Communtity Law Manual | Tenancy & housing | When your landlord can come inside your place

Living in your house or flat: Rights and obligations

When your landlord can come inside your place

When is my landlord allowed to come inside my house or flat?

Residential Tenancies Act 1986, s 48

Landlords can’t just come into your house or flat whenever they feel like it. Although they own the property, you’re the one with the legal right to have possession and use of the place. Your landlord can enter only in the following situations:

  • With your permission – The landlord can enter if you’ve freely given permission for this, either at the time or immediately before.
  • For inspections – If the landlord wants to inspect the property, including to see if you’ve fixed damage that you had caused, they can only do this between 8 am and 7 pm, and they must also have given you written notice in advance – at least 48 hours before, but not more than two weeks before. They can’t inspect the property more than once every four weeks.
  • Weatherall v Irvine, Tenancy Tribunal, Palmerston North, 175/95, 24 Jul 1995

    For repairs and maintenance – If your landlord needs to come in to do repairs or maintenance, they have to give you at least 24 hours’ notice (either written or spoken) and tell you the reason. They can only come in between 8 am and 7 pm. Doing things just to improve the image or presentation of your place doesn’t count as “repairs and maintenance”, so for that they’ll need to get your permission to enter.

  • When showing people through – The landlord can show a potential buyer or tenant, or a valuer or real estate agent, through your house or flat if it’s at a reasonable time and you’ve given permission. You can’t refuse unreasonably, but you can set some reasonable conditions – for example, you might limit these visits to certain times of day and days of the week, or refuse to have open homes and auctions on the site, or agree to open homes but say you want to be present while they’re happening.
  • For agreed services – The landlord can come into your house or flat to provide you with any services that were agreed to under your tenancy agreement, so long as they also comply with any conditions to do with entry that are stated in your agreement.
  • When checking if you’ve moved out – If you’re more than 14 days behind in the rent and the landlord has good reason to think you’ve moved out, they can come in to find out, but they have to give you 24 hours’ written notice first.
  • In emergencies – The landlord can enter whenever there’s an emergency, like a fire.
  • With a Tenancy Tribunal order – The landlord can enter if the Tenancy Tribunal has made an order allowing them to do this.

What can I do if my landlord comes in when they’re not allowed to?

Residential Tenancies Act 1986, ss 48(4)(a), 109

If your landlord comes into house or flat when they’re not allowed to, the Tenancy Tribunal could order them to pay you up to $1,000, as “damages”.

It’s a criminal offence if the landlord uses force, or the threat of force, to enter or try to enter while you’re home. For this they can be fined up to $2,000 or jailed for up to three months.

When can my landlord come onto the section?

Residential Tenancies Act 1986, s 48(7)

The restrictions about landlords entering your house or flat (see above) don’t apply to your section – your lawn, paths, gardens and so on – and so your landlord doesn’t need permission to come onto your section.

On the other hand, you have the right to the “quiet enjoyment” of your place, including your section, and the landlord isn’t allowed to interfere with your “reasonable peace, comfort or privacy”. Your landlord could be breaching your tenancy agreement if, for example, they come onto your section too often, or make too much noise when they’re there, or get in the way when you’re enjoying your back lawn or garden over the weekend.

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