Tenancy agreement NZ: the complete landlord's guide for 2026
What is a tenancy agreement in New Zealand?
A tenancy agreement is the legally binding contract between a landlord and a tenant. It sets out the rights and responsibilities of both parties for the duration of the tenancy. In New Zealand, every residential tenancy agreement is governed by the Residential Tenancies Act 1986 (RTA), and since the February 2021 amendments, every tenancy must have a written agreement — no exceptions. Failing to provide one can result in penalties at the Tenancy Tribunal.
If you're a self-managing landlord looking for a tenancy agreement template, the best place to start is the official template provided by Tenancy Services at tenancy.govt.nz. It covers all the mandatory requirements under the RTA and is free to download. You can use it as-is or adapt it with additional clauses, provided those clauses don't contradict the Act.
This guide walks through everything you need to include in a residential tenancy agreement in New Zealand, common mistakes to avoid, and how to make sure your agreement actually protects your property.
What must a tenancy agreement include in NZ?
The Residential Tenancies Act requires every written tenancy agreement to include specific information. If any of these are missing, you risk the agreement being challenged — or worse, a finding against you at the Tenancy Tribunal.
Here is what the law requires:
Names and contact details
The full legal names of the landlord (or property owner) and every tenant who will be living at the property. If you use a property management tool like Keel, tenant details are stored securely alongside the agreement so everything is in one place.
Property address
The full street address of the rental property, including any unit number. If the tenancy covers a specific part of a property (for example, a self-contained unit within a larger house), make that clear.
Rent amount and payment method
State the weekly rent amount, when it's due, and how it should be paid (bank transfer, automatic payment, etc.). If you set up automatic payments, include the bank account number and any payment reference the tenant should use.
Bond amount
The bond cannot exceed four weeks' rent. State the exact dollar amount in the agreement. For example, if your weekly rent is $650, the maximum bond is $2,600. Once collected, you must lodge the bond with Tenancy Services within 23 working days. For a full walkthrough of the bond process, see our bond refund guide.
Tenancy start date
The date the tenancy begins. This is the date the tenant is entitled to move in and the date rent starts accruing.
Type of tenancy — fixed-term or periodic
You must state whether the tenancy is fixed-term (with a specified end date) or periodic (ongoing with no end date). More on this below.
Healthy Homes compliance statement
Since 1 July 2021, all tenancy agreements must include a statement about whether the property meets the Healthy Homes Standards. Landlords must include a signed Healthy Homes compliance statement confirming the property meets the standards, or setting out a timeline for when it will comply. This is not optional — it's a legal requirement.
Insulation statement
Every tenancy agreement must include an insulation statement describing what insulation is present in the property — including the location, type, and condition of ceiling and underfloor insulation. This has been a requirement since 2016 and is separate from the broader Healthy Homes Standards.
Fixed-term vs periodic tenancy agreements
Choosing between a fixed-term and periodic tenancy is one of the most important decisions you'll make as a landlord. Each has different implications for flexibility, security, and notice periods.
Fixed-term tenancy
A fixed-term tenancy has a defined start and end date — commonly 6 or 12 months. During the fixed term:
- Neither party can end the tenancy early without the other's agreement (or a Tenancy Tribunal order)
- Rent cannot be increased during the fixed term unless the agreement specifically allows for it
- At the end of the fixed term, the tenancy automatically converts to a periodic tenancy unless both parties agree to a new fixed term
This automatic conversion is one of the most commonly misunderstood rules in NZ tenancy law. If you want to start a new fixed term, you need a new agreement signed before the old one expires. There is no automatic renewal.
Periodic tenancy
A periodic tenancy runs indefinitely with no fixed end date. Either party can end it by giving the required notice:
- Tenant: 28 days' written notice, at any time, for any reason
- Landlord: 90 days' written notice, no reason required (for standard periodic tenancy termination)
There are some situations where the landlord can give shorter notice — for example, 42 days if the property is being sold or the landlord or a family member needs to move in. For a full breakdown of notice periods, see our guide on how to end a tenancy in NZ.
Additional clauses you should include
Beyond the mandatory requirements, there are several clauses worth adding to strengthen your agreement and reduce the risk of disputes.
Chattels and fixtures
List every chattel included with the property — oven, dishwasher, heat pump, blinds, curtains, garage door remote, and so on. Attach a separate chattels list if needed. This makes it clear what the tenant is responsible for returning in good condition at the end of the tenancy.
Property condition and ingoing inspection
Include a clause requiring an ingoing inspection to be completed within the first few days of the tenancy. Attach the inspection report and photographs. This is your baseline for assessing damage when the tenancy ends. A thorough ingoing inspection is one of the best ways to prevent bond disputes.
Tenant responsibilities for maintenance
While major maintenance is your responsibility as the landlord, the agreement should clarify what the tenant must do — keep the property reasonably clean, maintain the garden (if applicable), report maintenance issues promptly, and not make alterations without written consent.
Pets
If you allow pets, state this clearly along with any conditions (for example, "one indoor cat permitted"). If you don't allow pets, say so. Be aware that unreasonably refusing a pet request may not hold up at the Tenancy Tribunal, so consider each request on its merits.
Methamphetamine contamination
With the new methamphetamine contamination regulations taking effect on 16 April 2026, it's worth including a clause that specifically addresses meth contamination. The new regulations set contamination thresholds (15µg/100cm² as the maximum acceptable level), prescribe testing and decontamination processes, and give tenants the right to terminate with just 2 days' notice if contamination exceeds 30µg/100cm². Include a clear statement that manufacturing, using, or permitting the use of methamphetamine at the property is prohibited.
