evidence. The changes clarify that this applies to a tenant’s children or dependants as well. 

If you own a rental – or are planning to soon – it’s a great time to get up to speed with these updates to New Zealand’s tenancy laws. Staying on top of the changes means you’ll be ahead of the curve and ready to adapt when they take effect. 

For further details, visit Tenancy law changes – Tenancy Services website. 

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