How to End a Tenancy in NZ: Landlord Notice Requirements

How to terminate a tenancy and give correct notice as a landlord

Whether you’re selling your investment property, moving in yourself, or need to end a tenancy, it’s essential to get the notice process right. With new tenancy law updates in 2025, landlords in New Zealand must follow specific steps to avoid delays, disputes, or Tribunal penalties.

This guide breaks down when and how to legally end a tenancy, what to include in your notice, and how Property Brokers can help you stay compliant.

Know what type of tenancy you’re ending

Before serving notice, it’s essential to confirm the type of agreement in place:

• Fixed-term tenancy: A tenancy with a fixed end date and can be renewed if both parties agree or it can end on the fixed date with either party giving notice.  If neither party give notice, the tenancy will revert to a periodic tenancy.
• Periodic tenancy: Ongoing until either party gives notice. There is no end date.
• Special cases: Breach, abandonment, or damage require different legal processes

Property Brokers’ expert property managers track expiry dates and serve notices within the correct timeframe to avoid automatic rollovers or unlawful termination.

Ending a periodic tenancy (with or without a reason)

As of 30 January 2025, landlords can end a periodic tenancy with 90 days written notice without giving a reason.

You may also give just 42 days’ notice if:

• The property is sold and must be vacant at settlement
• You or a family member are moving in for 90+ days
• The property is needed for an employee (e.g. a farm worker)

All notices must:

• Be in writing
• State the end date (minimum 42 or 90 days from service)
• Include the reason if giving 42 days’ notice

Not sure which notice applies? Property Brokers can confirm your dates, draft compliant letters, and issue notices on your behalf.

Ending a fixed-term tenancy

You can’t simply end a fixed-term agreement early - even with 90 days’ notice. These agreements are binding until expiry unless:

• Both parties agree to end the tenancy early
• A serious breach occurs (and the Tribunal approves termination)
• The property becomes uninhabitable

From 1 May 2025, fixed-term tenancies will automatically convert to periodic tenancies unless either party gives notice between 90 and 21 days before the expiry date.

Property Brokers can help you serve notice in this critical window, avoiding an unintentional extension of the tenancy.

What about breaches, damage, or antisocial behaviour?

If a tenant has seriously breached their agreement - such as unpaid rent, damage, or antisocial conduct - the process to end the tenancy must follow legal steps:

1. Issue a 14-day notice to remedy (in writing)
2. If unresolved, apply to the Tenancy Tribunal for termination
3. In extreme cases (e.g. assault or illegal activity), apply directly to the Tribunal

Our team can manage this process end-to-end - documenting the breach, applying to the Tribunal, and representing you professionally.

What if the tenant abandons the property?

Suspect a tenant has disappeared? You still can’t change the locks or re-let the property without following proper abandonment protocol:

• Attempt to contact the tenant
• Post a 24-hour inspection notice (if rent is 14+ days overdue)
• Inspect the property
• Apply for a Tribunal possession order

Taking informal action puts you at legal risk. Let us handle the abandonment process - from documentation to Tribunal application.

Terminating due to damage or disaster

If your rental becomes uninhabitable due to a fire, flood, or earthquake:

• You can give 7 days’ notice
• The tenant can give just 2 days’ notice

This only applies if the damage makes the property unsafe or unliveable. If only part of the home is affected, a rent reduction may be more appropriate.

Ending a commercial lease

Residential tenancy laws do not apply to commercial leases. If your tenant breaches a commercial lease:

• Review the lease agreement
• Issue a PLA 245 Notice to Remedy
• If not resolved, you may be able to cancel the lease and re-enter

Always seek advice before taking action. Our commercial team can help navigate this process.

Let us take the stress out of tenancy terminations

At Property Brokers, we manage over 8,000 residential and commercial tenancies across New Zealand. We know how to end a tenancy the right way - and we’re here to make sure you get it right, too.

Need help ending a tenancy or planning your next move?

Book a free rental appraisal or talk to a Property Brokers property manager today.

Common questions landlords ask:

Can I end a fixed-term tenancy early if the tenant stops paying rent?

Not without a Tribunal order. You must follow the 14-day notice and apply to the Tribunal.

What if the tenant refuses to leave?

You’ll need to apply for a possession order through the Tenancy Tribunal.

Can I give notice via text or email?

Not recommended - notices must be in writing and follow specific requirements. We can ensure it’s valid.

Do I need to use a specific form?

No, but your notice must contain the correct information. Ask us for a template, or let us handle it for you.