New pet rules for rentals (effective 1 December 2025) — what landlords and tenants need to know

From 1 December 2025 a set of changes to the Residential Tenancies Act (RTA) take effect that change how pets are handled in rental homes across New Zealand. The reforms are aimed at making it easier for tenants to keep pets while giving landlords clearer tools and protections to manage risks and recover pet-related damage.

Below I explain the core rules, the practical steps for tenants and landlords, common examples of “reasonable grounds”, the new pet bond, how damage liability works, and how disputes will be handled.

Quick summary — the headlines

• Tenants may request landlord consent to keep a pet; landlords can only refuse on reasonable grounds. Landlords must respond within 21 days.
• Landlords may require a pet bond of up to two weeks’ rent, in addition to the existing general tenancy bond. Pet bonds must be lodged and managed through Tenancy Services processes once enabled.
• Tenants are liable for the full cost of pet-related damage that goes beyond fair wear and tear. That includes accidental, careless or intentional damage caused by a pet.
• Landlords who consent can include reasonable conditions with that consent (for example: no large breeds in small apartments, regular professional carpet cleaning on vacate, restrictions on certain outbuildings).
• Some exemptions exist for certified assistance dogs under specific Acts, but most service/therapy animals do not get an automatic exemption — they are considered under the consent framework unless another law says otherwise.

The legal mechanics — step by step

1) Tenant requests

• A tenant can ask their landlord in writing at any time to keep a pet. The request should describe the pet (species, breed, age, size), its training, vaccination status, and any references (previous landlord, neighbour). Tenants should offer reasonable mitigation (e.g., professional cleaning before leaving, microchipping, pet CV).

2) Landlord response window

• The landlord has 21 days to give a written answer (consent with or without conditions, or refusal with reasons). If the landlord needs additional information they should request it within that 21-day window. The statutory timing is important — a failure to respond can be treated as a deemed decision depending on the exact wording of the RTA guidance and Tenancy Services advice.

3) Consent, conditions and pet bond

• If the landlord consents, they may impose reasonable conditions and may require a pet bond up to two weeks’ rent (this is in addition to the existing general bond). The pet bond is specifically to cover pet-related damage. Landlords and tenants must follow the Tenancy Services process for lodging, top-ups and refunds of the pet bond (Tenancy Services will provide forms and guidance).

4) Refusal — only on reasonable grounds

• Landlords may refuse but only for reasonable grounds. Examples and guidance on what’s “reasonable” are in regulations and guidance notes (see examples below). If the tenant disagrees, they can apply to the Tenancy Tribunal to challenge the refusal as unreasonable.

5) Damage, inspections and vacating

• On vacating, the landlord may claim against the general bond and/or the pet bond for damage that’s more than fair wear and tear. Tenants remain liable for the cost of repairs (or forfeit of pet bond) to the extent the Tribunal finds the damage is beyond fair wear and tear.

What counts as “reasonable grounds” to refuse a pet?

The legislation and official guidance give non-exhaustive examples of reasonable grounds. Common examples landlords rely on include:

• The property is structurally or physically unsuitable (e.g., very small studio with no outdoor access where a large dog would be unsafe or disruptive).
• The type, size or number of animals is inappropriate for the property (e.g., keeping a mastiff in a small rental unit).
• The property is already being used for accommodation where pets would breach other statutory requirements or body corporate/strata rules (note: body corporate rules may interact with tenancy law but cannot override the RTA framework — check both sets of rules).
• There are documented health and safety risks (e.g., a dangerous/menacing animal history), or a serious allergy in another occupant where evidence is supplied and refusal is proportionate.
• The landlord has credible evidence the pet is likely to cause damage or nuisance (previous complaints, demonstrated behaviour issues).

Important: landlords cannot refuse solely because they “don’t like pets” or because they imagine risk without evidence. Any refusal must be justifiable. If the tenant disputes the refusal, the Tenancy Tribunal will consider whether the landlord’s stated reason was reasonable and proportionate.

The pet bond — specifics and examples

• Maximum amount: pet bond up to two weeks’ rent. This is in addition to the existing bond (which remains capped under the general bond rules). The pet bond is targeted at pet-related damage only.
• Lodgement and management: Tenancy Services will provide mechanisms to lodge, top up and refund pet bonds. Landlords should not accept pet bonds outside the official processes once those systems are enabled.
• Use of pet bond: If on exit there is pet damage beyond fair wear and tear (e.g., torn carpets, scratched doors, soiling, chewed skirting, persistent odours requiring replacement), the landlord can make a claim against the pet bond to repair or replace items. Normal bond rules (evidence, quotes/receipts, Tribunal scrutiny) apply.

