Are Landlords Responsible for Appliances?

A Comprehensive Guide

When renting out a property, one common question landlords ask is: “Am I responsible for the appliances in my rental?” Let’s break it down so you know exactly where your responsibilities lie under New Zealand tenancy laws 🇳🇿.

📌 What Counts as a Rental Property Appliance?

In rental properties, appliances typically refer to any non-fixed equipment provided by the landlord. Common examples include:

• Essential kitchen appliances: Ovens, stovetops, rangehoods, dishwashers, fridges, and freezers.
• Laundry appliances in rental homes: Washing machines and dryers.
• Heating and cooling systems: Heat pumps, air conditioners, and dehumidifiers.
• Other provided electrical devices: Microwaves, extractors, and other built-in units.

However, just because an appliance is present in the rental, it doesn’t necessarily mean the landlord is responsible for its upkeep. This depends on whether it is included in the tenancy agreement.

🏡 Understanding Landlord Responsibilities for Rental Appliances

Under the Residential Tenancies Act 1986, landlords must maintain the property and any included appliances in a reasonable state of repair. If an appliance is listed in the tenancy agreement, it is the landlord’s responsibility to:

• Ensure it is in good working condition at the start of the tenancy.
• Carry out repairs for faulty rental appliances due to normal wear and tear.
• Address appliance safety concerns in rental properties, such as faulty wiring or gas leaks.

🔧 What if a Rental Property Appliance Stops Working?

If an appliance provided by the landlord stops working due to age, wear and tear, or mechanical failure, the landlord is legally obligated to repair or replace it in a timely manner.

⚠️ Exceptions and Exclusions in Appliance Responsibilities

• If the appliance is not included in the tenancy agreement, the landlord is not required to repair or replace it.
• If a tenant brings their own appliances, the landlord has no responsibility for their maintenance.
• Portable appliances (e.g., a microwave) are generally not covered unless explicitly included in the agreement.

🛑 What Happens if a Tenant Damages a Landlord-Provided Appliance?

If a tenant causes damage to an appliance through misuse or negligence, they may be held responsible for repair or replacement costs. Landlords can:

• Deduct the cost from the tenant’s bond (if applicable).
• Request the tenant to cover repair expenses.
• Lodge a claim with the Tenancy Tribunal if the tenant refuses to pay.

🤔 Common Scenarios in Rental Appliance Responsibilities

• Accidental Damage to Appliances: If a tenant spills liquid into a dishwasher and it stops working, they could be liable for repairs.
• Wear and Tear Repairs for Rental Property Appliances: If an oven’s heating element stops working after years of use, the landlord must fix or replace it.
• Negligence Leading to Appliance Damage: If a tenant overloads a washing machine and breaks it, they may be responsible for the cost of repair.

✅ Best Practices for Landlords Managing Rental Property Appliances

To avoid disputes and ensure a smooth rental experience, landlords should:

✔ List all provided appliances in the tenancy agreement with clear terms of responsibility. ✔ Schedule regular appliance maintenance to prevent major breakdowns. ✔ Include appliance care instructions in the welcome pack for tenants. ✔ Respond promptly to maintenance requests to keep tenants satisfied and properties compliant. ✔ Consider landlord insurance covering rental appliance repairs to manage unexpected costs.

📞 Need Help Managing Your Rental Property and Appliances?

At The Letting Company, we specialise in hassle-free property management. Whether it’s appliance maintenance, tenancy agreements, or legal compliance, we handle it all so you don’t have to 🚀.

📞 Call us: 0800 LETTING
📧 Email: office@thelettingcompany.co.nz
🌍 Visit: thelettingcompany.co.nz

Stay informed, stay compliant, and keep your rental property running smoothly! 🏡✨

📚 References & Further Reading

• Tenancy Services New Zealand – Residential Tenancies Act 1986
• Tenancy Services NZ Guide – Landlord Responsibilities
• New Zealand Property Investors Federation – Appliance Responsibilities in Rentals

In this article, we’ll explore the key housing policy changes and their impact on the Auckland rental market, tenant expectations, and property management strategies.

🏡 Key Housing Policy Changes in New Zealand

The government has introduced several reforms to tackle the housing crisis. These policies focus on urban intensification, affordability, and first-home buyer support.

1. Zoning Reforms – Increasing Housing Density

The Medium Density Residential Standards (MDRS) now allow up to three homes per site without requiring resource consent.

