Key Changes to the Residential Tenancies Act 2024: What Landlords & Tenants Need to Know
Periodic Tenancies: New Rules for Ending Agreements
What is a Periodic Tenancy?
Think of a periodic tenancy as a flexible rental agreement with no fixed end date—it continues until either the tenant or landlord gives notice to end it. This arrangement suits landlords who want more control over their property and tenants who value flexibility.
Bur from January 30, 2025, new rules will clarify how and when periodic tenancies can be ended.
What’s Changing?
Landlords can once again end a periodic tenancy with 90 days' notice—no reason required.
In some cases, landlords can give 42 days’ notice if:
- They or a family member need to move in.
- The property has been sold with vacant possession.
- The property is needed for employees or contractors.
- Tenants can now give just 21 days’ notice (down from 28).
What to Avoid
Retaliatory terminations—for example, evicting a tenant after they complain about a leaky roof—are now easier to challenge. Tenants will have up to 12 months to contest unfair eviction notices, and landlords could face serious penalties for breaches.
Another pitfall? Changing notice periods mid-way through. If a landlord gives 63 days’ notice before January 30, 2025, they can’t retroactively reduce it to 42 days under the new law. Plan ahead and follow the correct notice rules.
Fixed-Term Tenancies: What You Need to Know
What is a Fixed-Term Tenancy?
Unlike periodic tenancies, fixed-term tenancies have a set start and end date. They provide security for both landlords and tenants, ensuring stable rental income and eliminating the uncertainty of unexpected evictions.
However, new rules from January 30, 2025, will change how fixed-term tenancies transition at the end of their term.
What’s Changing?
Landlords can now end a fixed-term tenancy at the end of its term—without needing a reason.
To end a fixed-term tenancy, either party must give notice between 90 and 21 days before the lease’s end date.
If no notice is given, the tenancy will automatically roll over into a periodic tenancy.
Fixed-term tenancies that started before February 11, 2021, and expire before April 30, 2025, will follow old rules. Any tenancy expiring after May 1, 2025, falls under the new system.
What to Avoid
If you’re a tenant assuming your lease ends automatically, think again. Without proper notice, you might be rolled into a periodic tenancy—and stuck with different rules.
For landlords, missing the notice window (90 to 21 days before lease expiry) could mean an unintended shift to a periodic tenancy. Stay organised, mark deadlines, and communicate clearly.
New Pet Bonds & Rules for Pet Ownership
One of the biggest shake-ups? Pet-friendly rentals.
Landlords can now request a pet bond to cover potential damages.
Tenants remain responsible for any pet-related damage.
The exact pet bond amount and implementation date are still to be announced.
With more pet-friendly policies on the horizon, landlords should prepare for increased demand from tenants with pets.
Implementation Timeline: Key Dates to Remember
- December 17, 2024 – Online bond lodgement system launches, streamlining rental bond payments.
- January 30, 2025 – New tenancy termination rules take effect (notice periods, fixed-term transitions, no-cause terminations).
- March 20, 2025 – Further technical amendments to the Residential Tenancies Act (RTA).
- Date TBA – Pet bonds & new pet ownership rules will be introduced.
What These Changes Mean for You
For landlords, these changes restore greater control over tenancy terminations and offer more clarity around fixed-term leases.
For tenants, shorter notice periods increase flexibility, and pet bond rules make it easier to secure pet-friendly rentals.
Need Help Navigating These Changes?
Understanding tenancy law doesn’t have to be a headache. Whether you’re a landlord looking to stay compliant or a tenant wanting to know your rights, our expert property management team is here to help. Give us a call Propertyscouts Dunedin 034779228