Landlord resources & guidance
MGMT Market — Auckland Property Management
Supporting Auckland landlords since 2016 — through every stage of property investment, from first-time rentals to established portfolios.
At MGMT Market Limited, we believe informed landlords make better investment decisions. Whether you're renting out your first property or managing multiple investments, understanding your rights, responsibilities, and market conditions is essential.
This resource hub provides practical guidance on New Zealand property law, compliance requirements, and best practices we've refined over our decade in the industry.
Need personalised advice? Our team is available to discuss your specific situation.
LANDLORD GUIDANCE
Getting started as a new landlord
Everything you need to know before you rent out your first Auckland property — from legal requirements to finding the right tenant.
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Before you rent out your property in New Zealand, there are several legal requirements you must meet. These are not optional, failing to comply can result in significant fines and Tenancy Tribunal action.
• All tenancy agreements must be in writing and signed by both the landlord and tenant before the tenancy begins.
• You must lodge the bond with Tenancy Services within 23 working days of receiving it. Bonds must now be lodged online via Bond Hub.
• Your property must comply with the Healthy Homes Standards. All private rentals are required to be compliant since 1 July 2025.
• You are required to provide a safe, habitable property that meets building codes.
• You are required to have a Healthy Homes compliance statement with every new or renewed tenancy agreement.
• You are required to give the tenant a copy of the signed tenancy agreement within a reasonable timeframe.
• Rental income must be declared to Inland Revenue for tax purposes.
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Understanding the financial side of being a landlord is essential to protecting your investment and avoiding surprises.
• Rental income must be declared for income tax purposes. We recommend speaking with an accountant familiar with property investment.
• Budget for ongoing maintenance. A general rule is to set aside 1–2% of the property's value per year for maintenance and repairs
• Ensure you have appropriate landlord insurance, not just standard home insurance. These are different products.
• Budget for potential vacancy periods between tenancies.
• Consider setting aside funds for compliance upgrades, particularly if your property is older.
• Be aware of the bright-line test rules for property sales — speak with a tax advisor if you are considering selling.
• Keep clear financial records of all income and expenses related to your rental property.
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A good property manager takes the day to day responsibility off your hands while keeping you informed and in control of your investment.
A professional property manager typically handles:
Tenant screening and placement.
Rent collection and financial reporting.
Routine property inspection.
Maintenance coordination.
Compliance monitoring, including Healthy Homes Standards.
Arrears management and Tenancy Tribunal representation if required.
Providing financial statements, including financial year end statements.
When choosing a property manager, look for someone who communicates clearly, keeps their portfolio manageable, and has genuine knowledge of the local Auckland market. Ask how many properties they manage, what their average response time is, and how they handle maintenance issues.
COMPLIANCE & LEGISLATION
Some helpful information before you get started
COMPLIANCE
Healthy Homes Standards
All rental properties are required to comply with the Healthy Homes Standards by 1 July 2025. These standards cover:
Click each standard to learn what's required for your property.
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Landlords must provide a fixed heater capable of heating the main living room to a minimum of 18°C. The heater must be a qualifying fixed heater. Portable heaters do not count.
The required heating capacity (measured in kilowatts) depends on the size and thermal performance of the main living room. Tenancy Services provides a free online heating assessment tool to calculate what size heater your property needs.
• Qualifying heaters include: heat pumps, wood burners, pellet burners, flued gas heaters, and electric heaters that are fixed in place.
• Portable heaters, unflued gas heaters, and open fireplaces do not qualify.
• For newer homes built or renovated to 2008 building code requirements, smaller heaters may be sufficient.
Non-compliance can result in fines of up to $7,200 for landlords with fewer than six rental properties, or up to $50,000 for those with six or more.
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Ceiling and underfloor insulation is compulsory in all rental homes, where it is reasonably practicable to install.
• Ceiling insulation must meet a minimum R-value depending on the climate zone. This varies across New Zealand.
• Underfloor insulation must have a minimum R-value of 1.3.
• Existing insulation must meet current standards even if it was installed before the standards came into force.
• From 25 September 2025, a new exemption applies: homes with limited roof space may still comply if they have extra insulation elsewhere. This applies only to properties with building consent after specific dates in each climate zone.
Auckland falls within climate zone 2 for insulation purposes. If you are unsure whether your current insulation meets requirements, a Tenancy Services assessor or qualified insulation installer can advise you.
