Rent increases in New Zealand, how much and how often your landlord can raise the rent

Last updated 23 June 2026. This is general information, not legal advice.

A rent increase letter lands and the first question is always the same. Are they allowed to do this, and is there anything I can do about it? The rules are tighter than most tenants realise. Rent can only go up once a year, the notice has to follow a strict format, and a rent that is well above the going rate for your street can be challenged. This guide explains, in plain English, exactly what your landlord can and cannot do when they put up the rent, and the steps that actually work if the increase is wrong. Everything here ties back to the Residential Tenancies Act 1986 and the guidance published by Tenancy Services.

How often the rent can go up

The single most important rule is the 12-month rule. Rent can be increased only once every 12 months. An increase cannot take effect until 12 months after the date the tenancy started, and after that, not until 12 months after the date the last increase took effect.

The clock runs from the date the increase took effect, not from the date the notice was sent. So if your rent last went up on 1 March, the next increase cannot start before 1 March the following year, no matter when the landlord posts the letter. This applies to both periodic tenancies and fixed-term tenancies.

This rule has been in place since 12 August 2020. Before that, rent could be raised every 180 days. The annual limit is now settled law and applies to every standard residential tenancy in the country.

How much notice you must get

Your landlord must give you at least 60 days written notice before a rent increase takes effect. For boarding house tenancies the period is shorter, at least 28 days. The notice can be given in advance, so a landlord can serve the 60-day notice before the 12-month period is up, as long as the higher rent does not actually start until the 12 months have passed.

The notice has to be in writing and it must clearly state two things, the amount the rent is increasing to, and the date the new rent is due from. A verbal warning that the rent is going up does not count. A text or email can be valid written notice if your agreement allows electronic communication, but the safest and most common form is a letter. Tenancy Services publishes a free rent increase notice template that landlords can use.

Count the days carefully. The 60 days does not include the day the notice is served, and you should allow extra working days if the notice is posted rather than delivered by hand or email.

Can the rent rise during a fixed term

Only if your tenancy agreement says so. During a fixed-term tenancy the rent can be increased only where the agreement specifically allows it and sets out how and when the increase will happen. If the agreement does not mention rent increases, the rent is fixed for the whole term.

Where the agreement does allow an increase during the fixed term, the landlord still has to follow the normal rules. That means the 12-month rule still applies, and the 60-day written notice still has to be given. A clause that tries to allow more frequent increases than once a year cannot override the Act.

When a fixed term ends and rolls into a periodic tenancy, the landlord can then increase the rent in the normal way, subject to the same 12-month and 60-day rules measured from the last increase.

Is there a limit on how much

No. New Zealand does not have rent control, and the law does not cap the size of an increase. A landlord can raise the rent by any amount, as long as they follow the timing and notice rules and the rent does not end up substantially above market rent.

That last point is the real protection. The absence of a cap does not mean the landlord can charge whatever they like with no comeback. If the new rent is well above what comparable properties in your area are renting for, the Tenancy Tribunal can be asked to pull it back. That is the subject of the next section.

Challenging an increase above market rent

If you think your rent is substantially higher than the market rent for similar homes nearby, you can apply to the Tenancy Tribunal for a market rent order. If the Tribunal agrees, it can order that the rent must not be more than the market figure, and that order can hold the rent down for up to six months, during which it cannot be increased again.

There are timing limits. For a fixed-term tenancy you must apply within three months of the tenancy starting, or within three months of the last rent review. The application fee for the Tenancy Tribunal is modest, currently $28.

The key word is substantially. A rent that is a little above the going rate will not be touched. The Tribunal is looking for a clear gap between your rent and the genuine market level. To build your case, use the free Market Rent tool on the Tenancy Services website, which shows the range of rents recorded from bond lodgements for your suburb and property type. Print the figures for properties that genuinely match yours in size, condition and location.

Rent bidding is banned

Since 11 February 2021 landlords and their agents cannot invite or encourage prospective tenants to bid against each other for a property. The rental must be advertised with a price, and if it is not advertised, the landlord has to tell you a set rent when you ask. They cannot ask you to offer more than the listed figure to get the property.

This does not stop a tenant who chooses, entirely on their own, to offer more. But the landlord cannot solicit those offers or run an informal auction. If you see a listing inviting tenants to make their best offer above the advertised rent, that is a breach, and you can raise it with Tenancy Services.

Rent in advance and bond

A rent increase is about the ongoing rent, not a lump sum up front, but the two often get confused, so it helps to know the separate limits on money in advance. A landlord cannot require more than two weeks rent in advance, and cannot ask for the next payment until the rent you have already paid has been used up. They cannot demand several months up front as a condition of the tenancy.

