Summary:

  • Key changes to the Residential Tenancies Act (RTA) impact tenancies in New Zealand.

  • Fixed-term tenancies automatically convert to periodic unless notice is properly given.

  • North Shore and Rodney property owners must adapt with proactive communication and updated management practices.

  • Professional support can help reduce risk and maintain compliance.

Understanding the Impact of RTA Changes on Tenancy Agreements

If you’re a landlord or property investor involved in rental property management on the North Shore or Rodney of NZ, it’s important to stay on top of the latest Residential Tenancies Act (RTA) updates. The recent amendments affect how fixed-term tenancies transition, which can change the way you manage your properties.

From now on, fixed-term tenancies will automatically roll into periodic tenancies unless one party gives the required notice between 90 and 21 days before the end of the fixed term, or both parties agree otherwise.

This change introduces more flexibility—but also more complexity—for landlords. For a detailed summary of the amendments, the New Zealand Government tenancy website provides up-to-date resources.

Fixed-Term vs Periodic Tenancies – What’s Changed?

Traditionally, fixed-term tenancies gave both parties a clear start and end date, offering structure and predictability. However, with the upcoming changes to tenancy law, landlords and tenants will need to take specific action to ensure a fixed-term tenancy ends on its expiry date (if that is what is desired).

Under the updated legislation:

  • Fixed-term tenancies will automatically convert to periodic tenancies unless:

    • Either the landlord or the tenant gives notice to end the tenancy between 90 and 21 days before the fixed term ends (no specific reason is required), or

    • Both parties agree to another arrangement.

This change makes it simpler in principle to end a fixed-term tenancy at its natural conclusion—but only if the correct notice is given. It’s important to act within the required timeframe to avoid an unintended rollover into a periodic tenancy.

There’s a transition period as well:

  • If the fixed-term tenancy started on or after 11 February 2021 and ends on or before 30 April 2025, the current rules continue to apply.

  • For fixed-term tenancies ending on or after 1 May 2025, the new law applies.

While periodic tenancies offer adaptability, they require a more active management style. Property owners need to prepare for:

  • More regular communication with tenants

  • Increased administration around notice periods

  • Potential changes to financial planning

Key Considerations for Property Owners on the North Shore and Rodney

If you’re managing property in areas like Takapuna, Albany, Browns Bay, Mildale, Millwater, Orewa, Red Beach or Gulf Harbour, these updates are especially relevant. Here’s what to consider:

1. Communication

Open conversations with tenants are essential. Explain the changes in advance and confirm any mutual agreements in writing to avoid confusion.

2. Documentation

Stay on top of notice periods, lease changes, and correspondence. Keep clear, accurate records in line with the RTA.

3. Flexibility in Management

Be ready to review your management approach—this may involve adjusting renewal processes or negotiating new tenancy terms.

Common Challenges and How to Manage Them

Challenge Solution
Uncertainty in rental income Plan financial buffers and review income forecasting regularly
Increased admin from tenancy changes Use property management systems or tools to track and automate reminders
Potential for higher tenant turnover Build strong tenant relationships to encourage longer tenancies

Why Work With North Shore & Rodney Property Managers?

Local knowledge is key. Experienced North Shore and Rodney property managers can help navigate these tenancy changes efficiently and with minimal disruption.

At Vertigro Property Management, we support landlords through every stage of the rental process. From ensuring compliance to managing tenancy transitions, our team provides clear communication, sound advice, and professional service tailored to North Shore property owners.

Ready to Discuss Your Rental Property?

Whether you manage one property or several, it’s important to review your tenancy approach in light of the RTA changes. If you’d like to speak with a property manager who understands both the local area and the legal framework, we’re here to help.

Contact us to chat about your current portfolio and how we can assist with tenancy transitions under the new legislation.