From 30 January 2025, tenancy termination rules in New Zealand have shifted again. The key changes include the return of 90-day no-cause termination for landlords, reduced notice for tenants, and updated rules for ending fixed-term agreements. Both landlords and tenants should understand these changes to avoid disputes.
Fixed-Term vs Periodic Tenancies
Fixed-Term Tenancy: Ends on a specific date. If neither party gives valid notice 90 to 21 days before expiry, the tenancy rolls into a periodic one.
Periodic Tenancy: Runs indefinitely until either party gives valid notice.
Read more about Fixed-Term and Periodic Tenancies.
Key Updates from January 2025
- Landlords can now end periodic tenancies with 90 days’ no-cause notice.
- Specific grounds (e.g. landlord moving in, property sold, housing for employee) allow a 42-day notice period.
- Tenants ending periodic tenancies now need to give 21 days’ notice (down from 28).
- Fixed-term tenancies convert to periodic unless notice is given 90–21 days before the end date.
- Landlords can again terminate at the end of a fixed term without giving a reason, provided notice is served in that window.
Other Important Protections
Retaliatory notices (served because a tenant exercised their rights) may be challenged and cancelled by the Tenancy Tribunal.
Family violence protection: A tenant experiencing family violence may end a tenancy with just 2 days’ written notice, supported by qualifying evidence.
Updated Notice Periods Table
| Reason / Situation | Notice Period (Landlord) | Notice Period (Tenant) | Notes / Conditions |
| Periodic tenancy – no cause | 90 days | — | Landlord does not need a specific reason. |
| Periodic tenancy – specific grounds (landlord/family moving in, employee housing, property sold) | 42 days | — | Some grounds require clauses in tenancy agreement. |
| Periodic tenancy – other grounds (e.g. renovations, demolition) | 90 days | — | Grounds must be genuine and documented. |
| Fixed-term tenancy expiry | Notice 90–21 days before end date | Notice 90–21 days before end date | If neither party gives notice, tenancy becomes periodic. |
| Tenant ending periodic tenancy | — | 21 days | Reduced from 28 days. |
Table source: www.tenancy.govt.nz
What Landlords and Tenants Should Do
Landlords should review tenancy expiry dates, give notice in the correct window, and ensure agreements cover situations like employee housing if needed.
Tenants should check agreements carefully, give proper notice before moving out, and be aware of protections around retaliatory terminations and family violence.
Conclusion
The 2025 tenancy law changes bring back more flexibility for landlords but also include strong safeguards for tenants. Knowing the right notice periods and conditions will help both sides avoid costly disputes.
