How to end a tenancy in New Zealand: a step-by-step guide

Ending a tenancy the right way

Ending a tenancy in New Zealand is a process governed entirely by the Residential Tenancies Act 1986 (RTA). You cannot simply ask a tenant to leave, change the locks, or issue a verbal notice. Every step must follow the prescribed rules — and getting them wrong can result in the notice being invalid, delays, or penalties imposed by the Tenancy Tribunal.

Whether you're a landlord looking to regain possession of your property or a tenant planning to move on, this guide walks through the different ways a tenancy can end and the process for each.

Fixed-term tenancies: what happens at the end date

A fixed-term tenancy has a set start and end date, both recorded in the tenancy agreement. When the fixed term expires, the tenancy does not automatically end. Under section 58 of the RTA, if neither party gives notice before the end date, the tenancy rolls over into a periodic tenancy on the same terms.

If you want the tenancy to end on the fixed-term expiry date, the process depends on whether the fixed term is for less than 90 days or 90 days or more.

Fixed terms of 90 days or more

For fixed-term tenancies of 90 days or more, the landlord can give the tenant a notice to end the tenancy. This notice must be given no earlier than 90 days and no later than 21 days before the end date. The tenant can also give notice, with the same timing requirements.

The notice must be in writing and must state the date the tenancy will end (which must be the last day of the fixed term or later).

Fixed terms of less than 90 days

For short fixed-term tenancies (less than 90 days), the tenancy ends automatically on the last day of the fixed term without either party needing to give notice — unless the agreement states otherwise.

Ending a periodic tenancy

A periodic tenancy runs week to week or month to month with no fixed end date. Ending a periodic tenancy requires proper notice, and the rules differ depending on who is giving notice and why.

Tenant giving notice

A tenant can end a periodic tenancy by giving at least 28 days' written notice under section 51 of the RTA. The notice does not need to state a reason. It must specify the date the tenancy will end, and that date must be at least 28 days after the notice is given.

Landlord giving notice

Landlords have more limited grounds for ending a periodic tenancy. The RTA was amended in 2024, tightening the circumstances under which a landlord can issue a notice to end a periodic tenancy. The key grounds are:

• The owner or a family member requires the property to live in. The landlord must give at least 63 days' notice (section 51(1)(aa)).
• The property is to be sold and vacant possession is required. At least 63 days' notice is needed, and this ground can only be used if the property is already on the market or the landlord has accepted an offer conditional on vacant possession (section 51(1)(ab)).
• The property is to undergo significant renovations or repairs that require the property to be vacant. At least 63 days' notice (section 51(1)(ac)).
• The property is to be converted to a use other than residential. At least 63 days' notice (section 51(1)(ad)).
• The property is to be demolished. At least 63 days' notice.

The important change from earlier legislation is that landlords can no longer give a "no cause" 90-day notice to end a periodic tenancy. Every notice must be tied to a specific, genuine ground, and the Tenancy Tribunal can scrutinise whether the stated reason is legitimate.

All notices must be in writing, state the property address, specify the ground (for landlord notices), and give the termination date. Tenancy Services provides template notice forms — use them to avoid procedural errors that could invalidate your notice.

Termination for cause

Regardless of whether the tenancy is fixed-term or periodic, a tenancy can be terminated through the Tenancy Tribunal if either party breaches the agreement. The most common scenarios involve:

Rent arrears

If a tenant falls behind on rent, the landlord can issue a 14-day notice to remedy under section 56 of the RTA. If the tenant does not pay the arrears within 14 days, the landlord can apply to the Tenancy Tribunal for termination and an order for possession.

Anti-social behaviour

If a tenant engages in behaviour that is threatening, intimidating, or causes significant disruption, the landlord can apply directly to the Tenancy Tribunal for termination. In cases involving assault or threats of serious harm, the RTA allows for a reduced notice period.

Damage to the property

If a tenant causes, or permits, significant damage to the property, the landlord can issue a 14-day notice to remedy. If the damage is not remedied, termination can be sought through the Tribunal.

Illegal activity

If the premises are being used for illegal purposes (for example, drug manufacturing), the landlord can apply to the Tenancy Tribunal for an immediate termination order.

Mutual agreement

A tenancy can also end at any time if both the landlord and tenant agree in writing. This is the simplest method, but the agreement must be genuine. The Tenancy Tribunal has overturned purported mutual agreements where tenants were pressured into signing.

If you and your tenant agree to end the tenancy early, document it clearly — include the agreed termination date, any arrangements regarding the bond, and the condition the property will be left in.

Practical steps when a tenancy is ending

Regardless of how the tenancy ends, there are practical matters to attend to: conduct a final inspection (ideally with the tenant present), file the bond refund form with Tenancy Services, arrange final meter readings, collect all keys and access devices, and get a forwarding address.

Keeping track of these steps is easier with a system in place. A tool like keel lets you manage the end-of-tenancy process alongside your property records, so nothing falls through the cracks.

Final thoughts

Ending a tenancy is a legal process, not a negotiation. Whether you're a landlord or a tenant, following the steps set out in the RTA protects your rights and avoids unnecessary disputes. Use the correct forms, give proper notice, document everything, and turn to mediation or the Tenancy Tribunal when agreement isn't possible.

The process may feel slow at times, but it exists to ensure fairness for both parties — and following it properly is always less costly than trying to shortcut it.