30 Jan 2025
Residential Tenancies Amendment Act 2024: what changed
Changes to the Residential Tenancies Act brought some earlier rules back. This is the version we work from. It is a summary, not a substitute for the Act or for advice on a live tenancy. The current detail sits with Tenancy Services.
Periodic tenancies, from 30 January 2025
- A landlord can end a periodic tenancy without a specific reason on 90 days' notice
- 42 days' notice can apply if the owner or a family member needs the home as their main residence for at least 90 days, if it is needed for an employee or contractor named in the agreement, or if it has been sold with vacant possession
- A tenant can end a periodic tenancy on 21 days' notice
- Notices already issued before 30 January 2025 stay on the notice period they were given
Fixed terms
A fixed term becomes periodic unless notice to end is given between 90 and 21 days before it expires, or both sides agree something else while more than 90 days remain. From 1 May 2025, a landlord who does not want the tenancy to roll over does not have to give a reason, but the notice still has to land inside that 90-to-21-day window.
If you are unsure which rule applies to a tenancy we manage, call the office before anyone sends a notice.