Liability for damage — how it’s different now

Under the new rules the tenant is explicitly liable for all pet-related damage beyond fair wear and tear — and that includes careless or accidental damage. That means a tenant can be on the hook for substantial repairs if a pet causes damage (not just intentional damage). Landlords must still follow standard evidence and mitigation requirements when claiming against bonds.

Existing tenancies — are the rules retroactive?

• The new rules are in force from 1 December 2025. Existing tenancies where a pet is already being kept are treated specially in guidance: some of the new processes (for example, formal pet bond charging) will only operate from the commencement date, and Tenancy Services guidance clarifies how to handle pets already at a property. If the tenancy agreement specifically prohibited pets before the change, the existing terms may still be relevant — but a tenant can still request consent under the new framework and landlords must respond under the new rules. Always check Tenancy Services for the precise administrative guidance on transitional cases.

Dispute resolution — where to go if you disagree

• If there’s a refusal to consent that the tenant thinks is unreasonable, or a dispute about pet bond claims/damage assessment, parties can apply to the Tenancy Tribunal. The Tribunal will weigh the statutory test of “reasonableness”, consider evidence of damage, prior condition reports, and mitigation steps taken. Tenancy Services has guidance and templates for applications and evidence lists.

Practical Guidance — Landlord Checklist

1. Update documentation (tenancy agreements, consent forms, pet request form) to reflect the new process and the possibility of a pet bond.
2. Decide objective “reasonable grounds” policies for your portfolio (size limits for dogs in certain properties, number of pets allowed, carpeted vs non-carpeted properties). Put examples in internal guidance so staff respond consistently.
3. Prepare inspection and evidence templates — photo inventory checklists and quotes for likely pet damage repairs.
4. Communicate to tenants about the incoming rules and how requests will be handled from 1 December. Don’t take informal pet bond payments outside Tenancy Services processes once lodgement is available.
5. Train property managers on the 21-day response window and the requirement to have reasonable grounds. Consistency reduces Tribunal risk.

Practical Guidance — Tenant Checklist

1. Make requests in writing and include a short “pet CV” (photos, training, vet records, references from previous landlords). Offer steps you’ll take to prevent damage.
2. Be ready to negotiate reasonable conditions — e.g., professional cleaning before you leave, putting scratch protectors on furniture, microchipping, or pet training.
3. If refused, ask for the specific reasons in writing. If you consider the refusal unreasonable, you may apply to the Tenancy Tribunal to challenge it.
4. Keep records (photos/dates of condition, vet receipts, training receipts, references) to defend against any future pet bond claims.

Likely practical effects & tips

• Expect more applications from tenants seeking pets; landlords who position properties as “pet-friendly with conditions” may attract a larger tenant pool but need stricter checks. Many property managers anticipate clearer processes will reduce informal refusals and vacancy times.
• Tenants: a pet CV, references and willingness to accept reasonable conditions will significantly increase success chances. Trade Me, AA and other property sites have advice on “pet applications” that still applies.

Where to read the official guidance (start here)

• Tenancy Services (MBIE) — pages on the pet rules, forms and sector guidance. This is the frontline resource for templates and transitional guidance.
• HUD / Ministry pages on the Residential Tenancies Amendment Act 2024 — explains policy intent and statutory text summary.
• Beehive (government release) summarising the policy and the 1 December commencement.

Final Practical Checklist — immediate steps (for both sides)

• Landlords/property managers: update tenancy agreements, build a consistent policy of reasonable grounds, prepare pet bond handling procedures, train staff on the 21-day response rule.
• Tenants: prepare a pet CV, request consent in writing, keep evidence of pet care/training, be ready to accept reasonable conditions and the potential pet bond.

Sources & further reading

Key official and high-quality practical sources used for the above summary:

• Tenancy Services (official pet rules & guidance pages).
• Ministry of Housing/HUD summary of the Residential Tenancies Amendment Act 2024.
• Beehive (government media release confirming pet bonds start 1 December 2025).
• Sector and property management guidance (examples & practical checklists).

Get in Touch

If you feel you are affected either as landlord or tenant by these changes, and need help, please don’t hesitate to reach out to Peter Montagna or your contact at Blackwood Montagna for expert guidance and support.