Upcoming Changes to New Zealand’s Residential Tenancy Law
New Zealand’s Residential Tenancy Law is undergoing significant updates aimed at creating a fairer balance between landlords and tenants. As Beehive Property Management, we want to ensure you are informed about these key changes and how they may impact you.
1. New Rules for Ending Periodic Tenancies
For landlords: Starting January 30, 2025, landlords will be able to end periodic tenancies by giving 90 days’ notice without providing a specific reason. Additionally, if the landlord or their family intends to move into the property within 90 days after the tenancy ends, or if there is an unconditional sale requiring vacant possession, a 42-day notice can be given.
For tenants: Tenants can end a periodic tenancy by providing 21 days’ notice.
2. Changes to Fixed-Term Tenancies
From January 30, 2025, fixed-term tenancies will automatically convert to periodic tenancies upon expiry unless:
Either party gives notice within 90 to 21 days before the tenancy ends, without needing to provide a reason.
Both parties agree on another arrangement.
3. Introduction of a Pet Bond
To encourage pet-friendly rentals, landlords can now charge an additional pet bond of up to two weeks’ rent, separate from the standard four-week tenancy bond. This helps cover potential damage caused by pets.
4. Smoking Restrictions in Rental Properties
Landlords can explicitly prohibit tenants from smoking inside the rental property to maintain the property’s condition and safeguard the health of other occupants.
5. Ending Tenancies Due to Family Violence
If a tenant or their household member experiences family violence, they can end the tenancy early without financial penalty by providing appropriate documentation.
These updates aim to clarify rights and responsibilities for both landlords and tenants. At Beehive Property Management, we are committed to staying compliant with the latest regulations and supporting our clients through these changes.
For more details, visit the official tenancy law changes page: Tenancy law changes
Beehive Property Management Christmas Office Closure Announcement
As the festive season approaches, we would like to inform you of our office schedule during the Christmas break.
Our office will be closed from Monday, 23rd December 2024, and will re-open on Monday, 6th January 2025. During this time, we will continue to respond to emails and online enquiries as usual. For any emergencies, please contact your dedicated property manager directly.
We extend our heartfelt thanks for your continued support throughout the year.
From all of us at Beehive Property Management, we wish you and your loved ones a very Merry Christmas and a prosperous New Year!
New Rental Law Changes: A Win for Both Landlords and Tenants
Exciting changes to tenancy laws are on the horizon! The recent passage of the Residential Tenancies Amendment Bill marks a significant shift in New Zealand’s rental market. Designed to create a fairer balance between landlords and tenants, the new regulations are set to encourage more rental homes while improving tenant experiences.
What Are the Key Changes?
1. Reintroducing 90-Day ‘No Cause’ Terminations Landlords can once again end a periodic tenancy without providing a specific reason, with at least 90 days' notice. This reintroduction offers landlords a valuable safety net, increasing their confidence to rent to tenants they might have otherwise considered risky.
2. Shortened Notice Periods Notice periods for landlords ending a periodic tenancy have been reduced to 42 days in specific circumstances. For tenants, the notice period to end a periodic tenancy has been shortened from 28 to 21 days, making the process more flexible for everyone involved.
3. Fixed-Term Tenancies with Certainty Landlords can now end a fixed-term tenancy at its conclusion without requiring a specific reason. This is particularly beneficial in seasonal markets like Queenstown, where landlords need flexibility to use their property at certain times of the year.
4. Pet-Friendly Rentals A major win for pet owners! Landlords can now request a pet bond as part of tenancy agreements. Tenants need written permission to have a pet, and landlords can only decline on reasonable grounds. Importantly, tenants will be held fully liable for any careless or accidental damage caused by pets, providing reassurance for landlords.
Why These Changes Matter
The new laws aim to tackle New Zealand’s ongoing housing challenges by making rental properties more appealing to both landlords and tenants. For landlords, the reintroduction of no-cause terminations and fixed-term tenancy flexibility reduces uncertainty. For tenants, pet-friendly policies and reduced notice periods improve rental options and create more stability.
