RESIDENTIAL TENANCIES LAW CHANGES EFFECT ON LANDLORDS

Residential tenancies law changes have arrived in waves since December 2024, and landlords now work under a very different rulebook from the one introduced in 2020. The Residential Tenancies Amendment Act 2024 brought back no-cause terminations and added pet rules. Later changes covered electronic notices, pet consent and meth contamination. This guide – updated in October 2026 – explains what applies today, shows how the rules work in practice, and lists what to check before your next tenancy starts.

30-Second Read

• Landlords can end a periodic tenancy with 90 days’ notice and no reason. That rule has applied since 30 January 2025.
• Notice drops to 42 days in three cases: an owner or family member moves in, the property sells with vacant possession, or the property houses an employee and the tenancy agreement says so.
• Tenants now give 21 days’ notice to end a periodic tenancy.
• Fixed-term tenancies roll into periodic tenancies unless someone gives notice 90 to 21 days before the term ends.
• Since 1 December 2025, tenants can keep pets with consent. Landlords need reasonable grounds to refuse. They can charge a pet bond of up to two weeks’ rent.
• Since 20 March 2025, landlords and tenants can serve notices by email if the tenancy agreement lists an electronic address for service.
• Meth regulations took effect on 16 April 2026.
• Every private rental must meet the Healthy Homes Standards, with fines of up to $7,200 for landlords who do not.

 

The Residential Tenancies Law Changes Timeline

Tenancy Services, part of MBIE, publishes the official list of tenancy law changes. Here is the order in which the changes arrived:

• 17 December 2024: Parliament passed the Residential Tenancies Amendment Act 2024.
• 18 December 2024: Online bond lodgement started. Signatures are no longer needed to lodge or top up a bond.
• 30 January 2025: The termination changes took effect. No-cause terminations returned, notice periods changed, and fixed-term tenancies became easier to end.
• 20 March 2025: A set of technical changes took effect. They cover electronic notices, smoking clauses, Tenancy Tribunal procedure and family violence withdrawals.
• 1 July 2025: All private rentals had to comply with the Healthy Homes Standards.
• 1 December 2025: The new pet consent and pet bond rules took effect.
• 16 April 2026: The meth regulations took effect.

The 2020 changes still shape some of today’s rules. Tenancy Services notes that the 2020 amendments removed the 90-day no-cause termination. The 2024 Act brought it back. The 12-month limit on rent increases from 2020 still applies.

Ending a Periodic Tenancy: No-Cause and 42-Day Notices

This is the change that affects landlords most. Since 30 January 2025, a landlord can end a periodic tenancy without giving a reason. The landlord must give at least 90 days’ notice.

Shorter 42-day notice applies in three situations:

• The owner needs the premises as their main home, or for a family member, within 90 days of the tenancy ending. They must then live there for at least 90 days.
• The owner has an unconditional agreement for sale that requires vacant possession.
• Employees or contractors of the landlord need the property. The property must usually serve that purpose, and the current tenancy agreement must say so.

Tenants also gain flexibility. They can end a periodic tenancy with 21 days’ notice.

If either side served a termination notice before 30 January 2025, that notice stayed valid. Neither party could swap it for a different notice period. Tenancy Services gives this example: a landlord who gave 63 days’ notice on or before 29 January 2025 could not shorten it to 42 days.

Retaliatory Notices Still Carry a Penalty

Landlords cannot end a tenancy in retaliation for a tenant using their rights. A tenant who requests maintenance, for example, cannot face a termination notice instead of the repair. Tenancy Services says a retaliatory notice may be set aside, and the Tribunal can award exemplary damages against the landlord.

The 2025 changes widened the rule. It now also covers a termination that follows action by Tenancy Services’ compliance team. Tenants have 12 months to apply to the Tenancy Tribunal. If they apply within 28 working days of the notice, they can also ask the Tribunal to cancel it.

