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Residential Tenancy Agreement Template
A residential tenancy agreement records the terms on which a landlord lets a home to a tenant. Use our free New Zealand template to meet the requirements of the Residential Tenancies Act 1986, the Healthy Homes Standards, and Tenancy Services best practice.
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RESIDENTIAL TENANCY AGREEMENT
New Zealand — Residential Tenancies Act 1986 (As Amended 2020, 2021, 2024)
LANDLORD
Margaret A. Harrington
78 Remuera Road, Remuera, Auckland 1050
+64 9 555 0200
margaret.harrington@email.co.nz
+64 9 555 0200
margaret.harrington@email.co.nz
TENANT
Oliver J. Pemberton
[Tenant Address]
+64 21 555 0301
o.pemberton@email.co.nz
+64 21 555 0301
o.pemberton@email.co.nz
15 Sunrise Terrace, Ellerslie, Auckland 1051
House / 3-bed / 1-bath · Parking: 1 off-street parking space
This Residential Tenancy Agreement is entered into under the Residential Tenancies Act 1986 (RTA 1986), as amended by the Residential Tenancies Amendment Acts of 2020, 2021 and 2024 (in force 30 January 2025), between the Landlord and the Tenant named above. Both parties are bound by the provisions of this Agreement and by the RTA 1986 as amended.
1.
PREMISES
The Landlord agrees to let and the Tenant agrees to take on tenancy the residential premises located at 15 Sunrise Terrace, Ellerslie, Auckland 1051, New Zealand (a House), with 3 bedrooms and 1 bathrooms. Parking: 1 off-street parking space. The maximum number of occupants permitted is 3. The premises are to be used exclusively as a private residential dwelling. This Agreement does not confer any right to use the premises for commercial or business purposes.
2.
TENANCY TYPE AND COMMENCEMENT
This tenancy is a periodic tenancy commencing on 1 May 2026. The tenancy continues until terminated in accordance with the Residential Tenancies Act 1986 (RTA 1986). 2024 Amendment Act regime (in force 30 January 2025). The Residential Tenancies Amendment Act 2024 REINSTATED 90-day no-cause termination rights for periodic tenancies (the 2020/2021 abolition was reversed). The current termination regime is: (a) Landlord without cause — 90 days' written notice (s 51); (b) Landlord for own/family occupation — 42 days' written notice (reduced from 90 days under the 2024 Amendment); (c) Landlord for sale with vacant possession — 42 days' written notice (reduced from 90 days); (d) Tenant termination — 21 days' written notice (reduced from 28 days under the 2024 Amendment); (e) breach grounds (anti-social behaviour, rent arrears) operate under separate notice/Tribunal regimes.
3.
RENT
The Tenant shall pay rent of $650.00 NZD per week, payable in advance on or before the Monday of each week. Rent shall be paid by internet banking to ANZ account 01-0123-0456789-00. Rent shall not be increased more than once in any 12-month period (RTA 1986, s 24, as amended 2021). Rent increases require at least 60 days' written notice to the Tenant specifying the new rent amount and the date the increase takes effect (RTA 1986, s 24(2)).
4.
RENT IN ADVANCE
The Tenant shall pay 2 weeks' rent in advance at the commencement of the tenancy. Pursuant to RTA 1986, s 20, a landlord must not require the Tenant to pay more than 2 weeks' rent in advance. Any amount paid in advance in excess of 2 weeks' rent is unlawful.
5.
BOND
A bond of $2,600.00 NZD is payable by the Tenant at or before the commencement of the tenancy. Pursuant to RTA 1986, s 18, the bond must not exceed 4 weeks' rent. The Landlord must lodge the bond with Tenancy Services (Ministry of Business, Innovation and Employment — MBIE) within 23 working days of receipt (RTA 1986, s 19). The Landlord acknowledges the obligation to lodge the bond promptly. The bond is held by Tenancy Services and is refundable to the Tenant at the end of the tenancy, subject to any lawful claims by the Landlord for unpaid rent, damage beyond fair wear and tear, or other breach of this Agreement (RTA 1986, ss 22, 23). Pet bond (2024 Amendment). Where a pet is permitted under this Agreement, the Landlord may also require a separate pet bond of up to two (2) weeks' rent in addition to the general bond, under the Residential Tenancies Amendment Act 2024 (in force 30 January 2025); the pet bond is lodged with Tenancy Services in the same manner as the general bond and is available to cover pet-related damage beyond fair wear and tear.
