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Flatmate Agreement Template

A flatmate agreement sets out the understanding between flatmates sharing a rental or owned home. Use our free New Zealand template to document rent shares, bills, bond, and house rules — critical given flatmates are outside the Residential Tenancies Act 1986.

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FLATMATE AGREEMENT
New Zealand — Between Head Tenant And Flatmate
HEAD TENANT
Sophie R. McLean
34 Cuba Street, Te Aro, Wellington 6011 · +64 21 555 0401 · sophie.mclean@email.co.nz
FLATMATE
James K. Taufa
+64 22 555 0502 · jtaufa@email.co.nz
34 Cuba Street, Te Aro, Wellington 6011
Start Date: 1 May 2026
This Flatmate Agreement is made between Sophie R. McLean (the "Head Tenant") and James K. Taufa (the "Flatmate") in respect of shared accommodation at the property described below. This Agreement is a private arrangement between the parties. Important Note: The Flatmate's occupation may not be governed by the Residential Tenancies Act 1986 (RTA 1986, s 5) — in some boarding or flatmate situations, the RTA does not apply, and the parties' rights are governed by this Agreement and general contract law. Both parties are encouraged to seek independent advice if uncertain about their legal position.
1.
PROPERTY AND ROOM
The Head Tenant agrees to allow the Flatmate to occupy accommodation at 34 Cuba Street, Te Aro, Wellington 6011 (the "Property"). The Flatmate is allocated the following room or area: the second bedroom on the upper floor, approximately 12 square metres, with built-in wardrobe. The Flatmate shall also have reasonable access to the following common areas: kitchen, bathroom, living room, laundry, outdoor deck. The Flatmate shall not unreasonably restrict access to common areas by the Head Tenant or other flatmates.
2.
TERM AND COMMENCEMENT
The Flatmate's occupation commences on 1 May 2026 and continues on an indefinite basis until terminated by either party. Either party may end this Agreement by giving the other party at least 2 weeks' written notice. Notice may be given by text message, email, or in writing. Nothing in this Agreement limits either party's rights to seek urgent relief from a court where the living situation becomes untenable.
3.
RENT AND PAYMENTS
The Flatmate shall pay the Head Tenant rent of $250.00 NZD per week, payable weekly in advance by internet banking or as otherwise agreed. Rent shall be paid in full and on time. If the Flatmate falls behind in rent, the Head Tenant may give reasonable notice to remedy the arrears. Failure to remedy may result in termination of this Agreement. The Head Tenant acknowledges that any rent received from the Flatmate is the Head Tenant's to manage and does not affect the Head Tenant's obligations under any underlying tenancy agreement with the landlord.
4.
BOND
The Flatmate shall pay a bond of $500.00 NZD at the commencement of the Agreement. This bond is held by the Head Tenant (not lodged with Tenancy Services, as this is a private flatmate arrangement). The bond will be refunded to the Flatmate at the end of the Agreement, less any fair deductions for: unpaid rent; damage beyond fair wear and tear caused by the Flatmate; or other costs owed by the Flatmate under this Agreement. The Head Tenant shall return the bond (or an account of any deductions) within a reasonable time — ideally within 14 days — of the Flatmate vacating the property.
5.
UTILITIES AND EXPENSES
Utilities (power, water, gas) are shared. The Flatmate's share of utilities is 50% of the total utility bill. The Head Tenant shall provide the Flatmate with copies of utility invoices on request. Internet is included in the weekly rent. The Flatmate shall pay their share of utility costs within 7 days of being billed. Persistent failure to contribute to utility costs is a breach of this Agreement.
6.
FLATMATE OBLIGATIONS
The Flatmate agrees to: (a) pay rent and their share of utilities on time; (b) keep their room and any areas they use reasonably clean and tidy; (c) not cause damage to the property or common areas beyond fair wear and tear; (d) not interfere with the Head Tenant's or other flatmates' quiet enjoyment of the property; (e) not smoke inside the property without the Head Tenant's written agreement; (f) not keep pets without the Head Tenant's prior written consent; (g) comply with any house rules agreed under clause 7 of this Agreement; (h) advise the Head Tenant of any damage promptly; and (i) comply with the terms of the Head Tenant's underlying tenancy agreement insofar as they are aware of those terms and they are relevant to the Flatmate's occupation.
7.
HOUSE RULES
The parties agree to the following house rules:

Shared cleaning responsibilities: kitchen and bathroom to be cleaned weekly on a rotating roster. No loud music after 10:00 pm. Washing up to be done within 24 hours. Outdoor shoes to be left at the door.

Quiet Hours: 10:00 pm to 8:00 am on weeknights, 11:00 pm to 9:00 am on weekends
8.
GUESTS
Guests are welcome for reasonable visits. Overnight guests are permitted for up to 3 consecutive nights without prior notice. Guests staying longer must be agreed with the Head Tenant.
9.
MOVING OUT
When the Flatmate's occupation ends, the Flatmate shall: (a) vacate the property by the agreed end date; (b) remove all personal belongings; (c) leave their room and any areas they have used in a clean and tidy condition; (d) return all keys and access cards; and (e) settle any outstanding rent or utility payments. Any personal property left behind after the agreed end date may be treated as abandoned after 14 days following written notice to the Flatmate.
10.
DISPUTE RESOLUTION
The parties agree to attempt to resolve any dispute arising under this Agreement through good-faith discussion in the first instance. If the dispute cannot be resolved between the parties, either party may seek mediation or, if appropriate, apply to the Disputes Tribunal (for claims up to NZD 30,000) for a binding determination. The parties acknowledge that the Tenancy Tribunal may not have jurisdiction over this Agreement if the arrangement is not governed by the RTA 1986.
11.
GOVERNING LAW
This Agreement is governed by the laws of New Zealand, including the Contract and Commercial Law Act 2017 (CCLA 2017). Where the RTA 1986 applies to this arrangement (as determined by the nature of the occupation), that Act prevails over this Agreement to the extent of any inconsistency.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the Effective Date first written above.
HEAD TENANT
Sophie R. McLean
Date: ____________________
FLATMATE
James K. Taufa
Date: ____________________

What Is a Flatmate Agreement?