How to create a tenancy agreement in NZ
Here's a straightforward process for getting your tenancy agreement right:
Step 1 — Start with the official template
Download the standard residential tenancy agreement from Tenancy Services. This template is designed to meet all RTA requirements and is regularly updated when the law changes.
Step 2 — Fill in the mandatory details
Complete every required field — names, address, rent, bond, start date, tenancy type, Healthy Homes compliance statement, and insulation statement. Don't leave anything blank.
Step 3 — Add your additional clauses
Add clauses for chattels, pets, maintenance responsibilities, meth contamination, and any other property-specific terms. Make sure nothing you add contradicts the Residential Tenancies Act — if it does, that clause will be unenforceable and could expose you to a Tribunal claim.
Step 4 — Screen your tenants before signing
Before you sign the agreement, complete your tenant screening. Check references, verify employment, and confirm identity. For a step-by-step process, see our tenant screening guide. Once you're satisfied, both parties sign the agreement.
Step 5 — Provide copies and lodge the bond
Give the tenant a signed copy of the agreement within 21 days. Collect the bond and lodge it with Tenancy Services within 23 working days. Set up rent payments and schedule your first property inspection.
Keel tracks all of these deadlines automatically — bond lodgement, inspection schedules, Healthy Homes compliance dates — so nothing falls through the cracks. At $9/month, it's a fraction of the cost of a property manager and designed specifically for NZ self-managing landlords.
Common mistakes landlords make with tenancy agreements
Using an outdated template
The RTA has been amended several times in recent years. If you're using a template from before 2021, it likely doesn't include the Healthy Homes compliance statement or the updated insulation requirements. Always use the current version from Tenancy Services.
Not specifying the tenancy type
If you don't clearly state whether the tenancy is fixed-term or periodic, it defaults to periodic. This might not be what you want, especially if you prefer the security of a fixed term for your first tenancy with a new tenant.
Forgetting the insulation statement
The insulation statement is a standalone requirement, separate from Healthy Homes. Omitting it can result in an infringement notice and a fine.
Adding unlawful clauses
You cannot contract out of the Residential Tenancies Act. Clauses that attempt to do so — such as requiring the tenant to pay for professional carpet cleaning regardless of condition, or waiving the tenant's right to quiet enjoyment — are unenforceable and may count against you at the Tribunal.
Not keeping records
A signed agreement is only useful if you can find it. Keep digital copies of every agreement, along with inspection reports, photographs, and correspondence. Keel stores all of this in one place, linked to each property and tenant, so you always have what you need when you need it.
What happens if you don't have a written tenancy agreement?
Since February 2021, landlords are legally required to provide a written tenancy agreement. If you don't:
- You can be fined up to $750 by the Tenancy Tribunal for each tenancy without a written agreement
- The tenancy still exists — the RTA applies regardless of whether there is a written agreement
- Without a written agreement, it becomes much harder to enforce specific terms or prove what was agreed
- The default provisions of the RTA will apply, which may not be favourable to your position
In short, operating without a written agreement doesn't save you any obligation — it just removes your ability to define the terms.
New for 2026: methamphetamine contamination clauses
The Residential Tenancies (Managing Methamphetamine Contamination) Regulations 2026 come into force on 16 April 2026. These regulations affect tenancy agreements in several ways:
- Landlords should consider including a meth contamination clause in all new agreements
- The regulations set legally binding contamination thresholds that trigger mandatory action
- Tenants gain the right to terminate with 2 days' notice if contamination exceeds the maximum inhabitable level (30µg/100cm²)
- Landlords may need to provide information about any prior testing or decontamination history
For full details, read our methamphetamine contamination regulations guide.
Frequently asked questions
Do I need a lawyer to write a tenancy agreement in NZ?
No. The Tenancy Services template covers all legal requirements and is free to use. Most self-managing landlords use this template successfully without legal assistance. However, if you're adding complex additional clauses or dealing with an unusual property arrangement, getting legal advice can be worthwhile. This guide provides general information only — it is not legal advice.
Can I write my own tenancy agreement from scratch?
You can, but there's no good reason to. The official Tenancy Services template is comprehensive, legally compliant, and regularly updated. Writing your own from scratch risks missing mandatory requirements or including clauses that contradict the RTA. Start with the official template and add your own clauses where needed.
What is the maximum bond I can charge in NZ?
The maximum bond is four weeks' rent. If your weekly rent is $500, your maximum bond is $2,000. You must lodge the bond with Tenancy Services within 23 working days of receiving it. For more on the bond process, see our bond refund guide.
Can I change the terms of a tenancy agreement after it's signed?
Both parties must agree to any changes. You cannot unilaterally alter the terms of a signed agreement. Changes should be recorded in writing and signed by both the landlord and tenant. For rent increases specifically, you must give at least 60 days' written notice and can only increase rent once every 12 months.
Does a fixed-term tenancy automatically renew?
No. When a fixed-term tenancy expires, it automatically converts to a periodic tenancy — it does not renew as a new fixed term. If you want another fixed term, you need to agree on new terms and sign a new agreement before the current one expires. Many landlords miss this and end up with a periodic tenancy by default.
Keep your tenancy agreements organised
Managing tenancy agreements, compliance deadlines, and tenant communications across multiple properties gets complicated quickly. Keel helps NZ self-managing landlords stay on top of everything — from Healthy Homes compliance to bond lodgement deadlines to tenant correspondence — in one simple dashboard.
Start your 30-day free trial at onkeel.co.nz — no credit card required.
This article provides general information about tenancy agreements in New Zealand and is current as at April 2026. It is not legal advice. For specific situations, consult a qualified legal professional or visit Tenancy Services for official guidance.