How do rental contracts and bonds work in New Zealand in 2026?

A bond is refundable security money held during the tenancy. It is not compulsory, but most private landlords charge one. The general bond cannot exceed four weeks' rent. If the landlord has consented to a pet, a separate pet bond of up to two weeks' rent may also apply. The landlord must lodge the bond with Tenancy Services; it should not sit indefinitely in a private personal account.

Rent in advance cannot be required for more than two weeks, and further rent should not be demanded until the paid period is used up. Many movers therefore need about six weeks of rent in cash at the start: up to four weeks as bond plus up to two weeks in advance. When rent later increases, a landlord may ask for a matching bond top-up, which also needs lodgement.

Get a written tenancy agreement stating parties, address, rent amount and payment frequency, bond amount, whether the tenancy is fixed-term or periodic, and the chattels (included appliances, curtains, and fittings). New or renewed agreements should include a signed Healthy Homes compliance statement covering heating, insulation, ventilation, moisture, and draught stopping. Insulation details often sit alongside that pack.

Complete a move-in condition record with dated photos. At the end of the tenancy, the bond refund process compares that record with the exit condition, fair wear and tear, and any lawful claims for arrears or damage. Keep the agreement, bond lodgement confirmation, and Healthy Homes statement until the refund is finished.

A periodic tenancy has no end date and continues until ended with the correct written notice. A fixed-term tenancy runs to a stated end date longer than 90 days. When that fixed term ends, it usually becomes periodic unless the parties give the correct notice in the window Tenancy Services describes, renew, or agree another arrangement. Short fixed terms of 90 days or less follow tighter rules and do not automatically roll over the same way.

Notice periods differ by who ends the tenancy and by agreement type. On a periodic tenancy, tenants commonly need at least 21 days' written notice, while landlords need longer notice and, in many cases, specific grounds. Do not copy a landlord notice period onto a tenant exit, and do not assume you can walk away from a fixed term without agreement or Tribunal outcomes.

Rent increases follow durable process rules rather than a free monthly reset. Landlords must give at least 60 days' written notice, cannot increase within 12 months of the tenancy start or the last increase, and need the agreement to allow increases during a fixed term. There is no statutory percentage cap on the size of an increase, but tenants can challenge amounts that sit well above market through negotiation or the Tenancy Tribunal (the specialist tenancy dispute body).