The Ultimate Guide to Rental Property Maintenance Compliance

Looking after a rental property in New Zealand isn’t just about fixing things when they break. It’s also about following the rules.

Landlords have clear responsibilities to keep homes warm, dry, and safe, and tenants have rights protected by law.

Let’s break down rental property maintenance compliance in NZ in very simple words, so you can understand what’s required, what needs regular attention, and how to stay on the right side of regulations as a landlord.

What are NZ landlords responsible for?

In New Zealand, landlords have clear legal obligations. The main rules come from the Residential Tenancies Act and the Healthy Homes Standards. Together, they say that every rental home must be warm, dry, safe, and in good repair.

Here’s what that means in simple words.

1. The home must be safe, clean, and in good repair

Landlords must give tenants a home that is:

• Reasonably clean at the start of the tenancy
• Structurally sound (no serious leaks, rot, or unsafe parts)
• Kept in good repair over time, not left to fall apart slowly

“Reasonable repair” means the property should be safe and usable, even if it’s an older house. Landlords also have to follow other building and safety rules that apply to the property.

2. The home must meet Healthy Homes Standards

All rentals in NZ must now meet the Healthy Homes Standards. That means:

• Heating: There must be a fixed heater in the main living room that can heat it to at least 18°C.
• Insulation: Ceiling and underfloor insulation must meet the required level for the area.
• Ventilation: Kitchens and bathrooms need working extractor fans, and certain rooms must have openable windows.
  
• Moisture & drainage: Gutters, downpipes, and drains must handle rainwater properly. Some homes also need a ground moisture barrier under the floor.
• Draught stopping: Obvious gaps and holes that cause draughts (around windows, doors, floors, chimneys) must be blocked.

Landlords are responsible for ensuring these standards are met and remain that way.

3. Repairs must be done in a reasonable time

If something breaks or stops working, landlords must fix it within a reasonable time – especially if it affects health or safety.

• Tenants should inform the landlord of any problems.
• Once the landlord knows, it is their job to arrange repairs.
• Regular inspections (with proper notice) help spot issues early, like leaks, rot, or loose handrails.

Letting small problems sit can turn them into big, expensive ones. And can breach the law.

4. Damp, mould, and moisture must be managed

Landlords must ensure the home is not damp due to building faults or poor maintenance. For example, they must fix:

• Leaks in the roof, walls, or plumbing
• Poor drainage that causes water to pool around the house
• Missing insulation or broken fans that make moisture worse

Tenants should open windows and use extractor fans when provided, but landlords cannot ignore mould caused by leaks or a poorly maintained building.

5. The property must be secure and safe to use

Homes must be reasonably secure and safe, which includes:

• Working locks and latches on doors and windows
• Safe steps, decks, and paths (not rotten, loose, or likely to cause falls)
• Safe electrical and plumbing systems that follow current rules

These things protect both the people living there and the landlord’s own investment.

6. Landlords must keep records and give the right information

With Healthy Homes, landlords must keep proof that the property meets the standards, such as:

• Insulation details and photos
• Heater size and type
• Fan details and where they’re installed

Tenancy agreements must also include certain statements about insulation and Healthy Homes compliance, so tenants know the property's condition and whether it meets the rules.

7. What tenants are not responsible for

Tenants must keep the place reasonably clean and report problems, but they are not responsible for:

• Normal wear and tear (like carpet slowly wearing out)
• Damage caused by storms, floods, or earthquakes
• Structural problems, leaks, or other building issues that are the landlord’s job

Landlords can’t shift these legal duties onto tenants by adding them to the tenancy agreement. The law still says the landlord is responsible.

Stay compliant and protect your rental with Oncore NZ

At Oncore NZ, we help landlords stay on top of maintenance and compliance for rental properties. Our team can inspect your property, flag issues that may violate current NZ regulations, and organise repairs and upgrades to keep your rental warm, dry, and healthy. We can also help set up a simple maintenance plan, so you’re proactive rather than only reacting when something breaks.

If you want peace of mind that your rental is being properly cared for and meets NZ standards, get in touch with Oncore. We’ll help you look after your property, your tenants, and your legal obligations simultaneously.