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Proper ventilation helps prevent moisture, mould, and dampness, all of which affect tenant health and property condition.
• Every habitable room must have a window, door, or skylight that opens to the outside.
• Kitchens and bathrooms must have an extractor fan that vents to the outside. Not just a recirculating fan.
• The extractor fan must be capable of providing adequate airflow. Tenancy Services provides the minimum flow rate specifications.
• Openable windows must be able to open. Windows that have been painted shut do not comply.
Good ventilation works hand-in-hand with heating and insulation. A well ventilated property is easier to heat, develops less mould, and retains it’s value over time.
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Moisture and drainage standards help keep rental homes dry and free from water damage.
• Properties must have efficient drainage systems for the removal of stormwater, surface water, and groundwater.
• Where it is reasonably practicable, a ground moisture barrier must be installed in the underfloor space of properties with enclosed subfloor areas.
• The ground moisture barrier prevents moisture from the ground rising into the home, reducing the risk of mould, rot, and structural damage.
If your property has an enclosed subfloor space without a moisture barrier, this is likely a compliance issue. An installer can assess what is required and provide a quote.
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Unreasonable gaps in walls, floors, ceilings, and around windows and doors allow cold air in and warm air out, making your property harder and more expensive to heat.
• Landlords must block unreasonable gaps and holes in walls, ceilings, floors, and around windows and doors.
• Unused fireplaces must be blocked or closed off.
• Gaps are considered 'unreasonable' if they unnecessarily allow air movement. Minor gaps from normal wear and tear are generally acceptable.
Draught stopping is one of the simpler and less expensive compliance areas to address. A building surveyor or insulation installer can identify and fix gaps during the same visit as insulation work.
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Smoke alarms are a legal requirement in all residential rental properties under both the Residential Tenancies Act 1986 and the Fire and Emergency New Zealand Act 2017.
• Smoke alarms must be present within 3 metres of each bedroom door.
• Smoke alarms must be present on each level of a multi-storey home.
• Alarms must be working. Landlords are responsible for ensuring alarms are functional at the start of each tenancy.
• Long-life photoelectric smoke alarms are recommended. They are more effective at detecting slow burning fires and last up to 10 years.
• Tenants are responsible for not tampering with alarms and for replacing batteries in battery-operated alarms during the tenancy.
Smoke alarm requirements are separate from the Healthy Homes Standards but are included here as a related compliance area. The cost of a compliant smoke alarm setup is modest. Typically under $200 for most properties.
Recent law changes (2024–2025)
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Landlords can now end a periodic tenancy by giving 90 days' notice without providing a specific reason. This restores a right that was removed in 2020.
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Landlords can give just 42 days' notice (reduced from 90 days) if the landlord or a family member needs the property as their main residence, the property is being sold with vacant possession required, or the property is needed for the landlord's employee or contractor.
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Fixed-term tenancies no longer automatically convert to periodic tenancies at the end of their term. Either party can give notice to end the tenancy between 90 and 21 days before the expiry date. If no notice is given, the tenancy converts to periodic.
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Tenants can now end a periodic tenancy with just 21 days' notice, reduced from 28 days.
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Formal tenancy notices can now be given electronically. For example by email, if an email address has been nominated in the tenancy agreement.
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Landlords can now require a pet bond of up to two weeks' rent in addition to the standard bond when approving a tenant's pet. Landlords may only refuse a pet request on reasonable grounds. Tenants are liable for any pet related damage beyond fair wear and tear.
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Bonds must now be lodged and paid online using Bond Hub. Manual lodgements via email or paper form are no longer accepted.
Frequently asked questions
Getting started
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Yes. Under the Residential Tenancies Act 1986, all tenancy agreements must be in writing. The landlord must provide a signed copy to the tenant. Verbal agreements do not provide adequate legal protection for either party.
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You can charge a maximum of four weeks' rent as a bond. The bond must be lodged with Tenancy Services within 23 working days of receiving it. As of December 2024, bonds must be lodged online using the Bond Hub tool. Paper and email lodgements are no longer accepted.
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No. Letting fees charged to tenants were abolished under the Residential Tenancies Amendment Act 2018. Landlords and property managers cannot charge tenants a fee for finding or placing them in a tenancy.
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A tenancy agreement must include the landlord's name and contact details, the property address, the rent amount and payment frequency, the bond amount, the start date, and whether it is a fixed term or periodic tenancy. From 1 December 2020, all new or renewed tenancy agreements must also include a Healthy Homes compliance statement.
