The rules
- At most once every four weeks.
- At least 48 hours’ notice to the tenant, and not more than 14 days ahead.
- Between 8am and 7pm (8am to 6pm in a boarding house, where 24 hours’ notice is enough).
Photographs
Photos are the best record if the condition of the property is disputed later. Tenancy Services suggests taking them, and being careful to leave the tenant’s belongings out where that is possible. A photo of a damp patch or a broken fitting is evidence; a photo of someone’s bedroom is not what an inspection is for.
A checklist for the day
- Record when and how the tenant was told.
- Go room by room: walls, floors, windows, fittings, and anything that needs fixing.
- Check the Healthy Homes items while you are there: heaters, extractor fans, insulation access, drainage, draughts.
- Note smoke alarms and anything the tenant raises.
- Write up the report the same day, and send it to the owner.
How Propex does it
Propex records the date the tenant was told and the inspection itself, so the next one is not booked too soon by accident. On the Propex mobile app you go room by room with photos and notes, offline if you need to, collect signatures, and publish a PDF report the owner can read — versioned, and shareable by a link that expires.
This is general information about New Zealand tenancy law as at October 2026, not legal advice. Check tenancy.govt.nz or call Tenancy Services on 0800 836 262 about your own situation.