Renting rights: repairs, rent increases and notice to end a tenancy
If you rent a home in New Zealand, the Residential Tenancies Act 1986 sets the rules. Your landlord must give you written notice in advance before raising the rent, entering the home or ending the tenancy. Your landlord must also fix things that break. This page explains how often rent can go up and how much notice is needed, how much notice each side must give to end a tenancy, the rules for inspections and entry, and the basic rules on repairs and pets. For bond questions, see our 'Rental bond' guide.
Key facts
- How often rent can go up
- Only after 12 months from the start of the tenancy, and at least 12 months since the last rent increase (the same for periodic and fixed-term tenancies)1
- Notice for a rent increase
- At least 60 days' written notice; at least 28 days for a boarding house1
- How much rent can go up
- The law does not limit the amount of an increase, but it sets the process for increasing rent and what tenants can do if they disagree1
- Rent increases in a fixed-term tenancy
- The landlord can increase the rent only if the tenancy agreement says it can be increased1
- Tenant ending a periodic tenancy
- At least 21 days' written notice2
- Landlord ending a periodic tenancy (no reason needed)
- 90 days' notice (no cause)2
- When a landlord can give only 42 days' notice
- The owner or a family member will move in as their main home within 90 days after the tenancy ends and live there for at least 90 days; the property has been sold under an unconditional sale agreement that requires it to be empty on handover; or the property is normally used to house the landlord's employees or contractors and the tenancy agreement says so2
- Ending a fixed-term tenancy at its end date
- The landlord or tenant must give written notice between 90 and 21 days before the end date. No reason is needed. If no one gives notice on time and you have not agreed something else, the tenancy becomes a periodic tenancy when the fixed term ends2
- Landlord entering for repairs
- At least 24 hours' notice; only between 8am and 7pm (8am to 6pm for a boarding house)3
- Landlord inspections
- At least 48 hours' notice (notice should not be given more than 14 days before); no more than once every 4 weeks; only between 8am and 7pm4
- 14-day notice to remedy
- If one side does not do something they are responsible for, such as repairs, the other side can send a 14-day notice to remedy. This gives them 14 days to fix the problem5
- Most a tenant pays for careless damage
- Up to 4 weeks' rent or the landlord's insurance excess, whichever is lower5
- Pets (from 1 December 2025)
- Tenants can ask the landlord for permission to keep a pet. The landlord can refuse only on reasonable grounds. The landlord can charge a pet bond of up to 2 weeks' rent2
Who is this for, and what are the requirements?
- Tenants and landlords in residential tenancies covered by the Residential Tenancies Act 1986. This includes periodic tenancies (no end date) and fixed-term tenancies.
- Some rules are different for boarding houses, such as the notice for a rent increase and the times a landlord can enter. This page shows these differences.
- Tenants who have received a rent increase notice or a notice to end the tenancy, or whose home needs repairs
How do I do it? Steps and process
- Check what type of tenancy you have
Find your tenancy agreement. Check whether it is periodic or fixed-term, the end date, whether it allows rent increases, and whether an email address is listed as an address for service. Many rules depend on the type of tenancy.
- Tell your landlord about damage straight away
As soon as you know something needs repair, tell your landlord, no matter who caused it. Text or email is best. Take photos and keep them. If you wait and the damage gets worse, the landlord may ask you to pay part of the repair cost.
- If the landlord does not fix it, send a 14-day notice to remedy
If your landlord does not do repairs they are responsible for, you can send them a 14-day notice to remedy. The Tenancy Services website has a template. Important: you must not stop paying rent while you wait for repairs. You can ask your landlord for a temporary rent reduction.
- In an emergency, you can arrange the repair and get paid back
If the damage could hurt someone or damage property, and you have made reasonable attempts to contact your landlord, you can arrange the repair yourself. Your landlord must pay you back. Keep the receipts and a record of your attempts to contact them.
- Check any rent increase notice
Check that the notice is in writing, gives at least 60 days' notice, states the new rent and the date it starts, and that at least 12 months have passed since the tenancy started and since the last increase. If you think the rent is clearly higher than similar homes in the area, talk to your landlord first. If you cannot agree, you can apply to the Tenancy Tribunal for a market rent assessment. For a fixed-term tenancy, you can apply only within 3 months of the tenancy starting or the last rent assessment.
- If you want to move out or get a notice to leave
Periodic tenancy: tenants must give at least 21 days' written notice. Landlords usually must give 90 days' notice, or 42 days in certain situations. Fixed-term tenancy that you or the landlord do not want to continue: either side gives written notice between 90 and 21 days before the end date. The notice must include the address and the end date, and be signed.
- If you cannot agree, go to the Tenancy Tribunal
If the 14-day notice to remedy runs out and the other side still has not acted, or you disagree about repairs, rent increases or ending the tenancy, you can apply to the Tenancy Tribunal.
What documents do I need?
- Tenancy agreement
- Written notices, such as rent increase notices and notices to end the tenancy
- Texts, emails and photos showing you reported repairs
- Repair receipts or quotes (if you want to be paid back after an emergency repair)
- 14-day notice to remedy (template available on the Tenancy Services website)
What should I watch out for?
