Bond rules in NZ — maximum amount, lodging, and how to get it back
RTA 1986 — Sections 18–22Updated April 2026⚡ Live legislation content
Quick answer
The maximum bond is 4 weeks rent. Bond must be lodged with Tenancy Services within 23 working days. It must be refunded within 10 working days of the tenancy ending unless there is a valid claim.
Maximum bond amount
Under Section 18 of the RTA, the maximum bond is 4 weeks rent regardless of tenancy type or property. A landlord who charges more must repay the excess and may face a Tribunal penalty.
Lodging the bond
Bond must be lodged with Tenancy Services (MBIE) within 23 working days of receipt. Bond is held by Tenancy Services — the landlord cannot access it during the tenancy.
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Failure to lodge is an unlawful act
Failing to lodge bond within 23 working days is an unlawful act under s18A. The Tenancy Tribunal can order the landlord to repay the bond plus up to $1,000 exemplary damages.
Bond queries come in daily from landlords and tenants.
Upload your property management SOPs and give staff instant, cited answers to bond questions.
When the tenancy ends, both landlord and tenant sign a bond refund form and submit to Tenancy Services. If agreed, refund within 10 working days. Disputed bond goes to the Tenancy Tribunal.
Fair wear and tear vs damage
Fair wear and tear (not claimable)
Damage (claimable)
Carpet thinning from normal use
Stains, burns, tears
Paint fading over years
Crayon marks, holes in walls
Minor scuffs on skirting boards
Large gouges or dents
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A condition report at start protects both parties
The landlord must provide a signed condition report at tenancy start. Without it, claiming for damage at exit is much harder. Photograph everything.
Common questions
No. Bond must be lodged with Tenancy Services within 23 working days. Holding it in a personal account is an unlawful act regardless of intent.
Apply to the Tenancy Tribunal at tenancy.govt.nz. Filing fee is $20.44. The Tribunal can order bond release plus exemplary damages.
No. The 4-week cap is total — additional pet bonds are not permitted. Landlords can include pet clauses requiring professional cleaning.
Most bond disputes are heard within 4–8 weeks. Simple cases are often resolved at the first hearing.
Bond held by Tenancy Services is not income and not deductible. Successful damage claims may be treated as income — seek tax advice.
What happens when staff ask this question at 11pm?
"My landlord hasn't lodged the bond with Tenancy Services. What are the rules?"
Property manager fielding a tenant complaint — 4pm