🏡 Landlord Maintenance Responsibilities in New Zealand: 2025 Updates

Keeping up with landlord responsibilities is essential, especially with ongoing changes to tenancy laws in NZ. Whether you’re a first-time rental property owner or an experienced investor, understanding your maintenance obligations is key to ensuring tenant satisfaction, legal compliance, and property value protection.

At The Letting Company, we help landlords navigate rental property maintenance and compliance with ease. So, let’s answer the pressing question: Who is responsible for the maintenance of a rental property in 2025?

📌 What Are a Landlord’s Maintenance Responsibilities?

1️⃣ Ensuring Security & Safety 🔒

A landlord’s top responsibility is maintaining a safe and secure living environment for tenants. When evaluating safety measures, ask yourself:

✅ Would I feel comfortable living here?
✅ Are the locks, alarms, and smoke detectors working properly?

If the answer is no, it’s time to improve your security measures.

• Locks & Security: Landlords must provide functional locks on all entry points. Installing a security alarm system is optional but can enhance tenant safety.
• Smoke Alarms: Under NZ tenancy laws, landlords must install and maintain smoke alarms in key areas such as the kitchen, hallway, and bedrooms.
• Asbestos Management: If you’re renovating, you must identify and manage any asbestos risks to ensure the safety of tenants and neighbours.

2️⃣ Healthy Homes Standards Compliance (Deadline: July 1, 2025) 🌡️

By July 1, 2025, all private rental properties must fully comply with the Healthy Homes Standards. This means landlords must:

✔ Provide an adequate fixed heating source in the main living area.
✔ Ensure the property meets minimum insulation requirements for ceilings and underfloors.
✔ Install functioning extractor fans in bathrooms and kitchens for proper ventilation.
✔ Prevent moisture ingress and drainage issues by maintaining gutters and downpipes.
✔ Stop unnecessary draughts by sealing gaps in walls, floors, and windows.

Non-compliance may result in fines and penalties.

📌 Reference: Healthy Homes Standards

3️⃣ Ongoing Property Maintenance & Repairs 🔧

Every rental property must be habitable, meaning it must be clean, damage-free, and meet safety standards.

🏠 Indoor Maintenance

• Ventilation & Mould Prevention: Tenants should use windows, vents, and extractors to prevent moisture buildup, but landlords must ensure the property has proper ventilation.
• Chimney Cleaning: If your rental has a working chimney, it must be regularly inspected and maintained.

🌳 Outdoor Maintenance

• Gutters & Roof Repairs: Cleaning gutters and inspecting the roof for leaks is a landlord’s responsibility.
• General Exterior Upkeep: Maintaining the property’s driveway, fences, and exterior walls is also required.

💡 Pro Tip: Set a maintenance schedule to prevent costly repairs later.

4️⃣ Who Handles Repairs in a Rental Property?

A landlord is responsible for fixing structural and safety-related damages, including:

🚨 Urgent Repairs – Roof leaks, hot water cylinder failure, broken floorboards, and electrical issues.
🛠 General Repairs – Gutter leaks, plumbing faults, and appliance malfunctions (if provided in the tenancy agreement).

What’s the best approach?
📌 Outline repair timeframes in your tenancy agreement so tenants know what to expect.

5️⃣ Routine Inspections & Tenant Privacy 🏡

Under the Residential Tenancies Act (1986), landlords must give tenants 48 hours’ notice before an inspection. Inspections help:

✔ Detect early signs of damage before they escalate.
✔ Ensure tenants are complying with property care expectations.

However, tenants have the right to quiet enjoyment, meaning landlords cannot visit unannounced or conduct excessive inspections.

📌 Reference: Tenancy Law Changes

6️⃣ Selling a Rental Property: What Landlords Must Do 🏠💰

Planning to sell your rental property? Landlords must notify tenants in writing before listing. While tenants cannot refuse viewings, they can set limits, such as:

❌ No open homes.
❌ No interior photos with their personal belongings.

7️⃣ Appointing an Agent When You’re Away ✈️

If you plan to leave New Zealand for more than 21 consecutive days, you must appoint an agent to manage the rental. This can be:

• A property management company (like The Letting Company).
• A trusted individual residing in NZ.

The agent’s contact details must be shared with tenants for emergency situations.

📌 What Happens if You Don’t Meet Landlord Responsibilities?

Failure to comply with tenancy laws can result in penalties up to $2,000. The best way to stay compliant?

🔹 Keep detailed records of maintenance, repairs, and inspections.
🔹 Work with a professional property management company to handle everything.

At The Letting Company, we offer:

✔ Complete property management services (so you don’t have to worry).
✔ Legal compliance & tenancy law guidance.
✔ Regular inspections & maintenance coordination.

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