Implementation Timeline
These changes will roll out in stages:
January 2025: New rules for ending tenancies take effect.
Late 2025: Pet-related changes, including pet bonds, come into play.
What This Means for You
At Beehive Property Management, we’re here to help you navigate these new regulations smoothly. Whether you’re a landlord wondering how these changes affect your rights or a tenant looking for clarity on pet policies, we’ve got you covered.
Our team is committed to staying ahead of the curve, ensuring compliance with the latest tenancy laws while maximizing the benefits for both landlords and tenants. If you have questions or need guidance, don’t hesitate to reach out.
Stay tuned to our blog for more updates and insights into New Zealand’s evolving property landscape. Together, let’s make renting better for everyone!
Be a proactive tenant: ensuring fire safety with smoke alarms
It all begins with an idea.
Now is the time to be a proactive fire safety tenant. Being proactive will save lives and from smoke alarm failure fines of up to $4000.00.
Now is the time to be a proactive, fire-safe tenant – this can save lives. We want to keep you safe, but we do need your help here as well!It is essential to check each alarm. We are required to have smoke alarms installed within three meters of every bedroom and on each floor of a home – and we’ll make sure of that but we want to bring you up to speed on your part here as well.
So – there are two types of smoke alarms: the modern Cavius alarm that does not require batteries and the older style, battery-powered alarm.
If your alarm is battery-powered, make sure it has a working battery by pushing the test button on the alarm to hear the beep, indicating it is still functioning. If it doesn’t beep, replace the battery (this is the tenant’s responsibility) and check the expiry date.
If you have a Cavius alarm, simply push the bottom of the alarm to hear the beep, indicating it is still working.
So here are a few things we need from you:
Please do not damage, remove, or disconnect a smoke alarm
Replace dead batteries during the tenancy if they are battery-powered smoke alarms. If this does not work or you notice the alarm has expired, please contact your property manager as soon as possible.
If a Cavius alarm is not beeping when you test it, please get in touch with your property manager as soon as possible as well.
If you have any issues or are unsure about your alarms, please get in touch – we are here to help!
For further information from Fire Emergency New Zealand, please visit : https://fireandemergency.nz/at-home/smoke-alarms/
Tenant Guidance
It all begins with an idea.
Guide to Choosing the Right Rental Property
At Beehive Property Management, we understand that finding the right rental property for you and your family is a big decision. To help you make an informed choice, we’ve put together this guide covering important considerations for prospective tenants.
Ensure the Property Suits You
It is your responsibility to ensure that the property you are applying for meets your needs. Once your application is approved and a tenancy agreement is signed, you will have binding obligations under the agreement. Changing your mind after signing is not an option, so it’s crucial to select the right property upfront.
Your tenancy will be governed by the terms outlined in the Tenancy Agreement and the Residential Tenancies Act. To assist you, here are some key points to consider when selecting your next home.
Choosing the Right Location
How do I choose the right location?
Start by narrowing down your preferred areas. Consider proximity to schools, public transport, shops, and your place of work. This will save you time and ensure the location aligns with your lifestyle.
What should I expect from a suburb?
Take note of the neighborhood and its general atmosphere. The condition of nearby properties and vehicles can give you an idea of the community. Explore local amenities, shops, and services to ensure the area meets your needs.
How do I research a suburb?
Use tools like Google Maps to get a visual understanding of the area before visiting. Satellite images can help you evaluate the surroundings.
Check school zones and local enrollment information if you have children. Community newsletters and local newspapers (e.g., Stuff.co.nz) are also excellent resources for learning about the neighborhood. Finally, compare rental properties on platforms like TradeMe or Realestate.co.nz.
Rental Costs
What rent will I pay?
Rental costs depend largely on location, amenities, and market conditions. Properties closer to city centers or high-performing schools typically have higher rents.