6.
CONDITION OF PREMISES
The Landlord shall provide the premises in a reasonable state of cleanliness and repair at the commencement of the tenancy. A property inspection report (Condition Report) will be completed by both parties at the commencement of the tenancy and signed by both parties, recording the condition of the premises. The Tenant acknowledges that they have inspected or had a reasonable opportunity to inspect the premises prior to commencement. The Tenant shall keep the premises reasonably clean and undamaged and shall notify the Landlord promptly of any damage or required repairs (RTA 1986, s 40).
7.
LANDLORD OBLIGATIONS
The Landlord shall: (a) provide the premises in a good state of repair throughout the tenancy (RTA 1986, s 45(1)(b)); (b) comply with all building, health, and safety standards required by law (RTA 1986, s 45(1)(c)); (c) ensure the premises comply with the Healthy Homes Standards (prescribed under RTA 1986, ss 66I–66N) by the applicable compliance date; (d) not interfere with the Tenant's quiet enjoyment of the premises (RTA 1986, s 38); (e) not engage in retaliatory action against a Tenant who has exercised a right under the RTA 1986; and (f) provide a written tenancy agreement before the commencement of the tenancy.
8.
HEALTHY HOMES STANDARDS COMPLIANCE
The Landlord acknowledges the obligation to comply with the Healthy Homes Standards prescribed under the Residential Tenancies Act 1986, ss 66I–66N. The five standards are: (1) Heating; (2) Insulation; (3) Ventilation; (4) Draught Stopping; and (5) Moisture Ingress and Drainage. Non-compliance may result in a fine of up to NZD 7,200 per breach, enforceable by the Tenancy Tribunal. Compliance status at the commencement of this tenancy:
• Heating: A fixed heater capable of heating the main living room to at least 18°C is installed and compliant with the Healthy Homes (Heating) Standard.
• Insulation: Ceiling and underfloor insulation meets or exceeds the Healthy Homes Insulation Standard.
• Ventilation: Extractor fans are installed in kitchens and bathrooms as required by the Healthy Homes Ventilation Standard.
• Draught Stopping: Unreasonable gaps and holes in walls, floors, ceilings, and windows have been stopped to prevent draughts, in compliance with the Healthy Homes Draught Stopping Standard.
• Moisture and Drainage: Efficient drainage and guttering are in place and a ground moisture barrier is installed where required, in compliance with the Healthy Homes Moisture Ingress and Drainage Standard.
• Heating: A fixed heater capable of heating the main living room to at least 18°C is installed and compliant with the Healthy Homes (Heating) Standard.
• Insulation: Ceiling and underfloor insulation meets or exceeds the Healthy Homes Insulation Standard.
• Ventilation: Extractor fans are installed in kitchens and bathrooms as required by the Healthy Homes Ventilation Standard.
• Draught Stopping: Unreasonable gaps and holes in walls, floors, ceilings, and windows have been stopped to prevent draughts, in compliance with the Healthy Homes Draught Stopping Standard.
• Moisture and Drainage: Efficient drainage and guttering are in place and a ground moisture barrier is installed where required, in compliance with the Healthy Homes Moisture Ingress and Drainage Standard.
9.
TENANT OBLIGATIONS
The Tenant shall: (a) pay rent on time and in full as agreed (RTA 1986, s 40(1)(a)); (b) keep the premises reasonably clean and tidy (RTA 1986, s 40(1)(b)); (c) not damage or allow damage to the premises beyond fair wear and tear (RTA 1986, s 40(2)); (d) not use or allow the premises to be used for any unlawful purpose (RTA 1986, s 40(1)(c)); (e) not alter or add to the premises without the Landlord's prior written consent (RTA 1986, s 42); and (f) notify the Landlord promptly of any damage, fault, or need for repair (RTA 1986, s 40(1)(d)).
10.
LANDLORD RIGHT OF ENTRY
The Landlord or agent may enter the premises only in accordance with RTA 1986, s 48. Unless there is an emergency, the Landlord must give at least 24 hours' notice before entering. Notice must be given in writing (including text or email), stating the date, time, and reason for entry. Entry must be at a reasonable time between 8:00 am and 7:00 pm. The Tenant must allow entry if proper notice has been given. The Landlord must not enter more than once per week except for specific reasons permitted by the RTA 1986 (e.g. emergency, Tenant consent).
11.
