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/
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11 August 2025
At Willis Legal, longevity isn’t just measured in years - it’s felt in relationships, remembered in shared milestones, and seen in the steady rhythm of daily practice. Few reflect that spirit more than Lawrence Willis and Janine Blockley , whose decades of service are woven into the fabric of the firm itself. Lawrence Willis Known to many as Lawrie, he is a cornerstone of the Hawke’s Bay legal community - and part of a three-generation legacy at Willis Legal. His family’s long-standing connection to the firm runs deep, reinforcing a personal commitment to its values, evolution, and enduring presence in the region. Lawrie obtained his Bachelor of Laws from Victoria University before joining the family firm then known as Willis Toomey Robinson in 1983. Since becoming a partner in 1989, he has guided the firm through structural and strategic change (the use of personal computers, online property registration and much more), leading Willis Toomey Robinson through mergers with local Hawke’s Bay firms, including Scannell Hardy & Co, Donkin Lloyd (Napier Law), and Taradale Law, and now serving as both partner and owner at Willis Legal. Over the years, he’s seen the pace of legal practice shift dramatically, especially in how we communicate. From fax machines to email, mobile phones, and digital platforms, each advancement has brought greater speed, and with it, greater pressure. Despite all that change, Lawrie says the highlight of his time at Willis Legal has always been the people, both the team and the clients. It’s the relationships, the shared history, and the trust built over time that continue to make the work meaningful. “Legal knowledge gets you to the issue - but it’s experience that guides you through it. Clients want more than technical answers; they want assurance those answers come from someone who’s seen the terrain, understands its patterns, and knows how to lead with confidence and care. We learn from our experiences, good and bad and bring them to play in every decision we make.” Lawrie’s breadth of legal knowledge from his years of practice sees him mentoring younger lawyers on how to navigate practice and the changing legal world, or offering seasoned guidance, and often a shared history, to clients. Janine Blockley Janine joined the firm in 1981 at just sixteen, beginning as an office junior in the accounts department - back when receipts were handwritten in carbon books and the phones lit up like a switchboard. Over the next 44 years, she held roles across departments, from search and registration to reception, and eventually settled into secretarial support. Her story tracks not just the firm’s history - Robinson Toomey & Partners > Willis Toomey Robinson > Willis Legal - but the pace of legal practice itself: from mini cassette tapes to modern cloud-based systems. Through it all, Janine remained constant, supporting teams, remembering clients and family histories, and quietly keeping the engine of the firm humming. “The thing that keeps me here is the staff - they’ve always felt like family. I’m now the longest-standing member and going for the record… if AI doesn’t take my job first!” Together, Lawrie and Janine represent two facets of enduring excellence: one leads with legal depth and strategic foresight, the other sustains culture, continuity, and client connection. In an industry where change is constant, they prove that relevance doesn’t just come from reinvention - it grows from reliability, care, and long-held trust. At Willis Legal, we’re proud to honour their legacy - and the values it continues to inspire.

30 July 2025
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23 July 2025
When a relationship ends or circumstances change, untangling shared property can quickly become complex, emotionally, legally, and financially . R elationship property law provides a framework for dividing assets between partners. Whilst it is a legal process, it is also deeply personal. That’s why having an experienced and trusted advisor is essential. What is relationship property? The Property (Relationships) Act 1976 (the Act) governs how property is divided when a marriage, civil union, or de facto relationship ends, including when a partner passes away. In most cases, there is a presumption of a 50/50 split of shared property, but exactly what counts as “shared” can be more involved than people realise. Relationship property can include: the family home; vehicles and household contents; KiwiSaver and superannuation; income earned during the relationship; any assets acquired together; and any relationship debts. There are also important exceptions and nuances, especially if one partner has brought significant assets into the relationship, or if there are children involved. When the 50/50 rule doesn’t apply While equal sharing is the default, there are several situations where the law may allow for a different outcome: relationships of short duration (less than 3 years); significant economic disparity between partners; separate property, such as inheritance or pre-relationship assets (not intermingled); and contracting out agreements (previously known as prenups). Couples can choose to “contract out” of the default rules by signing a formal agreement. However, this must meet strict legal requirements in order to be valid and enforceable. One of these requirements is that both parties must have independent legal advice. When children are involved Children can significantly impact the division of relationship property. The law acknowledges the necessity of protecting a child’s wellbeing, particularly during family transitions. In these situations, the court may: postpone the sale of the family home if it would disrupt a child’s living situation; prioritise stability by ensuring that the primary caregiver can continue to provide a secure environment; acknowledge unpaid contributions, such as caregiving, as equal in value to financial contributions; and apply the Act to relationships of short duration if there’s a child of the relationship. Every family is different and when children are involved, the stakes are higher. That’s why it’s crucial to seek advice that combines legal clarity with compassion and care. Every situation is different While the law provides a general framework, no two families or relationships are exactly alike. That’s why having thoughtful and experienced legal support makes all the difference. Whether you're entering into a new relationship, separating, or simply planning for the future, clear advice from someone who understands the legal landscape and your personal one is essential. Why legacy matters Willis Legal has been advising Hawke’s Bay families for generations. That long history means we don’t just know the law, but also the community. We approach every situation with perspective, stability, and a practical mindset. Our clients trust us not only to get the paperwork right, but also to help them move forward with clarity and confidence. If you’re facing a separation, starting a new relationship, or looking to secure your future our team is here to help you understand your options in a way that works for you. Book a confidential consultation with us today and take the first step toward peace of mind.