Becoming a landlord for the first time can feel overwhelming. Between tenant selection, legal compliance, rent collection and property maintenance, there is a lot to get right. To help you start your journey with confidence, we’ve answered the ten most common questions first-time landlords ask.

1. What’s the difference between a fixed-term and a periodic tenancy?

There are two main types of tenancy in New Zealand:

• A fixed-term tenancy runs for a set period – most commonly 12 months. Both parties agree to the start and end date upfront. Neither party can end the tenancy early without the other’s agreement (with limited exceptions – see Q2).
• A periodic tenancy has no set end date. It continues until either party gives the required written notice. Tenants need to give 28 days’ notice; landlords generally need to give 63 days’ notice (or 42 days if the property is being sold or the owner is moving in).

Many tenancies start as a 12-month fixed term and then either renew for another fixed term or roll onto a periodic tenancy – it’s worth clarifying with your property manager what happens at the end of your initial term.

2. I’m on a fixed-term tenancy – can I end my lease early?

Generally, no. A fixed-term tenancy is a legal commitment from both sides for the agreed period. However, there are some situations where early exit is possible:

• Mutual agreement: If your landlord agrees in writing to end the tenancy early, you can leave before the end date. There may be reasonable costs involved, such as re-letting fees or rent until a new tenant is found.
• Assignment: In some cases you may be able to assign (transfer) your tenancy to another person, subject to your landlord’s approval – which cannot be unreasonably withheld.

If you need to leave early, contact your property manager as soon as possible to find out what your options are. 

3. How do I apply for a rental property, and what do I need?

Most property managers and landlords will ask for:

• Proof of identity (e.g. passport or driver’s licence)
• Proof of income (e.g. recent payslips, an employment contract, or bank statements – but they cannot insist you show these to protect your privacy)
• Rental references from previous landlords or property managers
• Details of everyone who will be living at the property
• Details of any pets

Providing complete, honest information gives your application the best chance. Under the Human Rights Act, landlords cannot discriminate on the basis of race, sex, age, disability, religion, or other protected grounds.

4. How much bond do I need to pay, and when do I get it back?

By law, bond cannot be more than four weeks’ rent (a pet bond of up to two weeks’ rent is payable on top of this by mutual agreement). It is lodged with Tenancy Services – not held by your landlord or property manager.

Your bond is refunded at the end of your tenancy, provided:

• All rent is paid up to date
• The property is left in the same condition as when you moved in (fair wear and tear is accepted)
• There are no outstanding bills to be paid such as damage repairs or cleaning

Always keep a copy of your entry inspection report and photos — this is your best protection if there’s a dispute about bond at the end of your tenancy.

5. What are my responsibilities as a tenant?

Under the Residential Tenancies Act 1986, tenants are required to:

• Pay rent on time
• Keep the property reasonably clean and tidy
• Not damage the property, and not allow guests to damage it either
• Report maintenance issues to your landlord or property manager promptly
• Not make alterations to the property without written consent
• Allow your landlord or property manager access for inspections with at least 48 hours’ written notice
• Adhere to the terms of your tenancy agreement (eg do not exceed the maximum number of tenants on the tenancy agreement). 

In short: look after the property as you would your own home, and keep the lines of communication open.

6. What happens if I fall behind on rent?

If you miss a rent payment, pay it ASAP. Your property manager will be in touch quickly – usually within a day or two. Most property managers will try to work something out with you before escalating.

Under the RTA, if rent is 21 or more days overdue, a landlord can apply to the Tenancy Tribunal for termination of the tenancy.

If you’re going through a difficult time financially, reach out to your property manager as soon as possible.

7. Can my landlord increase the rent, and how much notice do they need?

Yes, but there are rules:

• Rent can only be increased once every 12 months – regardless of whether you’re on a fixed or periodic tenancy.
• You must be given at least 60 days’ written notice before a rent increase takes effect.
• Rent cannot be increased during a fixed-term tenancy unless your tenancy agreement specifically allows for it.

If you think a rent increase is unreasonable, you have the right to apply to the Tenancy Tribunal for a review.

8. Something needs to be repaired in my rental – what should I do?

Report it to your property manager or landlord as soon as you notice it – don’t wait. Small problems can become much bigger (and more expensive) if left unreported.

Landlords are legally required to maintain the property in a reasonable state of repair, including weathertightness, structural soundness, working smoke alarms, and compliant ceiling and underfloor insulation.

For urgent repairs (e.g. a burst pipe, no hot water, or a broken window leaving the property unsecured), contact your property manager immediately – most have after-hours emergency processes.

If you’re an Aspire tenant you can log a maintenance request via the QR code in your property, or on the tenant section of our website. 

Do not arrange repairs yourself without notifying your landlord first, as this can affect your ability to recover the cost.

9. Can I have pets in my rental?

This comes down to the suitability of the property for pets. You will always need written permission from your landlord before bringing a pet into the property.

Landlords can decline a pet if there are body corp rules that don’t allow pets, or if the property is not suitable for the pet – eg a large dog may be declined if the property is not fully fenced. If you keep a pet without permission, you risk being in breach of your tenancy agreement, which could result in a notice to remedy or, in serious cases, termination of the tenancy.

If you’d like to have a pet, the best approach is to ask your property manager in writing before you get one. Providing details about the pet – breed, size, whether it will be inside or outside – can help your landlord make a more informed decision.

10. How much notice do I need to give when I want to move out?

This depends on your tenancy type:

• Periodic tenancy: You must give your landlord or property manager at least 28 days’ written notice.
• Fixed-term tenancy: You generally cannot end the tenancy before the agreed end date without your landlord’s consent. If you do not give notice before the end date, the tenancy will automatically roll onto a periodic tenancy. If you’re planning to leave at the end of your fixed term you need to give 28 days’ notice. 

Notice must always be in writing. Sending it by email creates a clear record for both parties and avoids any dispute about whether notice was given.

Where to get more help

For free, authoritative guidance on your rights and responsibilities as a tenant, visit Tenancy Services at tenancy.govt.nz or call 0800 836 262. The Tenancy Tribunal is also available to resolve disputes between tenants and landlords.

If you’d like to be a tenant with Aspire, check out our current listings! 

This article is intended as general information only and does not constitute legal advice. For advice specific to your situation, contact Tenancy Services or a legal professional.