How to Increase Rent NZ: Step-by-Step for Landlords

The Process in Six Steps

Increasing the rent on a residential tenancy in New Zealand follows a fixed procedure under the Residential Tenancies Act 1986. Skip a step and the notice is invalid — the tenant can ignore it. Here is the process from start to finish.

Step 1: Check the 12-Month Rule

Under Section 24, rent cannot increase within 12 months of either the tenancy start date or the effective date of the last increase. Check your records: when did the current rent take effect? Count forward 12 months. Your new increase cannot take effect before that date.

If you do not have clear records, reconstruct them from bank statements, old notices, or your Tenancy Services bond lodgement (which records the original rent).

Step 2: Check the Tenancy Type

If the tenancy is periodic (month-to-month or week-to-week), you can increase the rent under Section 24 with 60 days' written notice.

If the tenancy is fixed-term, check the written agreement for a rent review clause. Without one, the rent stays fixed for the entire term — Section 24(1)(g) prohibits increases during a fixed term unless the agreement expressly allows them. The standard review clauses (Provision A and Provision B in Schedule 1) permit annual reviews with 60 days' notice.

Step 3: Decide the New Rent

There is no statutory percentage cap in New Zealand. You set the amount. But the rent should be defensible against a market rent challenge under Section 25 — if a tenant applies to the Tenancy Tribunal and proves the new rent substantially exceeds market rent, the Tribunal can order a reduction.

Check the MBIE Market Rent tool at tenancy.govt.nz for median rents in your suburb and dwelling type. Look at current TradeMe listings for comparable properties. Five to eight comparables give you a solid evidence base.

Step 4: Complete Form T190

Download MBIE Form T190 (revision code T190 03/25) from tenancy.govt.nz. Fill in every field: landlord names, tenant names, property address, current rent, new rent, exact effective date, your contact details, and the service method.

The new rent must be stated as an exact dollar figure per week (or fortnight). "Market rate" or "TBC" is not valid.

Step 5: Serve the Notice With Correct Timing

Choose your delivery method and add the service buffer days:

• Hand delivery: deemed received same day
• Email (if the tenancy agreement allows electronic service; before 5 PM on a working day): same day
• Letterbox/door: 2 working days later
• Post: 4 working days later

From the deemed receipt date, count forward 60 calendar days. The effective date on your notice must fall on or after that 60th day. Work backwards from your target effective date to find your latest possible send date.

Public holidays (including provincial anniversary days) are not working days. If you are posting a notice in December, the Christmas–New Year block pushes deemed receipt dates out significantly.

Step 6: Update Records and Adjust the Bond

After the effective date:

• Update your rent ledger with the new amount and date
• Confirm the tenant has updated their automatic payment
• If you want to top up the bond, the total bond cannot exceed 4 weeks of the new weekly rent — calculate the difference and request it in writing
• Lodge any top-up payment with MBIE via the Bond Hub within 23 working days

Keep a copy of the signed notice, proof of service, and your date calculations. Under Section 30, rent records must be retained for at least 7 years.

The Detailed Version

Each of these steps has details that matter — what happens around Easter, how email consent works for electronic service, what to do if the tenant disputes the notice. The Rent Increases in New Zealand guide walks through every step with dated worksheets, worked examples, and a printable compliance checklist.

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