Landlord Maintenance Obligations in NZ: Healthy Homes Standards Guide
New Zealand landlords have significant legal obligations when it comes to maintaining their rental properties. These obligations have expanded considerably with the introduction of the Healthy Homes Standards, which are now fully in force for most rentals. Here's a clear guide to what landlords must provide and maintain in 2026.
The Basics: Landlord Maintenance Obligations
Under the Residential Tenancies Act 1986 (RTA), landlords must:
- Provide the property in a reasonable state of repair at the start of the tenancy
- Maintain the property in a reasonable state of repair throughout the tenancy
- Comply with all building, health, and safety laws that apply to the property
- Carry out repairs with reasonable speed after being notified by a tenant
The standard is "reasonable" — not perfect — but this still requires proactive upkeep, not just reactive patching.
Healthy Homes Standards: What They Require
The Healthy Homes Standards (HHS) came into full effect on 1 July 2025 for all private rentals. They set minimum standards in five areas:
1. Heating
Every rental must have at least one fixed heating device capable of maintaining 18°C in the main living room. The required capacity is calculated based on room size, insulation level, and climate zone.
Accepted heating types include heat pumps, fixed electric heaters, woodburners, gas heaters with flues, and diesel heaters. Portable plug-in heaters do not comply.
2. Insulation
Ceiling insulation is required in all accessible roof spaces. Minimum R-values:
- Zone 1 (Auckland, Northland): R2.9
- Zone 2 (Central NZ including Hamilton, Tauranga, Wellington): R3.3
- Zone 3 (South Island, highlands, Hawke's Bay inland): R3.6
Underfloor insulation (R1.3) is required where there is an accessible subfloor space.
Existing insulation that meets pre-Healthy Homes standards may need to be upgraded if it has deteriorated or was installed below current R-value requirements.
3. Ventilation
Properties must have:
- Openable windows in all habitable rooms (at least 5% of floor area)
- Extractor fans in kitchens and bathrooms that vent to the outside (not just recirculate)
- A rangehood or extractor fan ducted outside in the kitchen
4. Moisture Ingress and Drainage
Landlords must ensure:
- All gutters, downpipes, and drainage are in good working order
- Subfloor drainage meets required standards (no puddles or excessive moisture)
- A ground moisture barrier (polythene underfloor liner) is installed in subfloor spaces where practicable
5. Draught Stopping
All open fireplaces not used as a heating device must be blocked. Gaps around windows, doors, and walls that allow unreasonable draughts must be remedied.
Urgent Repairs: What Landlords Must Fix Quickly
Certain issues must be addressed urgently — meaning as soon as possible. The RTA defines urgent repairs as those needed to make the property habitable or safe, including:
- Failure of the hot water supply
- Failure of the cooktop or oven (if the only cooking facility)
- Blocked or broken toilet (if the only toilet)
- Serious roof, window, or door leak causing damage
- Failure of heating during cold weather
- Security breach (broken locks, windows)
- Electrical fault posing a safety risk
Failure to carry out urgent repairs quickly can entitle tenants to arrange the repairs themselves and recover costs from the landlord — up to the lesser of $1,000 or four weeks' rent.
What Landlords Are NOT Required to Do
- Fix cosmetic issues that don't affect habitability (minor paint chips, scuffs)
- Repair deliberate damage caused by tenants — tenants are responsible for this
- Replace items that have reached end of their serviceable life mid-tenancy without notice (though landlords must replace essential appliances)
- Make improvements beyond the minimum standards required by law
Penalties for Non-Compliance
The Tenancy Tribunal can order landlords to carry out required repairs and can award tenants rent rebates for periods when the property didn't meet required standards. Tribunal-assessed penalties for Healthy Homes non-compliance can reach $7,200 per breach.
Finding Tradies for Rental Property Compliance
Landlords across NZ are using WorkerConnect to find reliable tradies for Healthy Homes compliance work — insulation installers, heat pump fitters, electricians, and plumbers.
Find an Insulation Installer →