Owning rentals in Wellington and the Hutt Valley is rewarding, yet compliance mistakes can quickly turn profits into penalties. Below is a concise guide to 8 common legal trip-ups and the practical steps you can take to stay onside with the Residential Tenancies Act (RTA) and Healthy Homes Standards.
Every tenancy must be in writing and contain the current Healthy Homes compliance statement, insulation details, insurance information and confirmation that the landlord will supply receipts and keep records. Using the most recent Tenancy Services template makes ticking every box simpler.
Tip: Email the agreement to all parties for e-signing, then store the PDF securely in cloud storage so it cannot be lost.
Collecting a bond? You must issue a receipt and lodge the money with Tenancy Services inside 23 working days. Missing that deadline is an unlawful act that can lead to exemplary damages of up to $1,000, plus Tribunal costs.
Tip: Diarise the due date the moment funds hit your account, or use property-management software that files the bond automatically.
From heating capacity to moisture ingress, every private rental must meet the Healthy Homes Standards by 1 July 2025 or within 120 days of any new or renewed tenancy that starts before that date. Non-compliance can cost up to $7,200 per dwelling and appears on public tribunal orders.
Checklist:
Every level of a rental must have working smoke alarms that meet NZ Standard 4514. Landlords must confirm they work at the start of each tenancy and replace expired batteries or units promptly. Failure to do so is a breach of the RTA and can void insurance claims.
Tip: Fit long-life photoelectric alarms, record the install date on a maintenance log and photograph each unit during inspections for evidence.
Landlords may enter for routine inspections only between 8am and 7pm, no more than once every four weeks, and must give tenants at least 48 hours’ written notice (24 hours for urgent maintenance). Surprise visits or keys handed to unannounced tradies can lead to hefty compensation orders for breaching tenants’ quiet enjoyment.
Tip: Use SMS and email together, time-stamp notices, and request acknowledgement from the tenant.
A full property inspection report (with time-stamped photos) at least every three months proves due care, identifies maintenance early and underpins insurance claims. Keep all files, including contracts, invoices and appliance warranties, for seven years to satisfy IRD and Tenancy Tribunal evidence rules.
The RTA obliges landlords to fix faults in a “reasonable” timeframe. Electrical, gas, asbestos or plumbing work must be carried out by licensed professionals. Engaging unqualified labour can expose you to liability if the repair fails or causes injury.
Tip: Build a panel of certified trades in advance, agree on call-out targets and store their certificates for audit purposes.
Tribunal orders are searchable online and can tarnish your reputation with future tenants and lenders. Staying ahead requires three pillars:
Compliance is not just a legal hurdle. It protects tenants, preserves asset value and strengthens cash flow. By embedding robust processes now, Wellington and Hutt Valley landlords can sleep easier, knowing their rentals will pass any inspection with flying colours.
