Tenancy agreement (fixed-term vs periodic)

A tenancy agreement is the written contract between landlord and tenant setting out the terms of the tenancy, as required by the Residential Tenancies Act.

The two types

Fixed-term runs for a defined period with a set end date. Neither party can generally end it early without agreement or a Tribunal order.

Periodic continues indefinitely until either party gives notice.

What happens at the end of a fixed term

A fixed-term tenancy automatically becomes periodic unless either party gives notice within the required window that it should end, or the parties agree otherwise. Under the 2024 amendments, landlords can give notice to end a fixed-term tenancy at the end of its term without providing a specific reason.

Notice periods on a periodic tenancy ⚠️

Since 30 January 2025:

• Landlord: 90 days, no reason required
• Landlord: 42 days in specific circumstances — owner or family member moving in, unconditional sale requiring vacant possession, or property required for employees or contractors
• Tenant: 21 days

What must be in the agreement

Names and contact addresses of both parties, the address of the premises, the bond amount, the rent and how it is paid, the start date and type of tenancy, a list of chattels, and a Healthy Homes compliance statement.

Common misunderstanding

A fixed term is a commitment for the landlord too. You cannot end it early to sell or move in. Investors planning to sell within a year should think carefully about signing a long fixed term.

Verbal tenancies are still tenancies. The RTA applies whether or not anything is written down — but the landlord is required to put it in writing, and failing to do so is an unlawful act.

Related terms

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

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