The lesson is simple. A no-cause notice is legal, but timing and context matter. Keep a clear record of why and when you decide to end a tenancy.

Fixed-Term Tenancies Under the New Rules

Fixed-term tenancies are easier to end on their expiry date. They still need action from someone. Tenancy Services explains that a fixed-term tenancy becomes periodic automatically unless one of two things happens:

• The landlord or tenant gives notice between 90 and 21 days before the fixed term ends. No specific reason is needed.
• Both parties agree on another arrangement.

Diarise your fixed-term end dates. A missed window means the tenancy rolls into a periodic one. You can still end a periodic tenancy later, but the notice rules change.

Pets: Consent, Bonds and Damage

The pet rules took effect on 1 December 2025. They are some of the most practical changes for everyday landlords.

Consent

Tenants can keep a pet if their tenancy agreement allows it, or with written consent from the landlord. Landlords can refuse only for reasonable grounds. Tenancy Services lists examples:

• The property is not suitable for the pet. It might be too small, or it might lack fencing.
• Legal restrictions apply, such as council bylaws, body corporate rules or cross-lease agreements.
• The tenant has not met animal bylaws, such as registration, microchipping or desexing.
• The pet is not suitable for the property. Examples include too many pets, or a dog classed as dangerous or menacing under the Dog Control Act 1996.
• The tenant has not met reasonable pet consent conditions, or will not agree to them.

A landlord who refuses without reasonable grounds can face a penalty of up to $1,500. Landlords can attach reasonable conditions to a consent.

Pet Bonds

Landlords can charge a pet bond of up to two weeks’ rent. The rules around it are tight:

• Only one pet bond can apply at a time.
• The tenancy agreement must state clearly which bonds apply and the amount of the general bond and the pet bond.
• If the pet leaves the property, the tenant can ask for the pet bond back.
• If the tenant gets a new pet, the landlord can charge a new pet bond.
• If rent rises, the landlord can require a top-up of both the general bond and the pet bond.
• The Tenancy Tribunal can order a general or pet bond to cover any excess when the damage exceeds the bond.

Pet Damage

All tenants named on the tenancy agreement are fully responsible for pet damage beyond fair wear and tear. That gives landlords more recourse than before. Take dated photos at the start of every tenancy.

Exceptions and Existing Pets

Disability assist dogs sit outside these rules. A landlord needs no consent request, and cannot charge a pet bond. Tenants who already had a lawful pet on 1 December 2025 do not need to ask again. Landlords cannot add a pet bond or new conditions for those existing pets. New pets need consent under the new rules.

Rent Increases and Bonds

The rent rules have not changed in 2025 or 2026, but they are easy to get wrong. Tenancy Services confirms the current position:

• Rent can rise only 12 months after the tenancy start date.
• Rent can rise only 12 months after the last increase.
• A landlord must give at least 60 days’ written notice. Boarding house landlords must give at least 28 days.
• The law does not cap the size of an increase.
• A fixed-term tenancy allows an increase only if the agreement says so.

A landlord and tenant can agree to an increase inside the 12-month window in limited cases. An example is when the landlord has improved the property beyond general repairs.

Bonds now move online. Since 18 December 2024, landlords lodge and top up bonds through Bond Hub. Manual lodgements by email and post no longer exist. Landlords who use property management software should check that the software supports Bond Hub top-ups.

Electronic Notices and Other Technical Changes

The March 2025 technical changes modernise how landlords and tenants communicate. Tenancy Services lists these main points:

• Email notices: If the tenancy agreement lists an electronic address for service, either side can give notices and documents that way. An electronic address includes an email address, mobile number or messaging account. A physical address for service is still required.
• Email after the tenancy: An email address in the agreement stays valid as an address for service for up to two years after the tenancy ends. That helps with bond disputes and arrears claims.
• Smoking clauses: A clause banning smoking tobacco products indoors, except in outbuildings, is enforceable in the Tenancy Tribunal. A ban elsewhere must fit with the tenant’s other rights, such as quiet enjoyment.
• Decisions on the papers: The Tribunal can decide some matters without a hearing. It cannot do so for tenancy terminations or a landlord’s right of entry.
• Family violence: A tenant’s children or dependants now fall under the withdrawal rules. A tenant or dependant who experiences family violence can withdraw with at least two days’ notice and qualifying evidence.
• Tribunal limit: If the compliance team applies against a landlord for more than one tenancy, the $100,000 limit applies to each tenancy.