Use the Ministry of Business, Innovation, and Employment’s Tenancy Services website to review the latest rental market data. This tool provides insights into average, lower, and upper rental price brackets for different property types.
Security and Maintenance
What about security?
Most properties are rented ‘as is,’ meaning property owners are not always required to upgrade security. Before moving in, check for locks on doors and windows to ensure you feel safe.
Who takes care of maintenance?
Clarify maintenance responsibilities before signing your tenancy agreement. For instance, find out who is responsible for lawns, gardens, driveways, or any shared areas. If there is a swimming pool, ask whether you or the owner will handle its upkeep.
Living Conditions
What about insulation?
Ensure the property is warm, dry, and well-ventilated. Look for signs of moisture, such as discoloration on floors, paintwork, or curtains, which may indicate dampness. While minor moisture is common in rentals, it’s important to choose a home that’s comfortable year-round.
What are the noise rules?
If the property is near a main road, in the CBD, or close to a construction site, some noise is expected. Properties in these areas may have features like double glazing to minimize noise. Remember, external noise is generally beyond the owner’s control, so evaluate this during your property inspection.
Understanding Tenancy Basics
What is a tenancy?
A tenancy begins once your application is approved, and a tenancy agreement is signed. This agreement is a legal document that outlines the obligations of both parties. Be sure to read and understand all terms before signing.
What is a tenancy term?
The tenancy term can either be fixed (e.g., 6 or 12 months) or periodic (month-to-month). Discuss and agree on the tenancy term with the landlord or property manager.
Do I need my agreement in writing?
Yes, all tenancy agreements should be in writing. The agreement should detail obligations such as bond payments, rent due dates, and other key terms.
What is a bond?
A bond is typically equal to four weeks’ rent and is held by Tenancy Services. The landlord must lodge your bond with Tenancy Services within 21 working days of receiving it. You should receive confirmation of the lodgment within five weeks of the tenancy start date.
Additional Resources
If you’d like more information about your rights and responsibilities as a tenant, we recommend visiting the Ministry of Business, Innovation, and Employment’s Tenancy Services website. It’s an excellent resource for tenants and landlords alike.
At Beehive Property Management, we’re here to help you every step of the way. If you have any questions or need assistance during your rental journey, don’t hesitate to reach out to us.
Why Landlords should conduct meth testing?
It all begins with an idea.
Methamphetamine contamination is a significant concern for property owners, particularly in rental properties. Regular meth testing is essential to ensure the safety of tenants and protect the landlord's investment.
Why Conduct Meth Testing?
Health and Safety: Exposure to methamphetamine residues can lead to serious health issues, including respiratory problems, headaches, and skin irritation. Ensuring a property is free from contamination safeguards the well-being of current and future occupants.
Financial Protection: Decontaminating a property can be expensive, often costing tens of thousands of dollars. Insurance companies may require evidence of regular meth testing to process claims related to contamination. Without documented testing, landlords might be liable for the full cost of decontamination.
Legal Compliance: Landlords are legally obligated to provide a safe living environment. Regular meth testing demonstrates due diligence in maintaining property safety standards, potentially mitigating legal risks.
When to Test for Meth Contamination
Pre-Purchase: Before acquiring a property, conducting a meth test ensures you're not inheriting contamination issues, which could lead to unforeseen expenses and health risks.
Pre-Tenancy: Testing before a new tenant moves in establishes a baseline, confirming the property is free from meth contamination. This practice can be crucial for insurance purposes and tenant assurance.
Post-Tenancy: Testing after a tenant vacates can identify any contamination that occurred during the tenancy, aiding in holding the responsible parties accountable and addressing issues promptly.
Implementing Meth Testing
Partnering with professional meth testing services ensures accurate and reliable results. These services adhere to national standards, providing comprehensive reports and recommendations based on their findings.
Regular meth testing is a proactive measure that protects both landlords and tenants. By ensuring properties are free from methamphetamine contamination, landlords uphold their duty of care, maintain property value, and contribute to the well-being of the community.