TL;DR: Scrib🐮's M1 Templates produce RTA 1986 compliant New Zealand residential tenancy agreements — including bond lodgement instructions, healthy homes standards disclosure, and the property inspection report format.
New Zealand residential tenancy law underwent significant reform with the Residential Tenancies Amendment Act 2020, which came into force in stages through 2021. The changes included expanded tenant rights (limiting rent increases to once per 12 months, restricting no-cause terminations), new landlord obligations (insulation and healthy homes standards), and tighter bond lodgement rules.
Landlords using pre-2020 tenancy agreements are non-compliant. An agreement that does not reflect the current Residential Tenancies Act 1986 as amended exposes landlords to Tenancy Tribunal penalties. The Tenancy Tribunal (https://www.tenancy.govt.nz/disputes/tribunal/) handles disputes and can award exemplary damages for breaches.
The Tenancy Services office (https://www.tenancy.govt.nz/) publishes a model tenancy agreement, but it is generic and does not cover specific provisions landlords may wish to include: pet clauses, professional cleaning requirements at end of tenancy, specific garden maintenance obligations, or subletting restrictions.
Scrib🐮's M1 Template module provides a complete New Zealand residential tenancy agreement with all post-2020 provisions incorporated, plus optional clauses for common landlord requirements.
Base tenancy terms:
The template populates all mandatory RTA 1986 s13A fields: landlord name and contact address, tenant names, property address, tenancy start date, rent amount and payment frequency, bond amount (maximum 4 weeks' rent), and whether the tenancy is periodic or fixed term.
For fixed-term tenancies, the template includes the correct termination notice provisions: under the 2020 amendments, a fixed-term tenancy automatically converts to a periodic tenancy at expiry unless both parties agree in writing to a different arrangement or the landlord has specific grounds for termination.
Healthy homes standards disclosure:
From 2021, landlords must include a statement of current compliance with the Healthy Homes Standards (heating, insulation, ventilation, moisture ingress and drainage, draught stopping). The template includes a structured healthy homes compliance statement with fields for each standard, reflecting the requirements under the Residential Tenancies (Healthy Homes Standards) Regulations 2019.
Bond lodgement:
The template includes bond lodgement instructions for Tenancy Services (online at https://www.tenancy.govt.nz/bonds/). Bond must be lodged within 23 working days of receipt. The template generates a bond lodgement summary with the reference details the landlord needs.
Inspection report:
The template includes a property condition report (inspection report) covering each room and area of the property with condition fields. Both landlord and tenant sign the inspection report at the start of tenancy. This document is critical for bond refund disputes at the end of tenancy.
Optional clauses:
The template offers optional clauses covering: pet permission (with conditions), smoking prohibition, garden maintenance obligations, professional end-of-tenancy cleaning, subletting restrictions, and specific rules for properties in body corporate developments. Each optional clause is accompanied by an explanation of when it is appropriate and what Tenancy Tribunal decisions have said about similar clauses.
Scrib🐮 is a document preparation service. For advice on New Zealand tenancy law specific to your situation, consult a tenancy lawyer or Tenancy Services.
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Try it free →| Module | What It Does |
|---|---|
| M1 Templates | Smart document templates for all 3 menus |
| M2 Guided Prep | TurboTax-style step-by-step wizard |
| M3 AI Assistant | Instant answers to document questions |
| M4 Submission Guide | Filing instructions for each country |
| M5 Dashboard | Track documents, deadlines, status |
Pricing: From $149/month — all menus, all countries, unlimited documents.
DIY risk: The most dangerous DIY approach is using Tenancy Services' generic template without additional clauses, then discovering after a tenancy ends that you cannot claim bond for cleaning because you had no professional cleaning clause. Alternatively, including an unlawful clause (such as prohibiting tenants from having guests overnight for extended periods) creates liability — the Tenancy Tribunal has awarded exemplary damages for unlawful clauses.
Property manager: A property manager typically charges 8–10% of rent plus additional fees for tenancy agreement preparation and bond lodgement. For landlords managing their own properties, this is a significant ongoing cost.
Scrib🐮: The M1 Template provides a compliant base document with the optional clauses most landlords need. The total time from starting the template to having a signed agreement is typically 45–60 minutes. At $149/month, the same pass covers company formation and employment contracts if you are also running a business that occupies leased premises.
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MmowW Scrib🐮 is a document preparation service, not a law firm.
Q: Does the template reflect the 2020 Residential Tenancies Amendment Act changes?
Yes. The template reflects the RTA 1986 as amended through 2021, including the restriction on no-cause terminations for periodic tenancies, the requirement for grounds for termination, and the updated notice periods. The Tenancy Services website (https://www.tenancy.govt.nz/) is the authoritative source for current tenancy law requirements.
Q: Does the template include the healthy homes compliance statement?
Yes. The template includes a structured healthy homes compliance statement covering all five standards: heating, insulation, ventilation, moisture ingress and drainage, and draught stopping. You enter your property's current compliance status for each standard.
Q: How do I lodge the bond after using the Scrib🐮 template?
The M4 Submission Guide module provides step-by-step instructions for lodging the bond through the Tenancy Services online system (https://www.tenancy.govt.nz/bonds/). Bond must be lodged within 23 working days of receipt.
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