What a landlord can and cannot do under the Residential Tenancies Act 2006. A clear summary written for landlords who want to know where the line is.
Landlords are entitled to lawful rent as defined in the lease and the rent registry. Lawful rent does not include late fees, NSF charges, key deposits beyond cost, or damage deposits (last month rent is permitted).
Landlords may enter the unit with 24 hours written notice between 8 am and 8 pm for repairs, inspections, or showings. Emergency entry without notice is permitted.
When a tenancy ends lawfully, the landlord is entitled to vacant possession in the condition documented at the start of the tenancy, less ordinary wear and tear.
Landlords can file L1 for arrears, L2 for cause, L3 for tenant agreement, L4 for breach of conditional order, L5 for above guideline increase, L6 for review, L7 for transfer, L8 for non payment by mobile home or land lease, L9 for arrears after tenant vacates, and L10 for compensation for damages.
Rent for a new tenancy is unregulated. Once set, it is subject to annual guideline increases (the 2024 guideline is 2.5 percent) unless an above guideline increase is approved.
A lease may require the tenant to carry renter insurance. This is a permitted term in the additional schedule of the Standard Form of Lease.
Self help eviction (changing locks, removing belongings, shutting off utilities) is illegal and exposes the landlord to fines and damages. Harassment of tenants is prohibited. Retaliation for asserting rights under the RTA is prohibited.