What this means:

• More apartment-style housing in urban areas.
• Higher rental supply, giving tenants more options.
• Increased competition among landlords.

📌 More details: NZ Government Housing Policy

2. Reduced Parking Requirements – A New Urban Focus 🚗

New developments no longer require off-street parking. This policy reduces construction costs but affects tenant preferences.

Pros & Cons for Landlords:
✔ Lower development costs = more housing supply.
✔ Encourages public transport use.
❌ Tenants in car-dependent areas may find this inconvenient.

📌 More details: Auckland Council Urban Planning

3. Build-to-Rent Growth – Changing the Rental Market 🏢

The rise of build-to-rent (BTR) housing is reshaping Auckland’s rental sector. Large-scale developments like Sylvia Park’s Resido project offer secure, long-term rental options with professional management.

Impact on Private Landlords:
✔ Higher tenant expectations (amenities, secure leases).
✔ Long-term stability for renters.
❌ More competition in the rental market.

📌 More details: Sylvia Park’s Resido Development

4. First-Home Buyer Support – Shifting Rental Demand 🏠

Expanded government grants and loans are making homeownership more accessible. As a result, some long-term tenants are now purchasing homes.

How This Affects Landlords:

• More renters leaving the market.
• Greater focus on attracting young professionals and students.

📌 More details: Kainga Ora First Home Grants

📊 How These Policies Impact Auckland Property Management

1. More Rental Supply = Higher Competition 🔄

As more properties enter the market, landlords must offer more than just a place to live.

✔ Competitive pricing is crucial.
✔ Well-maintained, energy-efficient homes attract better tenants.
✔ Tenant experience matters—good service encourages long-term stays.

2. Build-to-Rent Developments Raise Expectations 📈

Tenants now look for modern features, professional management, and long-term stability.

✔ Consider adding smart home upgrades.
✔ Offer longer lease options to retain tenants.
✔ Provide fast maintenance response for tenant satisfaction.

3. Changing Tenant Demographics – Who Will Rent in 2025? 🤔

With first-home buyers leaving the rental market, landlords need to shift their focus.

🏡 Young professionals – Prefer modern apartments with amenities.
🎓 Students – Seek affordable rentals near universities.
👨‍👩‍👧‍👦 Families – Want long-term rental security.

📌 The Bottom Line – What Landlords Should Do Now

Auckland’s rental market is evolving. Staying ahead means understanding trends, meeting tenant expectations, and remaining competitive.

✅ Monitor trends like zoning changes and build-to-rent developments.
✅ Upgrade properties with energy-efficient and modern features.
✅ Prioritise tenant retention by offering competitive rental terms.

📩 Need Expert Property Management Advice?

At The Letting Company, we help Auckland landlords navigate these changes with ease. Whether it’s staying competitive or attracting reliable tenants, we’re here to help.

📩 Email us today! → office@thelettingcompany.co.nz

What the 2025 Tenancy Law Changes Mean for Auckland Landlords

The New Zealand government recently introduced significant amendments to tenancy laws, which have major implications for Auckland landlords and property managers. These changes aim to provide greater security for tenants while ensuring landlords maintain compliance.

In this article, we break down the key changes, how they impact landlords, and what you should do to stay compliant.

🔹 Key 2025 Tenancy Law Changes

1. Stricter Rental Increases

• What’s changed? Landlords can now only increase rent once every 12 months, and increases must align with a new national rental index.
• Impact on landlords: This limits the ability to adjust rents based on market conditions.

2. Stronger Protections for Tenants Against Unjust Evictions

• What’s changed? Landlords must provide clearer justifications for ending a tenancy. New regulations further restrict no-cause evictions.
• Impact on landlords: Tenancy terminations require documented reasons, and failing to follow proper procedures could lead to penalties.

3. Maintenance & Healthy Homes Standards Updates

• What’s changed? More stringent Healthy Homes Standards will apply, particularly around insulation, ventilation, and heating requirements.
• Impact on landlords: Landlords must upgrade older rental properties or face compliance penalties.

📌 More details: Tenancy Services NZ

🔹 What Landlords Should Do Now

✅ Review rental increase policies to ensure compliance.
✅ Keep clear tenancy records to justify any evictions.
✅ Check your property’s Healthy Homes compliance before the deadline.

