When can my landlord enter my rental in New Zealand?

Only when they have a lawful reason and have done it the right way. For an inspection, that means at least 48 hours' notice. For repairs, at least 24 hours' notice. Inspections can happen no more than once every 4 weeks. For viewings by buyers or new tenants, notice is not enough. They need to ask you, and you must agree.

You are paying rent for your home, so you have a right to peace, comfort and privacy in it. The law calls this quiet enjoyment. A landlord's right to look after their property sits alongside that right, not above it. This guide covers standard residential tenancies. Boarding houses have different rules.

The basics

• Inspections: at least 48 hours' notice. Notice should not be given more than 14 days ahead.
• Limit: no more than one inspection every 4 weeks.
• Repairs and maintenance: at least 24 hours' notice.
• Hours: entry for inspections and repairs is between 8am and 7pm.
• Non-essential work, such as cosmetic improvements, should be done at a time you and the landlord both agree.
• Re-inspections to check agreed repairs or cleaning follow the same notice periods.
• Meth testing: at least 48 hours' notice. Results must go to existing tenants in writing within 7 days of the landlord getting them.
• Meth decontamination: 24 hours' notice, between 8am and 7pm.
• Open homes and buyer viewings: the landlord must ask your permission. Notice alone is not enough. They must also tell you in writing that they intend to sell.
• Showing new tenants through: again, they must ask your permission.
• Emergencies: a landlord can enter without notice in a real emergency, such as a fire or flood.
• Tribunal order: a landlord can also enter if the Tenancy Tribunal has ordered it.
• Outside the dwelling: if you have agreed to the work, or the landlord has to do it, no notice is needed for jobs like washing the outside of the house or cleaning gutters.
• Force: a landlord must never use or threaten force to get in while you or someone you allow is inside. That is an offence.

How it works in practice

• Monday 5 October: Her landlord emails her a notice for an inspection. It is sent well ahead, and the inspection is set for Thursday 8 October at 5pm. That is more than 48 hours away and between 8am and 7pm. It is lawful, as long as no inspection happened in the last 4 weeks.
• Check the 4 weeks: The last inspection was on 14 September. The next lawful one is on or after 12 October. So the 8 October date is too soon. Aroha tells her landlord, in writing, and suggests Tuesday 13 October instead.
• Repair: A week later the hot water cylinder needs fixing. The landlord gives 24 hours' notice for a tradesperson to visit between 8am and 7pm. Aroha has to allow it, because it is a necessary repair with proper notice.
• Sale: In November the landlord decides to sell and tells her in writing. An agent asks for an open home. Aroha can agree, but she can also set reasonable conditions, such as set times and a limit on how often.

Notice is counted in full hours before the visit. Always read the date and time on the notice, not just when you received it.

The catch

• Notice is not always enough. For sale viewings and showing new tenants, the landlord needs your permission. But you cannot unreasonably refuse. Setting sensible conditions is fine. A flat "no" to everything could count against you.
• You can agree to other times. If you are happy to let a plumber in tomorrow, that is your choice. Permission from you makes entry lawful. If a time no longer suits you, contact the landlord and agree on another one.
• Landlords can knock. A landlord has the same right as anyone else to knock on your door and talk to you. It becomes a problem if it happens so often that it turns into harassment.
• Unlawful entry is a serious breach. Harassment and unlawful entry by a landlord are on the list of breaches that cannot be fixed with a normal notice to remedy. You can apply to the Tenancy Tribunal.
• Exemplary damages need an unlawful act. The Tribunal can award them only for unlawful acts, not ordinary breaches. The maximum amounts are set in Schedule 1A of the Residential Tenancies Act. Check the current figures at legislation.govt.nz.
• Boarding houses are different. The hours and notice are shorter. Entry is between 8am and 6pm with 24 hours' notice for specified purposes.
• Rules can change. This guide reflects the Tenancy Services pages at October 2026. Check tenancy.govt.nz before acting.

What to do if your landlord enters unlawfully

1. Write down what happened: the date, time, who came in, what they said and whether you got any notice. Take photos or save messages.
2. Check the notice against the rules above: 48 hours for inspections, 24 hours for repairs, 8am to 7pm, and no more than once every 4 weeks.
3. Contact your landlord in writing. Say what rule was broken and ask them to follow the proper process. Keep a copy.
4. If you need a different time, offer one. Calm, written communication helps if the matter ever goes to the Tribunal.
5. If it keeps happening, call Tenancy Services on 0800 836 262 for free advice. Check the current contact details at tenancy.govt.nz.
6. Consider applying to the Tenancy Tribunal. Because unlawful entry cannot be remedied, you do not need to wait for a 14-day notice first.
7. If a landlord uses or threatens force to get in while you are home, or you feel unsafe, call the Police on 111.

Common questions

Can my landlord inspect my home every month?

Not quite. The limit is one inspection every 4 weeks, so a monthly inspection is allowed as long as the gap is at least 4 weeks. They still need to give at least 48 hours' notice.

Can I say no to a repair visit?

Not if proper notice has been given and the repair is necessary. You must allow access. If the time is a real problem, ask to change it. For cosmetic work, the time must suit both of you.

Does my landlord need my permission to bring a buyer through?

Yes. Notice alone is not enough. The landlord must ask, and you cannot unreasonably refuse. You can set reasonable conditions.

Can my landlord enter when I'm out?

Only if they have given proper notice, you have agreed, there is a Tribunal order or it is a real emergency. Being out does not change the rules.

What counts as an emergency?

Something like a fire or flooding, where waiting would cause serious harm. A tap that drips or a missed inspection is not an emergency.

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Last reviewed 28 October 2026. Written by Streetwise from the official pages listed above. General information only, not legal or financial advice.