Rent is 16 days in arrears and the property manager has good reason to think the tenant has left for good. How can the property manager check the house?
Correct Answer
D) Enter to confirm abandonment after giving at least 24 hours' notice.
Section 48(2A) and (2B) allow entry to confirm abandonment where rent is at least 14 days in arrears and the landlord has reasonable cause to believe the tenant has abandoned the premises. The landlord must give notice at least 24 hours before entry. The Tribunal can then end the tenancy under s 61.
Why This Is the Correct Answer
Section 48(2B) allows abandonment checks on 24 hours' notice once rent is 14 days in arrears.
Why the Other Options Are Wrong
Option A: Enter to confirm abandonment after giving at least 48 hours' notice.
Section 48(2B) needs not less than 24 hours' notice for an abandonment check.
Option B: Enter at any time without notice, because abandonment is treated as an emergency.
Section 48(2A)–(2B) sets a notice requirement, so entry without notice is not allowed.
Option C: Enter only after 21 days in arrears and a Tribunal order for possession.
The abandonment entry power needs 14 days' arrears and notice, not an order.
Background Knowledge for Property Management
Source: https://www.legislation.govt.nz/act/public/1986/0120/latest/whole.html
Exam Tip for Property Management
Abandonment check: 14 days' arrears, reasonable belief, 24 hours' notice.
Common Mistakes to Avoid on Property Management Questions
- •Treating suspected abandonment as an emergency allowing entry without notice.
More Property Management Questions
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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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