Check your tenancy agreement template. If it has no electronic address field, add one for new tenancies.

Meth Contamination Regulations

The Residential Tenancies (Managing Methamphetamine Contamination) Regulations 2026 took effect on 16 April 2026. Tenancy Services explains the thresholds:

• A property is contaminated if any area shows meth residue above 15µg/100cm². Landlords must decontaminate it until residue falls to 15µg/100cm² or less.
• A property is uninhabitable if any area shows residue above 30µg/100cm². That allows much shorter termination notices.
• Testing and decontamination must follow NZS 8510:2017, as modified by the 2026 regulations.

The regulations also affect abandoned goods. Landlords must factor decontamination and testing costs into their decision about whether to store or dispose of belongings left behind.

Healthy Homes Standards: The Compliance Deadline Has Passed

Healthy Homes is the other big compliance area. Every private rental had to comply from 1 July 2025. Tenancy Services says landlords who fall short are in breach of the Act and face penalties of up to $7,200.

Three duties matter most for landlord paperwork:

• New or renewed tenancy agreements must include a signed statement of the property’s current compliance. A missing statement can cost up to $500 per tenancy.
• Landlords must keep records that show how they comply, and must produce them on request.
• Tenants can ask for compliance information. Landlords must reply within 21 days.

Our guide to the Healthy Homes Standards in NZ walks through heating, insulation, ventilation, moisture and draught stopping. It also covers what the upgrades can mean for your tax return.

Worked Example 1: Tama Sells His Rental

Tama owns a rental let to Kiri on a periodic tenancy. A buyer makes an offer that requires vacant possession. Tama signs an unconditional sale and purchase agreement.

Because the agreement is unconditional and requires vacant possession, Tama can use the 42-day notice. He serves written notice on Kiri, using the address for service in the tenancy agreement. The agreement lists an email address, so he emails the notice and keeps a copy.

Tama does not give 90 days’ notice, because a shorter period fits his situation. He also does not rely on a conditional offer. The sale agreement must be unconditional before the 42-day route applies.

Kiri has not complained about maintenance or contacted Tenancy Services, so the retaliation rules are not in play. Tama still records the dates and the reason in his files. Our guide on how a typical NZ investment property deal works explains the sale steps and timing.

Worked Example 2: Beth Receives a Pet Request

Beth rents a house to Hemi on a periodic tenancy at $650 per week. Hemi asks in writing to keep a small dog. The tenancy agreement is silent on pets.

Beth checks her options. The house has a fenced yard, and the dog is registered and microchipped. She has no body corporate or cross-lease restriction. She finds no reasonable ground to refuse, so she consents in writing.

Beth adds conditions. She asks Hemi to keep the dog registered and to repair any damage the dog causes. She also charges a pet bond. The maximum is two weeks’ rent, so the cap is $1,300. She states both the general bond and the pet bond clearly in the written consent.

Later, Beth raises the rent after 12 months and gives 60 days’ notice. She may ask Hemi to top up the bond. Beth keeps the photos she took at the start of the tenancy. If the dog damages the carpet beyond fair wear and tear, Hemi, as a named tenant, is fully responsible for it.

