Residential Tenancies Act

⚠️ This entry contains figures or rules that change with government policy or RBNZ settings. Check the current position at the source link below before relying on it.

The Residential Tenancies Act 1986 (RTA) is the legislation governing the rights and obligations of landlords and tenants in New Zealand residential tenancies.

What changed recently

The Residential Tenancies Amendment Act 2024 made substantial changes, phased in through 2025:

• From 30 January 2025: landlords can end a periodic tenancy with 90 days' notice, no reason required ("no cause" termination, reinstated)
• 42 days' notice applies in specific circumstances — the owner or a family member requires the property as their principal residence, an unconditional sale requires vacant possession, or the property is needed for the landlord's employees or contractors
• Tenants' notice reduced from 28 days to 21 days
• From 1 December 2025: pet consent rules and pet bonds

Other core rules

• Rent increases: once every 12 months, with at least 60 days' written notice
• Routine inspections: at least 48 hours' written notice
• Repairs: at least 24 hours' notice
• Entry without notice is unlawful except in genuine emergencies

Common misunderstanding

A retaliatory notice can be cancelled. A tenant who receives a termination notice after enforcing their rights can apply to the Tribunal within 28 days to have it declared retaliatory — with exemplary damages of up to $7,200 and the notice cancelled. The 90-day no-cause power does not override this.

The law changed under a lot of landlords. Many are still operating on a mix of pre-2021, 2021–2024 and current rules. If your process hasn't been reviewed since 2024, it's likely wrong somewhere.

Related terms

Sources

• Tenancy Services — Tenancy law changes: tenancy.govt.nz/law-changes/
• Residential Tenancies Act 1986; Residential Tenancies Amendment Act 2024

Last reviewed: 1 August 2026 · General information only, not legal advice.

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