Need help navigating the new laws? 📩 Contact The Letting Company today! → office@thelettingcompany.co.nz

What are the Healthy Homes Standards

The healthy homes initiative in New Zealand was introduced to provide tenants with minimum standards of warmth and dryness in their homes. This includes requirements for landlords, such as ventilation, heating, and insulation.

Why Do We Need the Healthy Homes Initiative in New Zealand

Up until now, far too many New Zealanders have been living in freezing, damp-ridden houses. Many do not have a heating source nor any insulation to protect tenants from the frigid conditions outside their doors. Low-income families don’t have extra money to spare on expensive heating systems. They often use cheap heating sources that they purchased themselves, although barely ever turn them on due to the considerable cost of electricity. So, if you’ve been wondering what the healthy homes standards are and why they are necessary, these measures have been put in place to prevent New Zealanders from renting cold, mouldy, damp homes.

When Must Landlords Comply with the New Standards

As of 1 July 2019, the healthy homes standards were put into law. However, that does not denote when landlords must comply with the new standards, as not all relevant changes had to be complied with immediately. As of 1 July 2021, within 90 days, all private rentals with new or renewed tenancies must comply with the new guidelines.  As a landlord, it is your role to maintain your property and ensure it is a healthy, safe place for your tenants to live. You may be surprised to learn that safer properties can mean fewer costs for you! When there is no mould gathering on the property, or dampness causing damage to the walls and flooring, you will spend far less on keeping the house in good condition. Safeguard your investment by spending money in areas that will prevent you from further outlay in the future.

How to Plan for the New Healthy Homes Initiative New Zealand

1. Plan Ahead

Getting everything ready to be compliant with the new NZ tenancy laws from July takes time, so you need to start planning right now. Look into the areas where your property already meets the guidelines, and which issues you may need to resolve by then. If you need to install insulation, for example, leaving it until July could be disastrous! Everyone else will be rushing to meet the deadline as well, and you will have trouble finding qualified tradespeople who have the time to take on your project. Start planning in advance so that you’re fully prepared for when landlords must comply with the new standards.

2. Study Up on the Healthy Homes Standards

It is your responsibility as a landlord to make sure that your home is up to standards, or you can potentially face some hefty fines. Read up on the healthy homes standards and make sure that you are well-versed in what properties now require. Knowledge is power; after all, how can you comply if you don’t know what the guidelines are?

3. Get in A Professional

Rather than trying to determine for yourself whether your house meets the new tenancy laws, get in a professional to do it instead. Someone like a certified builder will be fully aware of everything the healthy homes initiative requires and will have the best knowledge about possible solutions for your property. Get them to check that you meet every aspect of the new laws, even if you think you are already compliant – you never know what areas your house may be lacking in. For example, there is now a required heating capacity, and you may think that your heater meets it, but how can you be sure?

4. Future-Proof Your Investment

It may be tempting to just purchase the cheapest heating option available for your rental, but remember that your property is an investment. Don’t cut corners or just buy the cheapest thing, as it’ll end up costing you in the long run. Research the cost and benefits of each heating and insulation option to come up with what will last the longest and cost tenants the least. Remember that tenants may not even use a heater if it will make their power bills too high. You want that home to be warm so that it stays dry and prevents mould, so come up with a solution that works for both you and your tenants.

5. Create a Timeline

Once you have determined what needs doing and which heating and insulation options you are going to select, you can start to nail down a timeline. Get in touch with the necessary people who can assist you with installation or renovations and book them in. They should be able to offer an indication of how long the project will take so that you can plan around this with anything else you need to complete. As mentioned, if you leave it all until the last minute, you are likely to face additional hurdles, such as not being able to find someone to do the job.

6. Keep Full Records

You need to keep complete records of every action you have taken to comply with the healthy homes standards. Retain absolutely everything relevant to this; receipts, photos, inspection reports, invoices, and Code Compliance Certificates. This will make it easy to prove later that you do, in fact, meet the standards. Additionally, records of how you meet the healthy homes standards must be made available to your tenants.

We Can Help Manage Your Auckland Property

If you have any questions about the healthy homes standards and how they may affect your rental, we’re here to help. Call us today to discuss your concerns with the new tenancy laws in New Zealand, and one of our friendly team will be more than happy to have a chat with you. The Letting Company can do everything for you from advertising the property to selecting the most suitable tenants and ensuring that your income remains continuous – the entire property management process! All you need to do is get in touch and leave the entire process to us. Phone or email now and someone will be ready to discuss your plans. 0800 538 846 office@thelettingcompany.co.nz