Under the Residential Tenancies Act 1986 (RTA), landlords and property managers must follow strict rules before entering a rental property. This guide covers the notice periods, allowed reasons, inspection limits, and tenant remedies — written for frontline managers and staff in plain English. Current as at May 2026.
Key Legislation: RTA 1986 s48
Section 48 of the RTA sets out when a landlord may enter the premises. The general rule is that entry must be with the tenant’s consent or after giving proper notice, except in emergencies.
- Inspections (routine): at least 24 hours’ written notice
- Repairs or maintenance: at least 48 hours’ written notice
- Emergencies: no notice required
- Showing the property to prospective tenants or buyers: at least 24 hours’ notice (s48(3))
How Many Inspections Per Year?
The RTA does not specify a maximum number of inspections, but the Residential Tenancies (Prohibited Practices) Regulations 1999 and case law make it clear that entry must be reasonable. The Tenancy Tribunal has generally accepted 2–4 routine inspections per year as reasonable. More frequent entries may be considered harassment (s48(5)).
Notice Requirements in Detail
1. Routine Inspections (24-hour notice)
You must give at least 24 hours’ written notice. The notice must specify the date and time (or a reasonable time window). The entry must be between 8:00 am and 7:00 pm unless otherwise agreed (s48(4)).
2. Repairs and Maintenance (48-hour notice)
For non-urgent repairs, give at least 48 hours’ written notice. If the tenant agrees, shorter notice can be given. For urgent repairs (e.g., burst pipe, no hot water), you may enter without notice but must still inform the tenant as soon as possible.
3. Emergencies (no notice)
An emergency includes situations where there is immediate risk to life, health, or property (e.g., fire, flood, gas leak). You may enter without notice, but you must not stay longer than necessary.
4. Showing the Property (24-hour notice)
When showing the property to prospective tenants or buyers, you must give at least 24 hours’ notice. The tenant can refuse if the entry would be unreasonable (e.g., late at night).
Tenant Rights if Landlord Breaches
If a landlord enters without proper notice or without a valid reason, the tenant can:
- Refuse entry (unless it’s an emergency)
- Apply to the Tenancy Tribunal for a compliance order (s109)
- Claim damages for breach of quiet enjoyment (s38) — up to $6,000 in some cases
- Terminate the tenancy in serious cases (s52)
Practical Tips for Staff
Always keep a written record of every entry, including the notice given, the reason, and the tenant’s response (if any). Use a standard form for entry notices. If you manage multiple properties, your team can ask ShiftScript questions from your uploaded policies at shiftscript.nz/portal/ to get instant, accurate answers.
Frequently Asked Questions
Can a tenant refuse entry for a routine inspection?
Yes, if the landlord has not given proper notice or the time is unreasonable. However, if proper notice is given, the tenant must allow entry. Refusal without good reason may be a breach of the tenancy agreement.
What counts as an emergency?
An emergency is a situation that poses an immediate risk to life, health, or property — for example, a burst water pipe, a gas leak, or a fire. Routine maintenance issues like a dripping tap are not emergencies.
Do I need to give notice if the tenant agrees verbally?
Verbal consent is valid, but it’s best practice to get it in writing (email or text) to avoid disputes. If you rely on verbal consent, note the date, time, and what was agreed.
Can I enter if the tenant is not home?
Yes, as long as you have given proper notice and have a valid reason. You must not stay longer than necessary and must leave the property secure. If the tenant has explicitly refused entry, do not enter without a Tribunal order.
What if I need to enter more than once a month for repairs?
That may be reasonable if the repairs are ongoing and the tenant has been informed. However, if the frequency becomes excessive, the tenant can complain to the Tribunal. Try to schedule multiple tasks in one visit.
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