Change of Shared Tenancy (NZ): 2025 Guide for Property Managers

We’ve published a practical, step-by-step guide to processing a change of tenant in a shared tenancy under New Zealand law. It covers variation vs assignment, what changed in 2025, exactly which forms to use, and troubleshooting for tricky cases.

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What’s new in 2025

• Termination rules (from 30 Jan 2025): Periodic: tenant 21 days; landlord 90 days (or 42 days specific grounds). Fixed-term auto-converts to periodic unless notice is given 90–21 days prior.
• Assignment consent: Landlords must not unreasonably withhold consent; use the official request/response templates.
• Family violence withdrawal: Tenant (or dependant) can withdraw with 2 days’ notice using approved form & evidence.
• Rent increases: 60 days’ written notice, no more than once every 12 months.
• Healthy Homes statements: Required for new, renewed and varied agreements.

At a glance: the process for a variation (when at least one original tenant stays)

1. Get it in writing: who is leaving, who is staying, and when the change takes effect.
2. Screen the incoming tenant fairly (Privacy Act obligations).
3. Prepare and sign a short Variation to the tenancy agreement (names + effective date; all other terms unchanged).
4. Update the bond record in one appointment using both MBIE forms: Change of tenant – departing + Change of tenant – new (signed by landlord and relevant tenants).
5. Attach or update the Healthy Homes compliance statement and required disclosures.
6. Confirm rent shares internally. Any rent increase must follow the 60‑day/12‑month rules (separate notice).
7. For water, charge only metered usage when it is separately metered and exclusively attributable to the tenancy.

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Troubleshooting (click to expand)

Bond record still lists a vacated tenantUnapproved occupant already in placeAssignment request receivedWater bill disputeFamily violence withdrawal

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Official forms & links

• Change of tenant – new tenant (Bond Centre form)
• Change of tenant – departing tenant (Bond Centre form)
• How change of tenant works (MBIE)
• Update bond record — changes within 10 working days
• RTA s43B — assignment consent rules
• Assignment request template / Landlord response template
• Rent increases — 60 days & 12 months
• Healthy Homes compliance statement (+ template)
• Water & wastewater charges
• Family violence withdrawal (2 days)

Disclaimer: This article is a practical guide only and does not replace the Residential Tenancies Act 1986 or MBIE Tenancy Services guidance. Always check the latest official resources.