Healthy Homes and Inspections

A comfortable rental depends on both the building and the way maintenance is handled. Before letting a home in Bream Bay or Waipu, gather the property records, assess what needs work and plan how concerns will be reported. An inspection checklist is useful, but it does not replace a competent assessment of a technical requirement.

Check the five Healthy Homes areas

The standards cover heating, insulation, ventilation, moisture ingress and drainage, and draught stopping. Requirements and exemptions depend on the property and circumstances. Check the official Healthy Homes guidance, retain supporting evidence and ensure the required tenancy statements reflect the actual position. A heater being present or insulation being visible does not, by itself, establish compliance.

Create a property file containing assessments, invoices, product details and any relevant exemption evidence. If a contractor identifies a defect, record the proposed work, responsibility and completion date. Recheck the position when alterations or replacement equipment affect the property.

Check the home can lawfully be lived in

Before letting a converted garage, minor dwelling or divided home, check the property records and whether the space can lawfully be lived in. If you are unsure, contact the local council and seek appropriate advice before offering it for rent. Tenancy law can still apply to unlawful residential premises. Tenancy Services explains the rules.

Prepare a useful condition record

Before the tenancy begins, record the condition of rooms, fittings and included appliances. Note existing damage clearly so it can be distinguished from later changes. Include operating instructions and the agreed arrangements for keys, access and maintenance reporting.

For a coastal home, include drainage, ventilation, exterior fittings and any signs of leaks or corrosion in the maintenance discussion. If a problem keeps returning, arrange an assessment so the cause can be addressed.

Plan inspections appropriately

For an ordinary rental tenancy, Tenancy Services sets rules about notice, access times and frequency. Routine inspections generally require at least 48 hours’ notice, occur between 8am and 7pm, and cannot occur more often than once every four weeks. Other access circumstances have different rules. Read the inspection guidance before arranging access.

Photographs should document property condition while respecting the occupant’s privacy. Write down maintenance findings, assign follow-up and retain completion evidence. An inspection report is not a Healthy Homes certificate, building inspection or guarantee that hidden defects do not exist.

Check smoke alarms

Before a tenancy begins, check that required smoke alarms are installed, working and within their expiry dates. Alarms must be within three metres of each bedroom door or in every room where someone sleeps, and on each level of a multi-level home. New alarms must be photoelectric and have a battery life of at least eight years or be hard-wired. Existing alarms do not need replacing while they are working and within their expiry dates. The landlord must ensure alarms are working at the start of each tenancy and remain in working order during it. Give tenants a clear way to report a fault, and keep a record of checks and any replacement work. Read the smoke alarm guidance for the requirements that apply to the property.

Plan renovations around possible asbestos

Older homes may contain asbestos in building materials. Before repairs, alterations or demolition, consider what is known about the materials and discuss the work with an appropriate asbestos contractor. If material might contain asbestos, do not disturb it; keep people away from the area and arrange qualified advice. WorkSafe explains that asbestos cannot be identified reliably by sight. Where work could expose workers or others to asbestos fibres, residential landlords must identify the asbestos and prepare an asbestos management plan for that work. Read WorkSafe’s guidance for homes and residential landlords before work starts.

Respond to problems promptly

Give tenants clear contact details and an explanation of what to report. A recurring leak, a broken extractor or an unsafe fitting needs investigation; asking someone to keep cleaning the symptom may leave the cause unresolved. Keep a record of the report, assessment, action and communication.

After a storm or flood

If a natural disaster damages a rental, contact the tenant to check their safety, assess the damage and speak with the insurer. Follow Civil Defence guidance and arrange professional advice about repairs and whether the home is safe to occupy. The effect on rent or the tenancy depends on the extent of the damage and the circumstances. Tenancy Services explains the next steps, including repairs and situations where the property cannot be lived in.

Talk through your property’s preparation

Our property management team can discuss the information available and the next steps for your rental. Email rentals.breambay@raywhite.com or call 09 433 0334. For more planning resources, visit Landlord Resources and Property Management.