A landlord who manages her own rental is going overseas for six weeks. What does the Residential Tenancies Act 1986 require?
Correct Answer
A) Appoint an agent in New Zealand before leaving and give the tenant the agent's details.
Section 16A requires a landlord who will be out of New Zealand for longer than 21 consecutive days to appoint an agent in New Zealand before departing. The landlord must immediately tell the tenant the agent's name, contact address and address for service, and tell Tenancy Services if a bond is held. Failure is an unlawful act.
Why This Is the Correct Answer
Section 16A requires a New Zealand agent for absences over 21 consecutive days.
Why the Other Options Are Wrong
Option B: Nothing, since landlords may be contacted by email while overseas.
Section 16A requires an agent if the landlord is out of New Zealand for more than 21 days.
Option C: Appoint an agent only if the absence will be longer than 90 days.
The trigger is more than 21 consecutive days, not 90.
Option D: Ask the tenant to hold the keys and deal with any repairs that arise.
The landlord must appoint an agent; the tenant cannot be made to stand in.
Background Knowledge for Property Management
Source: https://www.legislation.govt.nz/act/public/1986/0120/latest/whole.html
Exam Tip for Property Management
Away more than 21 days: appoint a New Zealand agent first.
Common Mistakes to Avoid on Property Management Questions
- •Assuming remote contact removes the need for an agent.
More Property Management Questions
How long does a landlord have to lodge a bond with Tenancy Services after receiving it from a tenant?
Which of the following is a mandatory requirement for all rental properties under the Healthy Homes standards?
A periodic tenancy began 8 months ago and the rent has never been raised. If the landlord gives written notice today, when is the earliest a rent increase can take effect?
A property manager discovers a tenant has been subletting rooms without permission for 6 months, generating significant income. The head tenant is otherwise compliant and rent is current. What factors would most influence the Tenancy Tribunal's decision on termination?
Under the Residential Tenancies Act 1986, what is the most a landlord can charge as a general bond (not counting any separate pet bond)?
- → Which of the following is NOT a mandatory requirement for tenancy agreements under the Residential Tenancies Act?
- → How much notice must a landlord give a tenant before conducting a routine property inspection?
- → A tenant has given 21 days' notice to terminate a periodic tenancy but wants to leave 5 days early. What must happen for this to be legally acceptable?
- → A tenant claims bond refund for $1,200 but the landlord disputes $400 for carpet cleaning. The tenant disagrees and applies to the Tenancy Tribunal. What happens to the bond during this dispute?
- → How often may a landlord carry out routine inspections during a tenancy?
- → A landlord wants to increase rent for a periodic tenancy. What is the minimum notice period they must give?
- → During a property inspection, a property manager discovers the tenant has installed a spa pool without permission. What is the most appropriate first step?
- → By what date did all private rental properties in New Zealand have to comply with the healthy homes standards?
- → A property manager conducts an inspection and finds the tenant has installed a heat pump without permission. The tenancy agreement prohibits alterations without consent. What can the landlord legally require?
- → During a property inspection, a landlord notices the tenant has changed the locks. Under what circumstances is this legally permitted?
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