SUBLETTING AND ASSIGNMENT
The Tenant must not sublet the premises or any part thereof, or assign this tenancy, without the prior written consent of the Landlord (RTA 1986, s 44). The Landlord must not unreasonably withhold consent to an assignment of a fixed-term tenancy where the Tenant has a genuine reason (e.g. relocating for work) as required by RTA 1986, s 44(2A) (inserted by the 2020 Amendment). The Landlord may withhold consent for a sublet in a periodic tenancy.
12.
PETS
No pets or animals are permitted in the premises without the prior written consent of the Landlord. Any pet kept with written consent is subject to the Tenant being fully responsible for any damage caused by the pet beyond fair wear and tear.
13.
SMOKING POLICY
Smoking (including cigarettes, e-cigarettes, vaporisers, and cannabis) is strictly prohibited inside the premises and within all common areas of the property. Smoking is also prohibited on any balcony or deck attached to the premises.
14.
TERMINATION
Periodic Tenancy Termination (post 30 January 2025 regime). Under the Residential Tenancies Amendment Act 2024 (in force 30 Jan 2025), the abolition of no-cause terminations introduced in 2021 was reversed. A landlord may terminate a periodic tenancy by: (a) 90 days' written notice WITHOUT cause (RTA 1986, s 51 as amended 2024); (b) 42 days' written notice for own/family occupation (s 51(1)(d), reduced from 90 days); (c) 42 days' written notice for sale with vacant possession (s 51(1)(g), reduced from 90 days); or (d) breach grounds (anti-social behaviour notices, 14 days' notice for unpaid rent — separate Tribunal regime). The Tenant may terminate a periodic tenancy by giving at least 21 days' written notice to the Landlord (RTA 1986, s 51(3) as amended 2024, reduced from 28 days).
15.
DISPUTE RESOLUTION
Disputes arising from this Agreement shall be resolved in accordance with the Residential Tenancies Act 1986. Either party may apply to the Tenancy Tribunal (a division of the District Court) for orders relating to any breach of this Agreement or the RTA 1986. Tenancy Tribunal applications are filed with Tenancy Services (MBIE). Mediation is available through Tenancy Services as a first step. The Tenancy Tribunal may make orders for compensation, rent reduction, termination, and other remedies. The Tenancy Tribunal has jurisdiction for claims up to NZD 100,000.
16.
ADDITIONAL TERMS AND CONDITIONS
Quiet hours apply between 10:00 pm and 8:00 am. Garden maintenance (mowing) is the responsibility of the Tenant.
17.
GOVERNING LAW
This Agreement is governed by the Residential Tenancies Act 1986 (as amended) and all other applicable New Zealand legislation. To the extent of any inconsistency between this Agreement and the RTA 1986, the RTA 1986 prevails. Nothing in this Agreement limits the rights of either party under the RTA 1986.
18.
GENERAL PROVISIONS
Entire Agreement: This Agreement, together with any written Schedule of Chattels, constitutes the entire agreement between the parties with respect to this tenancy and supersedes all prior oral or written understandings. Amendments: No amendment is valid unless in writing and signed by both parties. Severability: If any provision is inconsistent with the RTA 1986 or otherwise unenforceable, it is void to that extent and the remaining provisions continue in full force. Joint and Several Liability: Where more than one Tenant is named, each Tenant is jointly and severally liable for all obligations under this Agreement and the RTA 1986.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date indicated.
LANDLORD
Margaret A. Harrington
Date: ____________________
TENANT
Oliver J. Pemberton
Date: ____________________
Available as a print-ready PDF or an editable Microsoft Word (.docx) file.
What Is a Residential Tenancy Agreement?
A residential tenancy agreement is the legally binding contract between a landlord and tenant for the rental of a residential property. In New Zealand, the agreement must be in writing under section 13A of the Residential Tenancies Act 1986, and both parties must sign it. The agreement sits within a dense regulatory framework that includes the Residential Tenancies Act 1986, the Healthy Homes Guarantee Act 2017 and its regulations, the Privacy Act 2020, and the Human Rights Act 1993.
Tenancies come in two main forms: periodic (rolling, usually on a weekly or fortnightly basis, continuing until terminated) and fixed term (for a defined period, with specific end-date rules). Since the Residential Tenancies Amendment Act 2020, landlords cannot terminate periodic tenancies without cause, and fixed-term tenancies automatically become periodic at the end of the term unless a specific statutory reason applies.