Bond is also capped. The most a landlord can require is the equivalent of four weeks rent, and it must be lodged with Tenancy Services within 23 working days. A landlord cannot make you top up the bond part way through a tenancy just because the rent has gone up.

When a rent increase notice is invalid

An increase only takes effect if the notice is valid. A notice is invalid, and does not raise your rent, if any of the following is true.

• It would take effect less than 12 months after the tenancy started or after the last increase.
• It gives less than 60 days notice, or less than 28 days for a boarding house.
• It is not in writing, or does not state the new amount and the date it starts.
• It tries to increase the rent during a fixed term where the agreement does not allow it.

If you get a notice that breaks one of these rules, do not just start paying the higher amount. Write to your landlord, point out the specific problem, and keep paying the existing rent. If the landlord insists, you can apply to the Tenancy Tribunal for a ruling that the increase is invalid. Paying the higher rent without objection can be treated as accepting it, so put your objection in writing early.

An invalid notice does not permanently block an increase. The landlord can simply issue a fresh, correct notice. What you usually gain is time, not a permanent freeze, but that time can be worth having.

If you believe the increase is really a punishment for asking for repairs or otherwise exercising your rights, that is a retaliatory action, and the Tribunal can be asked to look at it on that basis as well.

The practical playbook

When a rent increase notice arrives, work through it in order.

One. Check the timing. Find the date your tenancy started and the date of your last increase. The new rent cannot start within 12 months of either.

Two. Check the notice. Confirm it is in writing, gives at least 60 days, and states both the new amount and the start date.

Three. Check the fixed term. If you are in a fixed term, read the agreement to see whether it allows an increase at all.

Four. Compare to market rent. Use the Market Rent tool to see where your new rent sits against comparable homes. Save the figures.

Five. Talk to your landlord. Many increases are negotiable, especially for a reliable long-term tenant. A polite message with the market figures attached often lands a smaller rise.

Six. Apply to the Tribunal if needed. If the notice is invalid, or the rent is substantially above market, lodge an application. Keep paying the existing valid rent in the meantime so you are never in arrears.

Free help when you need it

You do not have to work this out alone.

• Tenancy Services on 0800 836 262 answers rent and tenancy questions and runs the bond and Tribunal systems.
• Citizens Advice Bureau on 0800 367 222 gives free, confidential advice on your rights.
• Community Law Centres provide free legal help and have a detailed online tenancy manual.
• Renters United advocates for tenants and publishes plain-language guides.
• Work and Income may help through the Accommodation Supplement or Temporary Additional Support if a lawful increase leaves you struggling to pay.

Frequently asked questions

How often can a landlord increase rent in New Zealand

Once every 12 months. An increase cannot take effect until 12 months after the tenancy started, and after that not until 12 months after the last increase took effect. The 12 months is counted from the date the increase took effect, not from when notice was given.

How much notice does a landlord have to give for a rent increase

At least 60 days written notice for a standard residential tenancy, and at least 28 days for a boarding house. The notice must be in writing and state the new rent amount and the date it starts.

Is there a limit on how much rent can be increased in New Zealand

No. There is no rent cap. A landlord can increase the rent by any amount as long as they follow the timing and notice rules. However, if the rent ends up substantially above market rent, you can apply to the Tenancy Tribunal for a market rent order to bring it back down.

Can my landlord increase the rent during a fixed-term tenancy

Only if the tenancy agreement specifically allows a rent increase during the fixed term and sets out how it will be calculated. If the agreement does not mention increases, the rent is fixed for the whole term. Even where increases are allowed, the 12-month rule and the 60-day notice still apply.

Can I dispute a rent increase in New Zealand

Yes. If the notice breaks the timing or format rules it is invalid and does not raise your rent. If the notice is valid but the rent is substantially above market, you can apply to the Tenancy Tribunal for a market rent order. Use the Market Rent tool to gather comparable figures, keep paying your existing rent, and put your objection in writing.

What happens if I just do not pay the increase

If the increase is valid, refusing to pay it puts you in rent arrears, which can lead to a termination. The right approach is to keep paying the existing valid rent, challenge the increase in writing, and apply to the Tenancy Tribunal if you cannot resolve it. Do not stop paying rent altogether while a dispute is running.

How much rent in advance can a landlord ask for in New Zealand

No more than two weeks rent in advance. A landlord cannot ask for the next payment until that rent has been used up, and cannot demand several months in advance as a condition of the tenancy. Bond is separate and is capped at the equivalent of four weeks rent.

Has your landlord put up the rent recently? Tell us what happened in the comments below.