Moving into your first flat is exciting but comes with legal obligations, costs, and traps that most first-time flatters don't see coming. This guide covers everything you need before signing a tenancy agreement: what bonds actually are and how they're lodged, the difference between fixed-term and periodic tenancies, your rights and responsibilities, what landlords can and can't charge you for, inspections, and how to use the Tenancy Tribunal if things go wrong.
By law, every landlord must provide a written tenancy agreement within 21 days of the tenancy starting. Critical things to check:
| Feature | Fixed-Term | Periodic |
|---|---|---|
| Duration | Set period (e.g. 6 or 12 months) | Ongoing until ended |
| You can leave | Only at end (or by mutual agreement) | 28 days' written notice |
| Landlord can end | 90 days' notice before end date | 90 days' notice (no reason required) |
| Rent increase | Only if agreement allows (max once/12 months) | 60 days' notice, max once/12 months |
| Best for | Stability, locked-in rent | Flexibility to move |
If three flatmates are all named on one tenancy agreement, ALL THREE are jointly and severally liable for the full rent. If one flatmate stops paying, the landlord can chase YOU for their share. Options: one head tenant who sub-lets rooms (carries risk but has control), individual tenancies per room (rare but ideal), or joint tenancy with flatmates you trust financially.
For a $350/week flat, expect roughly $2,200 to $2,500 BEFORE day one.
The bond is security against damage or unpaid rent. It's YOUR money, held by the government (Tenancy Services), not the landlord.
This is your most important document. At move-in and move-out:
| Standard | Requirement |
|---|---|
| Heating | Fixed heater in main living area capable of reaching 18 degrees C (heat pump, wood burner, or similar; not unflued gas) |
| Insulation | Ceiling and underfloor insulation meeting minimum R-values for the region |
| Ventilation | Openable windows in living areas and bedrooms; extractors in kitchen and bathroom |
| Moisture/drainage | Efficient drainage, no pooling water under house, guttering functional |
| Draught-stopping | Gaps around windows, doors, and walls sealed |
If the flat doesn't meet these standards, the landlord is breaching the RTA. You can apply to the Tenancy Tribunal. Penalties up to $7,200 per breach.
Landlord fixes: structural, plumbing, electrical, heating, weatherproofing, locks, smoke alarms. You fix: keeping it clean, reporting damage promptly, replacing smoke alarm batteries.
If something breaks that's the landlord's responsibility: (1) report in writing (email creates a record), (2) give reasonable time, (3) if no response, send 14-day notice to remedy, (4) if still nothing, Tenancy Tribunal. For emergencies (burst pipe, no hot water in winter), arrange repairs yourself and claim costs back.
| Who | Fixed-Term | Periodic |
|---|---|---|
| Tenant leaving | Can't leave early without agreement. At end: no notice needed. | 28 days' written notice |
| Landlord ending | 90 days' notice before end date | 90 days' notice (no reason needed) |
| Both agree | Can end anytime by mutual written agreement | Can end anytime by mutual agreement |
The Tribunal strongly favours tenants who have documentation. Photos, emails, inspection reports, written notices: keep everything.
Sam, 19, moves into a 3-bedroom flat in Christchurch. Room is $220/week.
Three friends on a joint tenancy at $600/week total. Tyler stops paying after month 3.
Lesson: Joint tenancy = joint financial risk. If a flatmate won't pay, YOU cover or face eviction. Consider a head-tenant arrangement or written flatmate agreement.
Landlord claimed $800 from her $1,200 bond for "cleaning and carpet damage".
Lesson: Photos win Tribunal cases. Take 50+ photos on move-in day. Date-stamp them. This 10-minute habit saved Aroha $800.
Rented a villa at $380/week with no fixed heating, visible mould, and single-glazed windows with gaps.
Lesson: You're entitled to a warm, dry home. Document everything, follow the notice process, and the Tribunal will enforce compliance.
Signed a 12-month fixed-term lease, got a job offer in Auckland at month 4.
Lesson: You can't unilaterally break a fixed-term lease, but most landlords agree if you find a suitable replacement. The law says the landlord must take reasonable steps to minimise their loss.
Quiz on NZ Flatting Rights and Costs
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