RSS Feed

Tenant requesting permission to occupy after termination

Thursday, October 22, 2020

This week's question comes from Maggie:  

I issued a 90-day notice for termination on 5th November. The tenants have asked if they can stay longer as they can’t find a home. I still want to terminate but am flexible with the date of exit. I gave notice in this instance as these are not tenants I want once the RTAA2020 termination rules come into effect. What’s my position if I allow them to stay longer? What process should I follow?

Termination is not eviction. Termination in this instance means revocation of the licence to occupy. If the tenant remains in occupation then the landlord has to follow a separate eviction process to remove them from the property. If the landlord elects not to evict then the tenant is able to remain in occupation. 

In this instance, your tenants' license to occupy expires 5th of November (assuming the notice was served correctly). Assuming you elect not to evict and your tenants remain in occupation, s60 of the Residential Tenancies Act outlines the terms of that occupation. Your tenants' obligations continue as if the tenancy is still ongoing until they leave the property. If you allow the tenants to remain in occupation for over 90 days after terminating without a possession order or if your possession order is over 90 days old then the law assumes that you and the tenants have entered into a new periodic tenancy.

Note that s60 is silent on the landlord’s obligations. Strictly speaking then, you could very take the position that you are thus released from any obligations under the tenancy agreement and the RTA without losing any of your rights (such as being paid rent on time). Seeing that tenancy law and the Tribunal are increasingly pro-tenant, we recommend that you take the more conservative approach of assuming that your obligations continue irrespective of the language in s60. Also, not for nothing, it is the decent thing to do. 

We recommend the following:

  • Keep the original notice (i.e. termination date as is);
  • Maintain a clear written exchange with your tenant outlining the circumstance (i.e. they have yet to find somewhere to move to), your permission for them to continue occupying for a set period of time (say, a week), both parties acknowledge the tenants' obligations subsist throughout the period and that you will regularly review the permission with a view to renew if appropriate; 
  • Revisit your permission and renew if necessary/appropriate making sure that you do not allow the tenant to remain in occupation for over 90 days after termination.

Good luck. We wish you and your tenant all the best!


Do you have any tenancy related questions? Write to us at [email protected] or hit us up on our social channels here and here





Recent Posts


buyer's agent sale and purchase tenant house prices quiet enjoyment finance boarding house bad tenant Sponsored post gluckman report rta reform cat negotiation tax winz short term rental interest rates investment strategy Editor's Choice interest deductibility rtaa2020 government off the plan anti-social behaviour initio worksafe election2020 How to insurance debt to income water bill short-term rental interest only barfoot and thompson beginner investor twg report Market report Level 4 property management lvr anz debt enforcement rta building Gluckman yield housing affordability advice Holler HHS re agent rent arrears sale and purchas insulation skill shortage warm up new zealand buying rules relationship Standards New Zealand tenancy tribunal rental wof inflation Guest blog DTI ring-fencing minor dwelling heating retaliatory notice CoreLogic warren buffett principal and interest HSWA ventilation opes partners asbestos TCIT Q&A mortgage will mindset clnz p lab wins tenancy issues travel bubble Jeff Bezos property value parry v inglis Case study property shortland chartered accountants management daikin first home buying education development scotney williams housing package shower dome business wealth creation letting fee capital gain RBNZ Property (Relationships) Act television trust property apprentice letting Tribunal case study rent increase bond form data security cash-flow heat pump bond airbnb interest limitation speculator partners rent control RTAA 2019 ird heater housing bubble smoke alarm buying Must know robert kiyosaki commerce commission auckland council return trespass rental market financial advisers act Zodiak Management auckland Landlording damage ask an expert personal growth trademe positive cash flow brightline meth Question and answer renovation ocr subdivision recycling equity reserve bank sublease maintenance property maintenance privacy fixed-term tenancy khh termination CCC Kris Pedersen Mortgages and Insurance banking tenancy services landlord Investment tip nzpif unitary plan inspection legal cost property cycle watercare equity kiwibuild holiday house Must knows investor market rent structure extractor fan apia cgt HHGA meth contamination Investor story election 2017 early termination LIM market rent productivity covid-19 income bankruptcy legal


Introducing Our Partners
Principal Sponsor - Kris Pedersen Mortgages & Insurance logo Gold Sponsor - Barfoot & Thompson logo Gold Sponsor - CoreLogic logo Property Apprentice logo The Insulation Warehouse logo The Renovation Team logo The New Zealand Property Investors' Federation logo