- Your landlord must not give you notice to end the tenancy because you asked for repairs or used your other rights. This is called a retaliatory notice and it is unlawful. You can apply to the Tenancy Tribunal within 12 months of the notice to have it declared retaliatory. If you apply within 28 working days, you can also ask for the notice to be cancelled.
- Your landlord can enter without notice in an emergency (for example, a leak or fire) or with a Tenancy Tribunal order. In all other cases, they must give notice or get your consent.
- If your landlord is selling, they must get your consent before holding open homes or bringing buyers to view. A notice alone is not enough. You cannot refuse without a good reason, but you can set reasonable conditions. The same applies to showing the home to new tenants.
- You are not responsible for fair wear and tear, or for damage caused by burglary, storms, floods or earthquakes.
- You do not need your landlord's permission for a disability assist dog, and the landlord cannot charge a pet bond for it. For pet bond limits and refunds, see our 'Rental bond' guide.
- From 20 March 2025, if an email address or other electronic address is listed as an address for service in the tenancy agreement, both sides can use it to send notices and documents.
- The rules for ending a fixed-term tenancy early are strict. Usually both sides must agree. See the 'Ending a fixed-term tenancy early' page on the Tenancy Services website.
- This page summarises public information and is not legal advice. For your situation, contact Tenancy Services.
What has changed recently?
- New pet rules started: tenants can ask to keep a pet and landlords can refuse only on reasonable grounds; landlords can charge a pet bond of up to 2 weeks' rent.Source: tenancy.govt.nz ↗
- New rules apply to fixed-term tenancies ending on or after this date: either side can end the tenancy on its end date, without giving a reason, by giving written notice between 90 and 21 days before the end date. Otherwise, it automatically becomes a periodic tenancy.Source: tenancy.govt.nz ↗
- If the tenancy agreement lists an electronic address (such as an email address) as an address for service, landlords and tenants can send notices and documents electronically.Source: tenancy.govt.nz ↗
- Rules for ending periodic tenancies changed: landlords can end a tenancy with 90 days' notice without giving a reason; with 42 days' notice if the owner or a family member is moving in, the property is sold unconditionally and must be empty on handover, or it is used to house employees; tenants must give 21 days' notice.Source: tenancy.govt.nz ↗
Common questions
My landlord says the rent goes up next month. Is that allowed? How much notice must they give?
Only if your landlord gave you at least 60 days' written notice, or at least 28 days for a boarding house. At least 12 months must also have passed since the tenancy started and since the last rent increase. Check that the notice states the new rent and the date it starts.
How many times a year can my landlord increase the rent? Is there a limit on how much?
Your landlord can increase the rent only once every 12 months, and the law does not limit the amount. In a fixed-term tenancy, the rent can go up only if the tenancy agreement allows it. If you think the new rent is clearly higher than similar homes, talk to your landlord first. If you cannot agree, you can apply to the Tenancy Tribunal for a market rent assessment.
I have a periodic tenancy. How many days' notice must I give before I move out?
You must give at least 21 days' written notice. The notice must include the address and the end date, and you must sign it. If an email address is listed as an address for service in your tenancy agreement, you can send the notice by email.
My landlord is selling the house and gave me 42 days to leave. Is that legal?
It can be legal in a periodic tenancy if the property has been sold under an unconditional sale agreement that requires it to be empty on handover. Otherwise, the landlord usually must give 90 days' notice. If you disagree, you can apply to the Tenancy Tribunal. For your situation, contact Tenancy Services.
Can my landlord come for an inspection without telling me? How often can they inspect?
No, your landlord must give at least 48 hours' notice for an inspection. They should not give the notice more than 14 days before. Inspections can happen no more than once every 4 weeks, and only between 8am and 7pm. Your landlord can enter without notice only in an emergency, such as a leak or fire, or with a Tenancy Tribunal order.
My hot water cylinder is broken and the landlord won't fix it. Can I stop paying rent?
No, you must not stop paying rent while you wait for repairs. You can ask your landlord for a temporary rent reduction. You can also send a 14-day notice to remedy, and the Tenancy Services website has a template. If the landlord still does not fix it, you can apply to the Tenancy Tribunal.
My fixed-term lease is ending. How do I give notice if I don't want to renew? Does it renew automatically?
Give your landlord written notice between 90 and 21 days before the end date. You do not need to give a reason. The notice must include the address and the end date, and you must sign it. If no one gives notice on time and you have not agreed something else, the tenancy becomes a periodic tenancy when the fixed term ends.
Can I keep a cat or dog in a rental? Can my landlord just say no?
From 1 December 2025, you can ask your landlord for permission to keep a pet, and they can refuse only on reasonable grounds. Your landlord can charge a pet bond of up to 2 weeks' rent. You do not need permission for a disability assist dog, and the landlord cannot charge a pet bond for it.
Answers are based on the verified content of this page — the official source always prevails.
Where can I check the official information?
- Rent increases and reductionsTenancy Services (MBIE) · tenancy.govt.nz
- Tenancy law changesTenancy Services (MBIE) · tenancy.govt.nz
- AccessTenancy Services (MBIE) · tenancy.govt.nz
- InspectionsTenancy Services (MBIE) · tenancy.govt.nz
- Damage and repairsTenancy Services (MBIE) · tenancy.govt.nz
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