Common Mistakes Landlords Make

• Assuming 2020 rules still apply. Many older articles, and some old tenancy templates, describe rules that have since changed.
• Using the wrong notice period. A sale needs an unconditional agreement with vacant possession for the 42-day route.
• Refusing a pet without a reason that stands up. The penalty is up to $1,500.
• Missing the fixed-term notice window. The tenancy rolls into a periodic one.
• Leaving the Healthy Homes compliance statement out of a new or renewed agreement.
• Serving notice by email when the agreement lists no electronic address for service.
• Keeping poor records. Tenants can request compliance information, and the Tribunal expects evidence.

Records, Tax and Insurance Tie-Ins

Tenancy law and tax meet at your records. Evidence of a bond, a repair, an inspection or a Healthy Homes upgrade helps with both the Tenancy Tribunal and Inland Revenue. IRD publishes guidance on rental income and paying tax on it.

These Epsomtax guides help with the tax side:

• What records do you need to keep for a rental property?
• Are repairs to my rental property tax deductible?
• What can you claim on your investment property?
• Landlord’s protection insurance
• How to choose a property manager

If you use a property manager, ask how they handle the new rules. Ask about no-cause notices, pet requests, Healthy Homes statements and Bond Hub.

Common Questions

Can I end a periodic tenancy without a reason? Yes. Give at least 90 days’ written notice. The rule has applied since 30 January 2025.

When can I use 42 days’ notice instead? Use it if you or a family member need the home as a main residence, if you have an unconditional sale agreement requiring vacant possession, or if the property houses your employee and the tenancy agreement says so.

How much notice must a tenant give? A tenant ending a periodic tenancy gives 21 days.

What happens at the end of a fixed term? The tenancy becomes periodic unless someone gives notice 90 to 21 days before the term ends, or both sides agree on something else.

Can I refuse a pet? Only for reasonable grounds. A refusal without them can bring a penalty of up to $1,500.

How big can a pet bond be? Up to two weeks’ rent. Only one pet bond can apply at a time.

Can I serve notices by email? Yes, if the tenancy agreement lists an electronic address for service. A physical address is still required.

What if I breach the Healthy Homes Standards? You are in breach of the Residential Tenancies Act. Financial penalties of up to $7,200 can apply.

Landlord Checklist

Tenancy Services also publishes its own landlord compliance checklist. Use this shortlist alongside it:

• ✅ Tenancy agreement lists a physical and an electronic address for service
• ✅ Bond states the general bond and any pet bond separately
• ✅ Bond lodged and topped up through Bond Hub
• ✅ Healthy Homes compliance statement signed and included
• ✅ Healthy Homes records filed and ready for a tenant request
• ✅ Fixed-term end dates diarised, with the 90 to 21 day notice window marked
• ✅ Pet consent policy decided, with reasonable grounds written down
• ✅ Rent increase dates tracked: 12 months from start and from the last increase, plus 60 days’ notice
• ✅ Dated photos taken at the start of each tenancy
• ✅ Reasons and dates recorded for any termination notice
• ✅ Property manager briefed on the 2024 to 2026 changes

Summary

Residential tenancies law changes since December 2024 have reshaped landlord rights and duties. Landlords can end periodic tenancies without cause on 90 days’ notice, or on 42 days in three defined cases. Tenants give 21 days. Fixed-term tenancies roll over unless someone acts in the 90 to 21 day window. Pets are now a consent-and-bond issue. Notices can go by email. Meth testing now has legal thresholds. Healthy Homes compliance is compulsory for every private rental.

The common thread is paperwork. Clear agreements, dated records and correct notice periods protect you with tenants, the Tribunal and IRD.

Talk to EpsomTax.com

Tenancy rules change quickly, and the cost of a mistake lands on your rental income. Contact EpsomTax.com if you want a property accountant to review your records, check how upgrades or tenancy costs affect your tax return, or plan your next purchase. Call us on 09-973-0706, ext 2.

This article is general information, not legal or tax advice. It reflects Tenancy Services guidance as at October 2026. Check tenancy.govt.nz for the latest updates.