A well-drafted tenancy agreement does more than meet bare legal requirements. It records the healthy homes compliance statement, bond and rent arrangements, rules about pets and smoking, insurance, and the process for inspections, repairs, and end-of-tenancy handover. Getting the agreement right at the start prevents the majority of landlord-tenant disputes.
What's Covered in This Template
Our tenancy agreement template covers every element required by the Residential Tenancies Act 1986 and by current best practice.
Landlord and Tenant Details
Full names and addresses for service of landlord (and property manager if any) and every named tenant.
Property Address and Description
The full address and a short description of the premises and any chattels included.
Tenancy Type
Clear selection between fixed-term tenancy (with dates) and periodic tenancy.
Rent and Payment
Rent amount, payment frequency, and direct-debit or bank transfer details.
Bond
Bond amount (up to four weeks’ rent) and the landlord’s obligation to lodge with Tenancy Services within 23 working days.
Healthy Homes Compliance Statement
Statement of compliance with the Healthy Homes Standards (heating, insulation, ventilation, moisture, draughts) as required by the 2019 regulations.
Insurance Statement
Landlord insurance information required by section 13BA, including whether excess applies to tenant-caused damage.
Smoke Alarms
Confirmation of working smoke alarms as required by the Residential Tenancies (Smoke Alarms and Insulation) Regulations 2016.
Chattels Inventory
Schedule of chattels supplied with the property (whiteware, curtains, carpets, furnishings).
Rules and Restrictions
Pets, smoking, maximum occupants, and any other reasonable landlord rules.
Notice and Termination
Correct notice periods under the 2020 Amendment Act for landlord and tenant termination.
Dispute Resolution
Reference to the Tenancy Tribunal and the process under section 77 for disputes.
How to Create a Tenancy Agreement
Follow the steps below to generate a compliant New Zealand tenancy agreement.
- 1
Enter Landlord and Tenant Details
Provide landlord and tenant names, addresses for service, and contact details.
- 2
Describe the Property
Enter the property address, description, and any included chattels.
- 3
Choose Tenancy Type and Rent
Select fixed-term or periodic, enter rent and payment details, and set the bond.
- 4
Add Healthy Homes and Insurance Details
Complete the mandatory healthy homes compliance statement and insurance information.
- 5
Review and Sign
Review the rules, notice, and inspection terms, then download the PDF and have both parties sign before the tenancy begins.
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Legal Considerations
New Zealand residential tenancies are heavily regulated, and landlord non-compliance carries significant financial and reputational risk.
This template is for informational purposes only and does not constitute legal advice. For specific issues, contact Tenancy Services at tenancy.govt.nz or take advice from a New Zealand property lawyer.
Compliant with the Residential Tenancies Act 1986
Healthy Homes Standards
Under New Zealand’s Residential Tenancies (Healthy Homes Standards) Regulations 2019, all rental properties must meet minimum standards for heating, insulation, ventilation, moisture ingress and drainage, and draught-stopping. Since 1 July 2021, a signed healthy homes compliance statement is required in the tenancy agreement. Non-compliance can result in fines up to NZ$7,200 per breach and the Tenancy Tribunal can order work and damages.
No-Cause Termination Abolished
The Residential Tenancies Amendment Act 2020 (effective 11 February 2021) abolished no-cause terminations for periodic tenancies. Landlords can now only end periodic tenancies on specified grounds (owner occupation, sale with vacant possession, substantial renovation, change of use, antisocial behaviour) with prescribed notice periods (typically 63 or 90 days). Fixed-term tenancies automatically become periodic at the end unless the landlord has a specified section 60A reason.
Bond Lodgement and Insurance
Section 19 requires bonds to be lodged with Tenancy Services within 23 working days. Section 13BA (introduced in 2019) requires the agreement to state whether the property is insured and, if so, key insurance terms. Under Holler and Rouse v Osaki [2016] NZCA 130 and the subsequent statutory reform, tenant liability for accidental damage is capped at the lesser of four weeks’ rent or the landlord’s insurance excess.
Tenant Privacy and Data Collection
Landlords collecting tenant information (ID, bank statements, employment details) must comply with New Zealand’s Privacy Act 2020 — collect only what is necessary, use only for the stated purpose, and keep it secure. The New Zealand Office of the Privacy Commissioner has issued specific guidance on rental property data collection, and discrimination in tenant selection breaches the Human Rights Act 1993.
Frequently Asked Questions
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