Landlord repair obligations in NZ — what they must fix and how fast
RTA 1986 — Section 45Updated April 2026⚡ Live legislation content
Quick answer
Landlords must keep rental properties in a reasonable state of repair. Urgent repairs (essential services) must be addressed promptly. Tenants can arrange urgent repairs up to $500 and recover costs if the landlord cannot be contacted.
The landlord's repair duty — Section 45
Under s45(1)(b), landlords must keep the property in a reasonable state of repair throughout the tenancy and comply with all building, health, and safety requirements. They must also maintain all locks and keys.
Urgent repairs
These must be addressed promptly — failure of essential services or a health/safety risk:
Water, electricity, gas, or heating failure
Burst or blocked pipes
Stove or oven failure (if landlord-provided)
Blocked toilet (if the only one)
If the landlord can't be contacted after reasonable attempts, the tenant can arrange urgent repairs up to $500 and recover the cost within 14 days.
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The $500 limit is strict
The tenant repair right only applies to genuinely urgent repairs after attempting to contact the landlord. Non-urgent repairs or costs exceeding $500 without authority cannot be fully recovered.
After-hours repair queries come in constantly.
Give your team instant, cited answers to repair and maintenance questions from your own procedures.
Not perfection — what a reasonable person would expect given the property's age, rental value, and condition at the start of the tenancy. The property must be weathertight, plumbing and electrical must work, and provided appliances must function.
What tenants can do if repairs aren't made
Apply to the Tenancy Tribunal — can order repairs and award rent reduction
For serious health/safety issues, the Tribunal can order termination
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Put repair requests in writing
Written repair requests with copies are far stronger in Tribunal proceedings than verbal requests. Email is sufficient if the landlord uses email.
Common questions
No. Withholding rent is itself a breach of the tenancy. The correct remedy is applying to the Tenancy Tribunal for a repair order and/or rent reduction.
Tenants pay for damage beyond fair wear and tear. Landlords can claim against bond or apply to the Tribunal.
Yes. Landlord-provided appliances must be kept in working order. Tenant-owned appliances are the tenant's responsibility.
Essential services (water, power, heating, sewage) or a health/safety risk. The Tribunal has found mould causing respiratory problems and faulty smoke alarms to be urgent.
No. Any alterations or improvements require the landlord's written consent.
What happens when staff ask this question at 11pm?
"The hot water cylinder failed and I can't reach the property manager — what can I do?"