Healthy Homes Standards 2026: what NZ landlords need to know

Why Healthy Homes Standards matter more than ever

New Zealand's Healthy Homes Standards have been reshaping the rental landscape since the Healthy Homes Guarantee Act 2017 first signalled the Government's intent to lift the quality of rental housing. The standards set minimum requirements across six areas — heating, insulation, ventilation, moisture ingress and drainage, draught stopping, and drainage — and they apply to all private residential tenancies governed by the Residential Tenancies Act 1986.

If you're a landlord in 2026, every new or renewed tenancy must already comply. But if you have long-standing periodic tenancies that pre-date the regulations, your final backstop deadline of 1 July 2025 has now passed. In short, there is no grace period left. Compliance is not optional.

Let's walk through each standard so you know exactly what's expected.

1. Heating standard

The heating standard requires landlords to provide a fixed heater in the main living room that can heat the space to at least 18°C. The heater must be an acceptable type — typically a heat pump, wood burner, pellet burner, or a fixed electric heater rated to the right capacity for the room size.

Portable electric heaters and unflued gas heaters do not count. The required heating capacity is calculated based on the living room's floor area, ceiling height, location (climate zone), level of insulation, and the number of external walls. MBIE's online calculator is the simplest way to determine the minimum kilowatt output your heater needs to deliver.

Practical tip: Heat pumps remain the most cost-effective option in most parts of the country. If your property is in a colder region — Otago, Southland, or parts of the central North Island — oversizing slightly will give tenants a better experience and reduce complaints.

2. Insulation standard

Ceiling and underfloor insulation must meet the 2008 Building Code levels at a minimum, or the original insulation installed at the time of the Building Code that applied when consent was granted — whichever is greater.

For most older properties, this means ceiling insulation with an R-value of at least 2.9 (in zones 1 and 2) or 3.3 (in zone 3). Underfloor insulation needs a minimum R-value of 1.3 across all zones.

Existing insulation in reasonable condition can be retained if it met the relevant standard when installed. However, if it is damaged, compressed, or has significant gaps, it won't pass muster. It's worth getting a qualified assessor to check — particularly in older homes where insulation may have been disturbed by electricians, plumbers, or rodents over the years.

3. Ventilation standard

Every habitable room must have at least one openable window or door to the outside. The total openable area must be at least 5% of the floor area of that room.

Kitchens and bathrooms have additional requirements. If the kitchen has a cooktop, it must have an extractor fan ducted to the outside or a rangehood that vents externally. Bathrooms and en-suites with a shower or bath must also have an extractor fan that vents outside.

Extractor fans in both kitchens and bathrooms must have a minimum extraction rate — typically 50 litres per second for kitchens and 25 litres per second for bathrooms.

Practical tip: Many older bathrooms have recirculating fans that push air through a filter and back into the room. These do not meet the standard. You need ducting that terminates outside the building envelope.

4. Moisture ingress and drainage standard

This standard requires landlords to ensure the property has efficient drainage for the removal of stormwater, surface water, and ground water. It also addresses sub-floor moisture barriers.

If the property has an enclosed sub-floor space, a ground moisture barrier (polythene sheeting) must be installed over exposed earth. The barrier must cover the ground to a reasonable extent and be secured so it stays in place.

Gutters and downpipes must be in good repair, and the property must not have any evident leaks into habitable spaces.

Practical tip: Sub-floor moisture barriers are one of the most cost-effective upgrades you can make. A sheet of 250-micron black polythene across exposed earth can dramatically reduce dampness in a home, and it's relatively inexpensive to install.

5. Draught stopping standard

All unnecessary gaps and holes in walls, ceilings, windows, floors, and doors that cause noticeable draughts must be stopped. This includes gaps around windows and doors, unused fireplaces and chimneys, and any holes in walls or floors where pipes or cables pass through.

The standard does not require landlords to upgrade single-glazed windows to double glazing — but you do need to ensure that the existing windows close properly and that any seals are intact.

Unused open fireplaces must be blocked to prevent cold air from entering the home. A simple, removable draught stop (chimney balloon or similar) will usually suffice.

6. Drainage standard

The drainage standard overlaps somewhat with the moisture ingress requirements. It requires that the property's drainage system — stormwater and wastewater — is functioning properly. There must be no pooling of water under or around the home that could contribute to dampness.

Downpipes need to connect to stormwater drains or discharge away from the building. Surface water must be able to drain away from the property rather than sitting against foundations.

Compliance deadlines: where things stand in 2026

The staggered rollout is now complete. Since 1 July 2025, all rental properties must comply with the Healthy Homes Standards within 90 days of any new or renewed tenancy. For boarding houses, the deadline was 1 July 2024.

In practice, this means there is no longer a "safe" window. If you have a property that does not yet comply and a tenancy is already in place, you are already in breach.

Penalties for non-compliance

The Tenancy Tribunal can award exemplary damages of up to $7,200 for individuals and up to $36,000 for companies that fail to comply with the Healthy Homes Standards. Tenants can also apply for work orders requiring landlords to carry out specific upgrades, and Tenancy Services can issue infringement notices.

Beyond formal penalties, a non-compliant property is more likely to generate maintenance issues, higher tenant turnover, and longer vacancy periods. Damp, cold homes are harder to let and more expensive to maintain.

How to confirm your property complies

The most reliable approach is to get a Healthy Homes compliance assessment from a qualified assessor. They will measure heating capacity, inspect insulation, check ventilation, and document everything.

Once assessed, you need to include a Healthy Homes compliance statement in your tenancy agreement. This statement sets out how the property complies with each of the six standards and must be provided to your tenant before the tenancy commences.

Keeping this documentation organised is genuinely important — not just for compliance, but for your own records if a dispute ever reaches the Tenancy Tribunal. Tools like keel can help you store compliance records alongside your property details so everything is in one place when you need it.

A practical compliance checklist

• Heating: Fixed heater in the living room, correct output for the space.
• Insulation: Ceiling and underfloor insulation meeting minimum R-values, in good condition.
• Ventilation: Openable windows in all habitable rooms; ducted extractor fans in kitchens and bathrooms.
• Moisture ingress and drainage: Ground moisture barrier installed; no leaks; gutters and downpipes functional.
• Draught stopping: Gaps and holes sealed; unused fireplaces blocked; windows and doors close properly.
• Drainage: Stormwater and wastewater systems working; no pooling around foundations.

Final thoughts

The Healthy Homes Standards exist for a good reason — too many New Zealanders have lived in cold, damp rentals for too long. For landlords, compliance is not just a legal obligation but also a sensible investment. Warmer, drier homes attract better tenants, reduce maintenance costs, and hold their value over time.

If you haven't had your property assessed yet, now is the time. The deadlines have passed, the penalties are real, and getting on the front foot is always cheaper than dealing with a Tribunal claim after the fact.