Rental inspections in New Zealand: the rules (and the realities)

By Sufiyan Juwle. Published on 17/10/2025.

Regular inspections are part of renting. They protect the property, help catch maintenance early, and (for many insurers) prove the home is being checked. Below we answer common questions about entry for routine inspections—first from a legal angle (what the Residential Tenancies Act 1986 and official guidance say), then from a social angle (what’s reasonable and relationship-friendly).

At a glance (legal):
• Landlord must give at least 48 hours’ notice and no more than 14 days’ notice for an inspection.
• Inspections must be between 8am and 7pm (8am–6pm for boarding houses).
• No more than once every 4 weeks.
• The tenant doesn’t have to be present.

“What are the legal times the landlord can come?”

Legal: For standard rentals, inspections may occur between 8am and 7pm; boarding houses 8am–6pm. They can’t happen more than once every four weeks, and notice must be at least 48 hours and not more than 14 days before the visit.

Social: Good practice is to avoid very early or late slots within that window and to steer clear of obviously inconvenient times (school runs, shift-change windows) if a reasonable alternative exists. Tenancy Services also emphasises choosing a “suitable time and day.”

“Do they have to give me a fixed time?”

Legal: The Act requires notice of entry and that the visit be at a reasonable time within 8am–7pm; it does not require a precise minute-by-minute appointment. Official guidance encourages landlords to be courteous about timing; tenants can raise concerns and negotiate another access time if needed.

Social: Most times Our staff will give a time window (e.g., 10–12) but sometimes we’re unable to do that. If the window is too broad or clashes with something important, reply promptly proposing a specific alternative window the same day or week.

“Can the landlord come if I won’t be there?”

Legal: Yes. Tenants do not have to be present at inspections, provided proper notice and hours are observed.

Social: If you prefer to be home, say so early and suggest a like-for-like slot. If you can’t be home, you can still leave notes about any issues you want checked (leaks, appliances, etc.)—MBIE actually recommends this.

“Can the landlord use a key to get in?”

Legal: Where proper notice has been given and the entry is within legal hours, using a held key is standard. The landlord must not use force to enter and must respect your quiet enjoyment (reasonable peace, comfort, and privacy). Locks must be provided/maintained, and keys are returned at the end of tenancy.

Social: Sensible etiquette is to knock/announce, lock up on exit, and avoid photographing personal belongings (MBIE cautions against this). If you’re anxious about unattended entry, ask the landlord to text on arrival and when they leave.

“Can I tell the landlord not to come?”

Legal: If the landlord has given valid notice and booked a time within 8am–7pm, you can’t refuse lawful access for a routine inspection. The law also protects your quiet enjoyment, but that doesn’t override a properly-notified inspection. Persistent refusal can lead to a Tenancy Tribunal application to enforce access.

Social: If the timing is genuinely unsuitable, propose alternatives (same day, similar time) rather than a blanket “no.” Most issues resolve quickly with a concrete counter-proposal.

“What if I’m sick or dealing with an emergency and can’t be home?”

Legal: Being unwell or away does not automatically cancel a properly-notified inspection. The landlord may still lawfully enter during the notice window. (Separately, in a genuine emergency like a fire or flood, landlords may enter without notice—that’s different from routine inspections.)

Social: Let them know as soon as possible. Most managers will reschedule where practicable—especially for contagious illness—or shorten the window and keep the visit brief. If you’re medically vulnerable, you can request reasonable precautions (e.g., masks, no photos of personal items).

“Do I have to let them inspect more than monthly?”

Legal: No. Routine inspections cannot be conducted more than once every four weeks. If an agreed re-inspection is needed (e.g., to check a repair you were going to complete), it still requires 48 hours’ notice and must be within legal hours.

Social: Many agencies work on 8–12 week cycles; monthly is the maximum, not the norm.

Your rights during any entry

• Quiet enjoyment: You’re entitled to reasonable peace, comfort and privacy; landlords mustn’t interfere with that.

• Respectful conduct: MBIE reminds landlords to be courteous, choose suitable times/days, and avoid photographing personal belongings.

• Negotiation: Tenancy Services suggests contacting the landlord if you have concerns about timing to agree a different time.

How Pride Property approaches inspections? We book clear time windows, communicate early, and are happy to reschedule for illness where possible. If key entry is needed, we announce on arrival, keep it swift and respectful, and secure the property on exit.