19/09/2025
From No-Cause to New Cause: Understanding New Zealand’s Tenancy Law Reforms for a Shifting Rental Market
Learn how New Zealand’s tenancy law reforms affect periodic and fixed term tenancies, notice periods, pet consent, and rental agreements. Stay informed with guidance from Surani Associates.
Why Have Tenancy Laws in New Zealand Changed?
New Zealand’s rental market has been evolving for years, with tenants and landlords alike calling for fairer rules. The Residential Tenancies Amendment Act (often referred to as the amendment act) introduced sweeping changes that shifted tenancy termination rules, pet consent requirements, and notice periods.
The purpose behind these reforms is to balance the rights and responsibilities of both landlords and tenants. For years, landlords could issue a 90 days notice to end a periodic tenancy without giving a specific reason. Now, landlords must provide reasonable grounds to end a tenancy, moving the system from no cause to new cause.
These reforms also aim to:
Strengthen protections for tenants in existing tenancies
Clarify when landlords can end a tenancy
Support compliance through the Tenancy Tribunal
Adapt tenancy law to reflect today’s housing needs
For tenants and landlords navigating New Zealand’s rental laws, staying informed is essential.
What Is the Difference Between a Periodic Tenancy and a Fixed Term Tenancy?
A key aspect of understanding the new reforms is recognizing how tenancy types work.
Periodic tenancy: This tenancy has no expiry date. It continues until either the landlord or tenant gives proper notice. Under the new laws, landlords must provide a specific reason to end a periodic tenancy.
Fixed term tenancy: This tenancy runs for a set period with a clear expiry date. Traditionally, when a fixed term ended, both parties could choose not to renew. With the changes, many fixed terms automatically roll into periodic tenancies unless the parties agree otherwise.
These differences shape what happens when you need to end a periodic tenancy or end a fixed term.
How Do Tenancy Termination Rules Work Under the New Laws?
What Are the New Grounds for Ending a Tenancy?
Under the residential tenancies amendment act, landlords must now give a specific reason when serving a termination notice. Common grounds include:
The landlord or a family member intends to move into the property as their main residence
The property is being sold with vacant possession
Major renovations or repairs are planned that require the property to be empty
The tenant has engaged in an unlawful act such as repeated rent arrears or antisocial behavior
What Are the Adjusted Notice Periods?
The adjusted notice periods are another key change. Examples include:
Tenants can now end a periodic tenancy with 28 days’ notice
Landlords must give 90 days notice for most reasons, but some situations (like selling the property) require 63 days notice
These changes protect tenants from sudden displacements while still giving landlords flexibility under certain conditions.
What Do the New Rules Say About Pets?
One of the most talked-about reforms involves pet consent rules. Previously, landlords could refuse pets without reason. Now:
Tenants may make a tenant’s request to keep a pet, and landlords cannot unreasonably decline.
Written consent must be provided when a pet is approved.
Landlords can set reasonable conditions, such as limiting pets to certain areas of the property.
While landlords cannot charge a separate pet bond or two weeks rent as an upfront fee, they can still seek compensation for pet related damage or accidental pet related damage.
These pet related changes are designed to reflect modern living, where pets are part of many families.
How Do the New Tenancy Law Changes Affect Landlords?
Landlords must adjust to the new rules to avoid breaching tenancy law. The changes require:
More documentation in tenancy agreements
Clearer communication when issuing a termination notice
Respecting fair wear and tear versus actual damage
Adapting to new rules about when landlords can end tenancies
Failing to follow these reforms can result in penalties at the Tenancy Tribunal, as non-compliance may be treated as an unlawful act.
How Do the Reforms Affect Tenants?
For tenants, the reforms bring more stability and protection.
Tenants are no longer at risk of losing their home without cause
They have greater chances to keep pets with written permission
They benefit from clear rights and responsibilities
Tenants gain extra protection in cases of family violence, allowing for early termination with a shorter notice period
These changes help tenants plan long-term and manage their financial planning more effectively.
What Are the Key Updates About Smoking, Rent, and Property Use?
The reforms also address smaller but significant issues in tenancy law.
Landlords may prohibit smoking indoors, protecting properties from damage
Rent increases are limited to once every 12 months
Tenants are expected to keep properties in good condition, but they are only liable beyond fair wear and tear
These updates aim to strike a balance between protecting landlords’ investments and ensuring tenants have secure housing.
How Do Tenancy Tribunal and Tenancy Services Support Compliance?
The Tenancy Tribunal and Tenancy Services remain central in resolving disputes and helping both parties understand Zealand’s rental laws. Their role includes:
Deciding matters where landlords and tenants disagree
Ensuring parties follow rights and responsibilities
Providing guidance on service tenancies, rental agreements, and changes to the residential laws
By increasing the jurisdictional limit, the tribunal can now handle more significant financial disputes, reducing the need for costly legal proceedings.
How Can Landlords and Tenants Stay Informed About These Changes?
The bill passed by the previous government brought major reform, and further amendments may follow as the rental market evolves. To stay on top of changes:
Regularly check updates from tenancy services
Review your tenancy agreement carefully before signing
Seek legal support when needed to ensure compliance
For expert guidance, you can consult with professionals such as Surani Associates, who provide services in property law, conveyancing, and tenancy-related matters.
Useful interlinked resources include:
Conclusion: What Does This Mean for the Future of New Zealand’s Rental Market?
The shift from no cause to new cause in tenancy law marks a historic turning point in New Zealand’s rental laws. It means tenants enjoy more housing security while landlords must carefully follow updated procedures.
These reforms reflect the reality of a growing rental market, where fair rules are vital for both sides. Whether you are a landlord or tenant, knowing the rules around notice periods, tenancy termination, pet rules, and fair wear and tear can save time, money, and stress.
If you need expert support in navigating tenancy agreements or broader property law, visit Surani Associates for professional legal advice tailored to your situation.
Works Cited
Ministry of Housing and Urban Development. Residential Tenancies Act 1986 and Amendments. Government of New Zealand, 2021.
New Zealand Parliament. Residential Tenancies Amendment Act 2020. Parliamentary Counsel Office, 2020.
Tenancy Services New Zealand. Ending a Tenancy. Government of New Zealand, 2023.
Ministry of Justice. Tenancy Tribunal: Jurisdiction and Powers. Government of New Zealand, 2022.
Department of Internal Affairs. Pet-Friendly Housing Policy Guidance. Government of New Zealand, 2023.
Frequently Asked Questions
1. What does “from no cause to new cause” mean in tenancy law?
It means landlords can no longer end a tenancy without giving a valid reason. They must now provide specific grounds under the new laws.
2. Can a landlord still refuse pets under the new rules?
Yes, but they must provide reasonable grounds. They cannot decline a pet request unreasonably.
3. How much notice does a landlord need to give now?
Most situations require 90 days notice, while selling the property with vacant possession usually requires 63 days notice.
4. What happens when a fixed term ends?
Unless both parties agree otherwise, a fixed term generally rolls into a periodic tenancy.
5. Where can I get legal help for tenancy or property matters?
You can reach out to Surani Associates, who specialize in property and tenancy law services.
