Property Management

When does Part 2A of the Residential Tenancies Act 1986 on boarding houses apply?

A boarder tells the boarding house manager in person that he is leaving the day after tomorrow. Is this valid notice?

A boarding house landlord wants a boarder to leave but has no specific reason. What notice is needed?

A boarding house landlord takes a bond of one week's rent from a new boarder. What must the landlord do with it?

A tenant claims their bond should be refunded in full, but the landlord wants to retain $800 for carpet cleaning and $300 for garden maintenance. The tenancy agreement states 'property to be returned in same condition as received, fair wear and tear excepted.' What is the most likely outcome?

Under the Residential Tenancies Act 1986, what is the most a landlord can charge as a general bond (not counting any separate pet bond)?

A property manager receives a bond of $2,400 for a furnished rental property with weekly rent of $500. Three weeks later, they realize the bond amount is incorrect. What should they do?

How long does a landlord have to lodge a bond with Tenancy Services after receiving it from a tenant?

A tenant has caused damage to a rental property that will cost $800 to repair. The bond held is $2,000. What is the correct procedure for the landlord to follow?

A landlord wants to claim bond money for carpet cleaning after a 2-year tenancy ends. The carpet shows normal wear and tear but the tenant did not have it professionally cleaned. The tenancy agreement requires professional cleaning. What is the likely outcome?

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?

When can a property manager retain part of a tenant's bond for cleaning costs?

Halfway through a periodic tenancy the tenant's only pet, an elderly cat, dies. The tenant asks the property manager whether the pet bond must stay lodged until the tenancy ends. What is the correct answer?

A tenant has written consent to keep two cats and a dog. The landlord's property manager wants to take a separate pet bond for each animal. What does the Residential Tenancies Act 1986 allow?

Three months after a tenancy ended, a landlord who never agreed the bond split with the tenant wants to apply alone for part of the bond. What is the position?

A property manager lets a house at an invented rent of $650 a week to a tenant who has consent to keep a dog. What is the most the landlord can lawfully take as general bond and pet bond combined?

An owner of a periodic tenancy wants the tenant out but has no particular reason. What is the minimum notice the property manager must give?

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?

A tenant physically assaults the property manager during an inspection, and Police file a charge. What can the landlord do?

The owner of a periodic tenancy wants her adult son to move in and live there as his main home. What notice can the property manager give?

Neighbours complain about repeated late-night disturbances by a periodic tenant's guests. The property manager wants to use the anti-social behaviour ground. What must be shown?

A tenant on a 12-month fixed term tells the property manager in writing, 10 days before the term expires, that she will move out on the expiry date. Neither party gave any earlier notice. What is the effect?

A landlord signs an agreement to sell a tenanted house. The agreement is still conditional on the buyer's finance, but it requires vacant possession on settlement. Can the property manager give the periodic tenant 42 days' notice now?

Six months into a 12-month fixed term, a tenant is moved by her employer to another city at short notice. The landlord will not agree to end the tenancy early. What can the tenant do?

A 12-month fixed-term tenancy ends on 31 March. The landlord does not want it to continue but has no particular reason. What must the property manager do?

A property manager sends a tenant a notice on 1 June for a routine inspection on 20 June at 6:30 pm. What is wrong with the notice?

A contractor needs to measure a rental's living room to check it meets the healthy homes heating standard. What notice must the tenant get?

A plumber must replace a leaking hot water cylinder at a rental. How much notice must the tenant get before entry?

A rental has an open fireplace. The tenant would like to use it in winter. Under the healthy homes draught-stopping standard, what applies?

The living room of a rental is heated only by a portable unflued gas heater supplied by the landlord. Does this meet the healthy homes heating standard?

A bedroom in a rental has a floor area of 12 m². What is the minimum total openable window or door area required under the healthy homes ventilation standard?

When drafting a new tenancy agreement, which statement must the landlord include and sign?

Which of the following is NOT a mandatory requirement under the Healthy Homes standards?

Which of the following is a mandatory requirement for all rental properties under the Healthy Homes standards?

A property manager inspecting a rental built in 1978 finds peeling paint that may contain lead. What is the most appropriate immediate response?

A property manager discovers during an inspection that the rental property does not meet the insulation requirements under Healthy Homes standards, and the compliance date has passed. What is the most serious potential consequence for the landlord?

By what date did all private rental properties in New Zealand have to comply with the healthy homes standards?

Under the Healthy Homes standards, what is the minimum temperature that heating must be able to achieve in the main living room?

Ceiling insulation is being installed in a rental in zone 3 (the colder central and southern areas). What minimum R-value, when installed, meets the healthy homes insulation standard?

During a property inspection, a landlord notices the tenant has changed the locks. Under what circumstances is this legally permitted?

A property manager enters with notice to take samples for methamphetamine testing. The laboratory results arrive a week later. What must the property manager do?

Police tell a landlord that methamphetamine was probably manufactured at her tenanted property. What must the landlord do under the 2026 regulations?

