Find out about your rights and responsibilities as a landlord.

Legal requirements

Your property must meet all legal requirements before being rented out. This includes requirements around buildings, health, and safety. Make sure any maintenance or repairs are done before tenants move in.

All rental properties must have working smoke alarms and ceiling and underfloor insulation.

Smoke alarm requirements

Insulation in rental properties

Healthy homes standards

Landlords must comply with the healthy homes standards.

This includes:

Landlords who do not meet their obligations under the healthy homes standards are in breach of the Residential Tenancies Act 1986 – and may face consequences, like financial penalties of up to $7200.

Landlords who are not sure where to start can read our healthy homes toolkit for landlords.

Healthy homes toolkit for landlords

Healthy homes standards

Properties that do not meet legal requirements

You are breaching your obligations as a landlord if you rent out a property that does not meet legal requirements. You could be ordered by the Tenancy Tribunal to repay rent and other amounts, such as compensation or penalties to the tenant.

Properties which have been found by the Tenancy Tribunal to be unlawful for residential purposes include:

  • properties with unconsented building work. (this breaches the Building Act 2004)
  • dwellings which breach the relevant District Plan (for example, there are extra dwellings on one title)
  • where the code compliance for the building limits its use (for example, to an office or outbuilding only)
  • the dwelling has been deemed by the local council to be "insanitary " under the Building Act 2004
  • using the property for residential purposes is outside the scope of a resource consent. (this breaches the Resource Management Act 1991).

Laws and bylaws

Heating and ventilation

Mould and dampness

It is good to know who to call when you need help. Having contacts set up can save time and stress.

Useful contacts to have are:

  • tradespeople
  • a credit check agency
  • a local property investors association.

Rent payments and insurance

Work out how much rent to charge and have a separate bank account ready for it. If you rely on this account for any automatic payments (such as rates, insurance or mortgage) it is best to have a buffer in case the rent doesn’t go in when expected.

Make sure you have the right insurance, and you understand the requirements of your policy.

Insurance

Finding tenants and starting a tenancy

Before finding tenants to move in you will need:

Once you have chosen tenants, sign a tenancy agreement. Tenancy agreements must be in writing and the landlord must give the tenant a copy before the tenancy starts.

Residential Tenancy Agreement Builder

Tenancy agreements

Build a good relationship with your tenant straight away. Use the initial property inspection to talk about the condition of the property. Let them know how often you’ll do inspections and make sure they have your contact details.

Choosing the right tenant

Initial property inspection

Inspections

Keeping records

It’s important for both landlords and tenants to keep accurate receipts and records related to the tenancy. These can help clear up any issues. Landlords must also keep records for tax purposes, and to comply with healthy homes standards.

Receipts and accurate records

Healthy homes standards

Last updated: 01 July 2025