Noisy or Antisocial Tenants Next Door? How to Make a Legally Effective Complaint in NZ
By Nungshi Malik. Published on 08/07/2025.
If you’re a neighbour dealing with loud parties, threats, or other antisocial behaviour from tenants, you absolutely can help get it resolved—but the way you complain matters. This guide explains how to write complaints that property managers (like Pride Property) can rely on, and how your evidence fits into New Zealand’s tenancy law.
The short version
Write it down—every time. New Zealand law lets a landlord/property manager apply to end a periodic tenancy for antisocial behaviour after three separate written notices have been issued for three separate incidents within 90 days. Your written complaints help us issue those notices correctly. Tenancy Services
What counts as antisocial behaviour? The Residential Tenancies Act (RTA) defines it as harassment or any act/omission that reasonably causes alarm, distress, or nuisance that is more than minor. Ordinary day-to-day living noises don’t meet the threshold. Tenancy Services
After the third valid notice, the landlord must apply to the Tenancy Tribunal within 28 days of giving that third notice. Tenancy Services
Why your written complaint is so important
The RTA changes (in force from 11 February 2021) created a new pathway to end a periodic tenancy for repeated antisocial behaviour. The landlord/manager must have three qualifying occasions in 90 days, each supported by a valid notice. Your detailed, reasonable complaints are the key evidence we use to draft those notices. Tenancy Services+1
The Tribunal will consider whether the behaviour happened and whether issuing the notices was fair and lawful. It can decline termination if doing so would be unfair in the circumstances or retaliatory. Tenancy Services
What “reasonable” looks like (and what it doesn’t)
Reasonable complaints include:
Repeated late-night parties with amplified music that prevent sleep (more than minor nuisance).
Threats, intimidation, or harassment toward neighbours.
Deliberate, disruptive behaviour that interferes with your peace, comfort, or privacy.
Not usually enough on their own: normal footsteps, day-time vacuuming, an occasional gathering that ends promptly. The behaviour must reasonably cause alarm, distress, or nuisance that’s more than minor. Tenancy Services
How to write a complaint that helps (step-by-step)
When you experienced antisocial behaviour, send a separate written complaint for that one incident (email is fine). If it happens again on another day, send another written complaint. Aim for clear facts:
Who: If known, who was involved (e.g., “the occupants of Unit 4”).
What happened: Describe the behaviour plainly (no exaggeration).
When and where: Date, approximate time range, and location.
Impact on you/others: Lost sleep, fear, property damage, etc.
Evidence: Photos (if safe), short video/audio, noise diary, police file number if police attended, contact details for witnesses.
Your details: Name, address, best contact number/email.
Statement of purpose: Say this is a formal complaint about antisocial behaviour under the Residential Tenancies Act.
These are the same core details a valid antisocial-behaviour notice must contain when a landlord issues it to a tenant, so including them from the outset really helps. Tenancy Services
The three-complaint / 90-day rule (how it works in practice)
You: Send a written complaint each time there’s a separate incident.
We (the property manager/landlord): After assessing and verifying, we issue a written notice to the tenant for that occasion.
If there are three such occasions within 90 days (each with a valid notice), we can apply to the Tenancy Tribunal to terminate the tenancy on antisocial-behaviour grounds (periodic tenancies only). Tenancy Services
We must file the Tribunal application within 28 days of giving the third notice. Tenancy Services
Note: The three-strike pathway applies to periodic tenancies. For fixed-term tenancies, there are other options for severe behaviour (e.g., threats of violence or substantial damage), but the three-notice termination ground is specific to periodic tenancies. Tenancy Services
Copy-paste templates you can use
Template A — Excessive noise late at night
Subject: Formal complaint – antisocial behaviour (noise), [address/unit], [date]
Hello Pride Property Management,
I’m a neighbour at [your address]. On [date] between approximately [time] and [time], the occupants of [tenant’s address] played loud amplified music and shouted on the front porch. The noise was clearly audible inside my home with windows closed and prevented my household from sleeping. This caused significant distress and loss of quiet enjoyment.
This is a formal complaint of antisocial behaviour under the Residential Tenancies Act. I’m happy to provide a short video recorded at [time] and to attend a Tribunal hearing if needed.
Regards,
[your name], [contact details]
Template B — Harassment/intimidation
Subject: Formal complaint – antisocial behaviour (harassment), [address/unit], [date]
Hello Pride Property Management,
At approximately [time] on [date], an occupant of [tenant’s address] yelled abuse at me in the common area, including “[briefly describe]”, and blocked my path. I felt unsafe returning to my unit. This behaviour caused alarm and distress to me and my family.
This is a formal complaint of antisocial behaviour under the Residential Tenancies Act. Witness: [name/contact], evidence: [e.g., police ref # if applicable].
Regards,
[your name], [contact details]
Template C — Repeated disruptions
Subject: Formal complaint – antisocial behaviour (repeated disturbances), [address/unit], [date]
Hello Pride Property Management,
This is my third written complaint regarding separate incidents on [list dates/times briefly] involving loud shouting in the hallway and banging on doors. Each incident caused loss of sleep and distress to my household.
Please confirm receipt. I’m willing to provide a diary and statements from neighbours.
Regards,
[your name], [contact details]
(If you’re comfortable, cc a neighbouring witness. Keep copies of everything.)
Safety first
If you feel unsafe or threatened, call 111.
Do not confront tenants directly if it risks your safety.
Let us handle contact with the occupants. We may also suggest mediation or involve other agencies where appropriate.
The legal backbone (for your confidence)
The RTA 1986, s55A (inserted by the Residential Tenancies Amendment Act 2020) created the termination pathway for antisocial behaviour—three separate occasions within 90 days with written notices; landlord must apply within 28 days after the third notice. New Zealand Legislation+2New Zealand Legislation+2
“Antisocial behaviour” means harassment or conduct that reasonably causes alarm, distress or nuisance that is more than minor. The Tribunal also considers fairness and can decline termination if doing so would be unfair or retaliatory. Tenancy Services
Tenancy Services provides a notice template and guidance on exactly what a valid notice must include (which mirrors the info we’ve asked you to include in your complaint). Tenancy Services
Need help or want us to take it from here? Pride Property can assess your complaint, liaise with the landlord, and—if the legal test is met—issue the notices and file the Tribunal application. Send your written complaint (with any evidence) via the contact form at prideproperty.co.nz and we’ll guide you from there. This article provides general information, not legal advice. For tailored advice, you can also contact Tenancy Services (MBIE) on . Freephone: 0800 836 262 or Phone: +64 4 238 4695