Landlord tenancy contracts in NZ: what must be in the agreement

Under the Residential Tenancies Act 1986, every residential tenancy agreement must be in writing and signed by landlord and tenant. A clear contract sets rent, bond, duration, and responsibilities — and is what you rely on if something goes to the Tenancy Tribunal.

Start from the free Tenancy Services agreement templates, then add only lawful special conditions for your property. Always check current rules on tenancy.govt.nz.

Mandatory contents

• Full legal names and contact details of all landlords and tenants
• Complete property address (including unit number if applicable)
• Tenancy start date and type (fixed-term or periodic)
• Rent amount, payment frequency, due date, and payment method / account details
• Bond amount and lodgement with Tenancy Services
• Signatures and dates from all parties

Missing mandatory information can cause enforcement problems later — especially around rent increases or ending the tenancy.

Healthy Homes, smoke alarms, and quiet enjoyment

Agreements should include (or attach) the required Healthy Homes / insulation statements and confirm heating, ventilation, moisture/drainage, and draught-stopping standards are met. See our Healthy Homes checklist.

• Smoke alarms present, positioned correctly, and tested around tenancy start
• Acknowledge the tenant's right to quiet enjoyment
• Avoid unlawful / outlawed clauses — generic overseas templates often include provisions that are void in NZ

Rent, bond, and money terms

• State exact rent and whether it is weekly, fortnightly, or monthly
• Bond is generally capped at four weeks' rent for typical unfurnished rentals — lodge with Tenancy Services (commonly within 23 working days of receipt); never hold the bond privately
• Cover bond refund / claim process at the end of the tenancy — see bond lodgement
• Rent increases must follow RTA timing and notice — see rent increase rules (typically 60 days' written notice and once every 12 months where applicable)

Maintenance and repairs

Spell out who does what: landlords keep the property in a reasonable state of repair; tenants keep it reasonably clean and notify damage promptly. Include how to report issues, expected response for urgent vs non-urgent work, and emergency contacts.

Pair the agreement with a thorough move-in inspection so condition is documented from day one.

Fixed-term vs periodic

• Fixed-term — runs to a set end date; rent usually locked unless the agreement allows a lawful increase.
• Periodic — continues until ended with proper notice.

Notice periods differ by type and grounds — see fixed-term vs periodic and ending a tenancy. Include how breaches are handled (e.g. Notice to Remedy).

Special conditions (use carefully)

Property-specific add-ons are fine when lawful — for example pets, parking, shared facilities, lawns, or smoking rules. Do not add clauses that try to contract out of the RTA or Healthy Homes duties.

Templates, e-sign, and variations

• Prefer Tenancy Services / MBIE templates over generic international samples
• Electronic signatures are generally valid in NZ when authentication and storage are sound
• Keep the signed PDF, bond lodgement receipt, inspection reports, and all notices together
• Document renewals and variations in writing — do not rely on informal chats alone

Common mistakes

• Using an outdated or non-NZ template missing mandatory disclosures
• Vague rent or bond terms (no due date, frequency, or lodgement commitment)
• Holding the bond yourself instead of lodging with Tenancy Services
• Wrong notice periods for ending the tenancy
• No written record of special conditions or later variations