Ending tenancies
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Yes — for periodic tenancies, as of 30 January 2025. The Residential Tenancies Amendment Act 2024 reinstated 90-day no-cause terminations, meaning you can end a periodic tenancy by giving at least 90 days' written notice without needing to provide a specific reason. However, retaliatory terminations, notices given because a tenant has exercised their legal rights, can be challenged at the Tenancy Tribunal.
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If you or a member of your immediate family needs the property as a main residence for at least 90 days, starting within 90 days of the termination date, you can give just 42 days' notice. The same 42-day period applies if the property has been sold with a requirement for vacant possession. These shorter notice periods apply from 30 January 2025 under the Residential Tenancies Amendment Act 2024.
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For fixed-term tenancies expiring on or after 1 May 2025, either the landlord or tenant can give notice to end the tenancy between 90 and 21 days before the expiry date. If no notice is given in that window, the tenancy automatically converts to a periodic tenancy. Landlords can also give notice to end the fixed term at its expiry date without needing a specific reason, provided they give notice in the correct window.
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From 30 January 2025, tenants can end a periodic tenancy with just 21 days' written notice — reduced from the previous 28 days. For fixed-term tenancies, tenants can give notice between 90 and 21 days before the end date.
Healthy Homes & compliance
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Yes. All private rental properties in New Zealand must comply with the Healthy Homes Standards regardless of when they were built. The final compliance deadline was 1 July 2025. There are no exemptions based on the age of the property, though specific exemptions may apply in certain circumstances. For example, unit title properties where the landlord cannot access shared areas.
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Non-compliance is a breach of the Residential Tenancies Act 1986. Landlords with fewer than six rental properties can be fined up to $7,200 per breach. Landlords with six or more properties can be fined up to $50,000. Tenancy Services has a compliance and investigations team that conducts proactive assessments.
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Yes. All new or renewed tenancy agreements entered into from 1 December 2020 must include a Healthy Homes compliance statement. This statement details the property's current compliance with all five Healthy Homes standards. Failure to provide the statement can result in a fine.
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Any qualifying fixed heater will meet the heating standard. It does not have to be a heat pump. Qualifying heaters include fixed heat pumps, wood burners, pellet burners, flued gas heaters, and fixed electric heaters. Portable heaters, unflued gas heaters, and open fireplaces do not qualify. The heater must be capable of heating the main living room to 18°C based on a calculation that takes into account the room's size and the home's thermal performance. Tenancy Services provides a free online heating assessment tool.
Rent & Bonds
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You can only increase the rent once every 12 months. You must give the tenant at least 60 days' written notice before any rent increase takes effect. Rent cannot be increased during a fixed-term tenancy unless the tenancy agreement specifically allows for it.
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Yes, but only for damage beyond fair wear and tear. Landlords cannot deduct from the bond for normal wear and tear, the gradual deterioration of a property through ordinary use. Deductions can be made for damage caused by the tenant, unpaid rent or unpaid bills that are the tenant's responsibility. Any deductions from the bond must be agreed by both parties or ordered by the Tenancy Tribunal.
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From 1 December 2025, landlords can require a pet bond of up to two weeks' rent in addition to the standard bond, as a condition of approving a tenant's pet. Landlords may only refuse a pet request on reasonable grounds. Tenants are liable for any damage caused by their pet beyond fair wear and tear. Assistance dogs are exempt. Landlords cannot refuse them or require a pet bond for them.
Working with MGMT Market
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We manage residential properties across the Auckland region. Get in touch to discuss your specific property location.
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Switching property managers is straightforward. We handle the entire transition process — from notifying your current manager and taking over the tenancy documentation, to introducing ourselves to your tenants. There is no disruption to your tenants and no gap in management coverage. Get in touch and we'll walk you through every step.
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We believe in clear, proactive communication. You'll receive regular inspection reports with photos, prompt notification of any maintenance issues, and monthly financial statements. You'll always know what's happening with your property — without needing to chase us for updates.
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Absolutely. We believe landlords should have the final say on who lives in their property. We do the thorough screening work and present you with a shortlist of quality applicants — but you make the final decision. It's your investment.
A note on the information on this page
The resources and guidance on this page are intended as a helpful starting point for Auckland landlords. Property law and compliance requirements change regularly — we recommend always confirming current requirements with Tenancy Services or a Property Manager before making any decisions.