Changes affecting landlords and tenants
Will is • 22 January 2021
Did you know there are a few significant changes to the Residential Tenancies Act 1986?
Changes have already come into effect on 12 August 2020, including:
- The Residential Tenancies Act will not apply to transitional and emergency housing.
- Rent can now only be increased once every 12 months (previously every 6 months).
More changes are to take effect on 11 February 2021, including:
- Landlords cannot end a periodic tenancy without cause by providing 90 days’ notice, as they have been able to do in the past.
- All fixed-term tenancy agreements will convert to periodic tenancies at the end of the fixed term unless:
- The parties agree otherwise
- The tenant gives a 28-day notice; or
- The landlord gives notice according to the termination grounds for periodic tenancies. Note: The termination notices issued by a landlord will be increasing to either 63 days or 90 days depending on the grounds for the notice.
- Tenants can now ask to make changes to the property and landlords must not decline if the change is minor, landlords must respond to a tenant’s request within 21 days.
- Rental bidding is prohibited. Rental properties must be advertised with a rental price listed, and landlords cannot invite or encourage tenants to bid on the rental
- Tenants can request to install fibre, and landlords must approve if it will be no cost to the landlord, unless specific exemptions apply.
- A suppression order can remove names and identifying details from published Tenancy Tribunal decisions.
- Requests to assign a tenancy must be considered, landlords cannot decline unreasonably. If a residential tenancy agreement prohibits assignment, it has no effect.
- Landlords must provide a tenancy agreement in writing, otherwise will be committing an unlawful act. Landlords will need to retain and provide new types of information to tenants, including any fees to be charged on agreement to assignment, subletting or ending a tenancy. On request, landlords will be obligated to provide the records relating to healthy homes standards.
- Enforcement measures are being strengthened. Penalty levels for exemplary damages and fines will increase by between 50-80%.
- The Tenancy Tribunal’s jurisdiction for cases and awards will increase from $50,000 to $100,000.
Another change will take effect on 11 August 2021 (or earlier if the Government agrees):
- Tenants experiencing family violence will be able to withdraw with 2 days’ notice from a tenancy without financial penalty.
For more information, check out the Tenancy Services Website: https://www.tenancy.govt.nz/law-changes/
Join our Newsletter
Stay tuned
Contact Us
Thank you for contacting us.
We will get back to you as soon as possible.
We will get back to you as soon as possible.
Oops, there was an error sending your message.
Please try again later.
Please try again later.

4 February 2026
We’re pleased to shine a light on Marta Black, an Associate in our Dispute Resolution team. Since joining Willis Legal in 2022, Marta has become a valued member of our Dispute Resolution team. She is known for her calm, thoughtful approach, and her ability to bring clarity to even the most complex disputes. Marta works across a wide range of civil litigation, with a particular focus on contentious trust matters and complex relationship property disputes. These areas often involve significant assets and sensitive family dynamics, and Marta is recognised for the steady guidance she brings to her clients throughout the process. Marta appears regularly in the range of courts in the civil jurisdiction. Before entering practice, she worked as a Judge’s Clerk at the High Court. That experience gave her a strong foundation in legal analysis and a close understanding of how complex decisions are made, something that continues to shape her work today. When asked what motivates her, Marta says she is driven by the challenge of providing accurate, timely, and practical advice. She enjoys the intellectual side of litigation and the satisfaction of solving difficult problems. “ I enjoy a complex puzzle and looking at a problem from all angles to find a solution that delivers results for our clients ,” she says. That mindset has seen her navigate some memorable matters, including acting in a contentious company dispute involving prejudice to shareholders, which ultimately led to a formal proof hearing in related relationship property proceedings. Another standout was a six‑week breach of contract trial in Auckland. It was hard‑fought, strategically demanding, and ultimately successful. Outside work, Marta enjoys the best of Hawke’s Bay life. She loves spending time with her young family and their two beagles, heading to the beach, and embracing her new hobby of camping (or glamping, as she admits with a smile). When asked what she finds most rewarding about her role, her answer is simple: “ Interesting work, with good people .”