A flatmate agreement is a written contract between people sharing a rental property (or a home owned by one of them) that sets out how the living arrangement will work. In New Zealand, flatting is one of the most common shared-living arrangements, and a written agreement covers who pays what rent, how bills are split, bond arrangements, notice periods, visitors, noise, cleaning, and any other matter that commonly causes flatmate friction.

Flatmate agreements are important in New Zealand because flatmates — people who share a home with the tenant or owner but are not themselves on the tenancy agreement — generally fall outside the Residential Tenancies Act 1986. That means the protections and processes of the Tenancy Tribunal do not apply, and flatmates rely on their private agreement and general contract law to resolve disputes.

Whether you are the head tenant bringing new flatmates into a rental, a group of friends signing a tenancy together but wanting to clarify who does what, or a homeowner renting out spare rooms, a written flatmate agreement protects everyone. It prevents misunderstandings about money, creates a clear basis for resolving disputes, and makes it much easier to move on if someone needs to leave.

What's Covered in This Template

Our flatmate agreement covers every practical and financial matter that commonly arises when people share a home.

Flatmate Details

Full names, contact details, and emergency contacts for each flatmate.

Property Address and Roles

Address of the shared home and who is the head tenant, homeowner, or co-tenant.

Rent Contributions

Amount each flatmate pays, payment frequency, and method (direct debit, bank transfer).

Bond Contributions

Whether a bond is held by the head tenant and the amount each flatmate has contributed.

Bills and Utilities

How power, internet, gas, water, and streaming services are split and paid.

Groceries and Shared Food

Whether flatmates share food or keep separate shelves, and rules about borrowing.

Cleaning and Chores

Cleaning roster, frequency, and standards for common areas and bathrooms.

Visitors and Overnight Guests

Rules about visitors, overnight guests, and whether guests contribute to bills for longer stays.

Noise and Quiet Hours

Expected quiet hours for weekdays and weekends to respect everyone’s sleep and study.

Notice to Leave

Notice each flatmate must give before moving out (typically 2–4 weeks).

Replacement Flatmate Process

How a replacement is found and approved by remaining flatmates.

Dispute Resolution

A process for raising and resolving issues between flatmates before they escalate.

How to Create a Flatmate Agreement

Generate a clear flatmate agreement in minutes and sit down with your flatmates to sign it.

  1. 1

    Enter Flatmate Details

    Provide each flatmate’s name, contact details, and role (head tenant, co-tenant, boarder).

  2. 2

    Set Rent and Bond Shares

    Decide how rent and any bond are split and the payment method and dates.

  3. 3

    Agree Bill Splits

    Choose how power, internet, gas, and other bills are divided (equal or usage-based).

  4. 4

    Set House Rules

    Agree cleaning rosters, visitors, noise, and other rules important to your household.

  5. 5

    Review, Sign, and Pin Up

    Everyone reads, signs, and keeps a copy. Stick a summary on the fridge for reference.

Legal Considerations

Flatmates occupy a specific legal space between full tenants and guests — understanding it avoids nasty surprises.

This template is for informational purposes only and does not constitute legal advice. For specific issues about flatmate rights or disputes, contact Community Law, Tenancy Services, or a New Zealand lawyer.

Designed for New Zealand flatting

Residential Tenancies Act 1986 Status

Under section 5(1) of New Zealand’s Residential Tenancies Act 1986, a flatmate who lives with the tenant or landlord but is not themselves a tenant is not covered by the Act. This means the New Zealand Tenancy Tribunal has no jurisdiction over flatmate disputes — they are handled by the Disputes Tribunal or the District Court under general New Zealand contract law. The written flatmate agreement becomes the primary reference point.

Head Tenant Obligations

Where the head tenant signs the tenancy agreement with the landlord and brings in flatmates, the head tenant alone is responsible to the landlord for rent and damage. The flatmates’ obligations run to the head tenant, not the landlord. The head tenant should ensure their tenancy agreement allows flatmates and that any landlord approvals are obtained.

Bond Held Privately

If the head tenant holds a bond from incoming flatmates (as opposed to lodging it with Tenancy Services), that bond is held on trust and should be refunded promptly when the flatmate leaves, less any legitimate deductions for damage or unpaid rent. Failure to refund a flatmate bond is a breach of the flatmate agreement recoverable in the Disputes Tribunal.

Dispute Resolution

In New Zealand, flatmate disputes usually go to the Disputes Tribunal under the Disputes Tribunal Act 1988, with jurisdiction up to NZ$30,000. Applications cost around $45–$180 and can be resolved in a few months. The Tribunal takes a practical approach and the signed flatmate agreement is central evidence. Community Law centres across New Zealand provide free advice for flatmates on rights and options.

Frequently Asked Questions

Flat Happily

Create a practical flatmate agreement that prevents disputes and makes shared living work. Rent, bills, chores, and notice all clearly set out.

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