A detailed test finds methamphetamine at 42 µg/100 cm² throughout a rental. The tenant did not cause it and neither party is in breach. What does the Act provide?

A landlord whose rental tested above the maximum acceptable level wants the same company that did the detailed test to do the decontamination. What do the 2026 regulations say?

A detailed test at a rental in May 2026 finds methamphetamine at 18 µg/100 cm² in one bedroom and below 5 everywhere else. What do the 2026 regulations require?

A landlord discovers significant damage during a property inspection that wasn't caused by fair wear and tear. The tenant refuses to pay for repairs. What is the most appropriate first step for the landlord?

A property manager receives a complaint from neighbors about excessive noise from a rental property during a party at 2 AM on a Wednesday. The tenancy agreement includes a quiet enjoyment clause. What combination of actions should the property manager take?

In which situation may a landlord enter a rental property without giving the tenant any notice or first getting consent?

How much notice must a landlord give a tenant before conducting a routine property inspection?

How often may a landlord carry out routine inspections during a tenancy?

During a property inspection, a property manager discovers the tenant has installed a spa pool without permission. What is the most appropriate first step?

A property manager discovers during an inspection that the rental property has a methamphetamine contamination level of 2.5 micrograms per 100cm². The tenancy agreement includes a clause making tenants liable for any drug contamination. What action should be taken?

During a property inspection, a property manager discovers the tenant has installed a heat pump without permission. What is the most appropriate first step?

A tenant wants to complain about a residential property manager who holds no real estate licence and failed to lodge the bond. Where should the complaint go?

An unlicensed property manager finds tenants for residential houses and also negotiates a new lease of a retail shop for a client. Which activity needs a licence under the Real Estate Agents Act 2008?

A licensed salesperson also manages rentals for her agency and secretly keeps part of an owner's rent. The managing agent says the REA cannot act because residential property management is not real estate agency work. Is that right?

A rental is advertised at $720 a week (an invented figure). At the viewing, the property manager tells applicants that 'offers above the advertised rent will be looked at favourably'. What is the legal position?

A property manager wants to advertise a rental online with 'Rent: by negotiation'. Is this allowed?

A new tenant is asked to pay four weeks' rent in advance on top of the bond. How much rent in advance can a landlord lawfully require?

A property management company plans to charge each new tenant a letting fee equal to one week's rent. Is this allowed?

A 12-month fixed-term tenancy agreement has no clause allowing rent increases. Nine months in, the owner asks the property manager to raise the rent. What applies?

Over a long weekend a tenant cannot reach the property manager about a burst pipe flooding the kitchen, so she pays a plumber $420. What is her position?

A tenant asks in writing to put up a baby gate and screw-in picture hooks. The property manager has not replied after three weeks. What is the position?

A tenant carelessly leaves a pot on the stove and causes $9,000 of fire damage. Rent is an invented $550 a week and the insurance excess is $5,000. Nothing unlawful or intentional happened. What is the most the tenant must pay?

A landlord selling a tenanted home wants to show prospective buyers through it. Under the Residential Tenancies Act 1986, how often can viewings happen?

Mid-tenancy, an older-style smoke alarm with a replaceable battery starts beeping because the battery is flat. Who must replace the battery?

A landlord is fitting new smoke alarms in a two-storey rental. Which alarms meet the requirements?

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?

A tenant has been in a fixed-term tenancy for 8 months and wants to terminate early due to a job relocation. What is the most appropriate action for the property manager?

Which of the following is a mandatory inclusion in all residential tenancy agreements under New Zealand law?

A fixed-term tenancy agreement expires on June 30th. The tenant wishes to stay and the landlord agrees but no new agreement is signed. What type of tenancy exists from July 1st?

A tenant in a fixed-term tenancy wants to assign their tenancy to a new tenant. The landlord initially agrees but later changes their mind before the assignment is completed. Under the Residential Tenancies Act, can the landlord refuse the assignment?

A tenant gives 21 days' notice to terminate a periodic tenancy, but the landlord believes 28 days' notice is required. How should this situation be resolved?

A landlord wants to increase rent for a periodic tenancy. What is the minimum notice period they must give?

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 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?

Which of the following is NOT a mandatory requirement for tenancy agreements under the Residential Tenancies Act?

After signing a tenancy agreement, a landlord decides to list the rental for sale. What must the landlord do?

A landlord wants to stop tenants smoking cigarettes inside a rental house. Can the tenancy agreement do this?

A landlord and tenant agree terms by phone and the tenant moves in before any paperwork is done. What has the landlord failed to do?

A landlord who manages her own rental is going overseas for six weeks. What does the Residential Tenancies Act 1986 require?

A periodic tenant is 23 days behind with rent when the property manager files a Tribunal application. What does section 55 require the Tribunal to do?

Two weeks after complaining to Tenancy Services about mould, a periodic tenant receives a 90-day notice. She thinks it is payback. What can she do?

A landlord never lodged a tenant's bond. The tenancy ended 10 months later, and the tenant now wants exemplary damages. What is the time limit for applying?

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?