Repairs and Maintenance

Report a repair to the landlord or property manager named in your tenancy agreement as soon as you notice it. Explain what is wrong, when it started and whether it is getting worse. Photographs can help if they are safe to take.

When the problem is urgent

If a fault could injure someone or cause further property damage, use the emergency contact in your agreement and take reasonable steps to keep people safe. For immediate danger, contact the appropriate emergency service. Do not attempt work that needs a qualified tradesperson.

Tenancy Services says a tenant can arrange urgent repairs where disrepair is likely to injure people or property, and seek repayment after making reasonable attempts to contact the landlord first. Keep a record of those attempts, the problem and the work, including reasonable costs and receipts. Read the official urgent repair guidance before relying on that process.

For routine repairs

Use the reporting method in your agreement and keep a copy of your message. Ask when the problem will be assessed and how access will be arranged. If it changes or becomes more urgent, tell the landlord or manager promptly.

Landlords generally must maintain the property in a reasonable state of repair. Tenants need to take reasonable care and report damage or repair needs. Who pays can depend on the cause and circumstances; ordinary wear and tear is different from damage.

If a repair is not addressed

Follow up in writing and use Tenancy Services guidance to understand the available steps, including notices to remedy. Continue paying rent; do not simply withhold it while waiting for a repair or assume you can deduct routine repair costs without agreement or advice.

Ray White Mangawhai is a sales office and does not provide property management. Contact your landlord or manager for repairs, and Tenancy Services or an independent adviser for legal options. Our tenant guide has more general local information. Information checked 6 October 2026.