Ending a Tenancy in New Zealand: Notice Periods and the 2025 Rule Changes

A landlord ending a periodic tenancy without giving a reason must give at least 90 days' written notice. Shorter notice periods apply for specific grounds, and a tenant ending a tenancy generally gives 21 days.

This page is general information about New Zealand law, not legal advice. For your own situation, consult a lawyer or your local Community Law centre.

Periodic tenancies vs fixed-term tenancies

Most of the notice-period rules depend on which kind of tenancy is in place. A periodic tenancy has no end date and continues until either party gives valid notice. A fixed-term tenancy runs for a set period stated in the tenancy agreement, and generally neither party can end it early without cause.

At the end of a fixed term, the tenancy does not just stop by itself. It automatically converts into a periodic tenancy unless the landlord or the tenant gives notice to end it, timed between 90 and 21 days before the fixed term expires, or both sides agree to something else, such as a new fixed term.

The no-cause 90-day rule, restored from 30 January 2025

For several years, a landlord could not end a periodic tenancy simply because they wanted the property back. That changed under the Residential Tenancies Amendment Act, in force from 30 January 2025. Landlords can once again end a periodic tenancy without giving any reason, provided they give at least 90 days' written notice.

The same amendment restored a landlord's ability to end a fixed-term tenancy without cause at the end of its term, rather than being limited to specific grounds. A landlord doing this still has to give the correct notice period before the fixed term ends, and the tenancy does not end mid-term just because the landlord wants it to.

Notice periods at a glance

All of these notices must be in writing, and the approved notice form is generally used for landlord notices. Some unofficial sources describe an additional 60 or 63-day notice tier for landlords. That tier does not appear on Tenancy Services' published notice-period table, so it should not be relied on; the confirmed periods are the ones above.

The family violence exception

A tenant who is affected by family violence, or whose child is, can remove themselves from a tenancy with only 2 days' written notice. This applies whether the tenant is the only person on the agreement or shares it with others, and it requires supporting evidence that meets the qualifying standard, such as a protection order or a statutory declaration from a doctor or other approved professional. Removing themselves this way ends only that person's liability under the tenancy; it does not automatically end the tenancy for anyone who remains.

If a notice looks wrong or retaliatory

A tenant does not have to simply accept a notice that looks invalid or uses the wrong notice period. If a landlord gives notice for the wrong reason, uses too short a notice period, or a tenant believes the real reason is retaliation, for example because they asked for repairs or joined a tenants' association, they can apply to the Tenancy Tribunal to have the notice reviewed and, if appropriate, cancelled.

Related tenancy topics

For the wider picture on renting in New Zealand, see the tenancy and renting hub. If you want to know how often rent can rise and what notice a landlord must give, read rent increases in New Zealand. If you are dealing with a pet at a rental, see pet bonds and pets in rentals.

Frequently Asked Questions

Can a landlord in New Zealand evict a tenant without a reason?

For a periodic tenancy, yes. Since 30 January 2025, a landlord can end a periodic tenancy without giving any reason, provided they give at least 90 days' written notice. A fixed-term tenancy generally cannot be ended early without cause, but a landlord can choose not to renew it at the end of the term without giving a reason, again with the correct notice.

How much notice does a tenant have to give to end a tenancy?

A tenant ending a periodic tenancy generally gives at least 21 days' written notice, for any reason. A tenant leaving because of family violence can give as little as 2 days' written notice if they meet the qualifying evidence requirement.

Is there a 63-day notice period for landlords in New Zealand?

No. Tenancy Services' published notice-period table lists 90 days for a no-cause termination, 42 days for owner or family occupation or an unconditional sale, and 14 days where the tenant has assaulted the landlord or their family and Police have filed a charge for the assault. A 63-day tier is not part of the official table and should not be relied on.

What happens when a fixed-term tenancy ends?

Unless the landlord or tenant gives notice to end it, timed between 90 and 21 days before the end date, a fixed-term tenancy automatically converts into a periodic tenancy on the same terms. Both parties can also agree to something else, such as signing a new fixed term.

Can a tenant challenge a termination notice?

Yes. A tenant can apply to the Tenancy Tribunal if they believe a notice uses the wrong ground, the wrong notice period, or is retaliatory, for example given shortly after the tenant asked for repairs or raised a concern. The Tribunal can review and cancel an invalid notice.