Before the visit
Give written notice with the date and time you intend to come. Notice counts from when it is received, not when you send it: handed over in person, it is received immediately; left in the letterbox or on the door, 2 working days after delivery; posted, on the fourth working day after posting; emailed after 5pm, on the next working day. Leave enough room so the tenant still gets the full 48 hours. The entry notice template sets out the details.
Boarding houses have different rules: 24 hours' notice, and inspections between 8am and 6pm.
Ask the tenant whether they would like to be there. They do not have to be, but if they cannot make it they can leave a note of anything they want looked at. Bring the initial inspection report from the start of the tenancy, so you are comparing against a record rather than memory, plus a camera and this checklist.
During the inspection
- Work through one room at a time and note condition, not tidiness. A cluttered room is not a breach; a hole in the wall is worth recording.
- Photograph damage, wear and anything that needs repair, with the date. Keep the tenant's belongings out of frame where you can.
- Test things that fail quietly: smoke alarms, extractor fans, the heater, taps and drains.
- Ask the tenant about anything they have noticed. Tenants often know about a slow leak or a sticking window long before it shows.
- Stick to what the notice said. Do not bring anyone else, such as a tradesperson or buyer, without asking the tenant first.
After the inspection
- Write it up the same day while it is fresh: each room, what you found, and the photos that go with it.
- Send the tenant a copy. A shared record avoids arguments later and gives them a chance to correct anything you misread.
- Sort repairs into yours and theirs. Book the landlord repairs and tell the tenant when to expect them.
- If the tenant agreed to fix or clean something by a date, you can come back to check, with the same notice as before.
- Keep the report with the property's records. At the end of the tenancy, a run of dated inspections is what separates fair wear and tear from damage.
Landy's shared logbook can hold the inspection reminders, photos and repair board in one place both sides see, if a paper file keeps going missing.
What an inspection is not
An inspection is about the condition of the property, not the tenant's lifestyle. How they decorate, how tidy they keep the place, and what is in their cupboards is their business unless it is damaging the property. Tenants are entitled to quiet enjoyment: the landlord must respect their peace, comfort and privacy. Keep visits to the permitted frequency, arrive when you said you would, and keep the tone the one you would want from a visitor to your own home. More on frequency is in how often can a landlord inspect.
Common questions
Can I inspect if the tenant is not home?
Yes, if you have given proper notice for that date and time. The tenant does not have to be present, although you should ask whether they want to be.
Can I photograph the tenant's belongings?
Tenancy Services advises landlords to take photos of the property's condition but to keep the tenant's belongings out of the pictures where possible.
Is a routine inspection the same as a repairs visit?
No. Entry for necessary repairs has its own notice rule: at least 24 hours' notice, between 8am and 7pm. A routine inspection needs at least 48 hours' notice.
Related guides
More free tools
- Compliance statement builderFill in each standard and print a Healthy Homes compliance statement for your tenancy agreement. No account needed.
- Healthy Homes self-checkPlain yes or no questions about your rental, standard by standard. See what looks met and where the gaps probably are.
- Healthy Homes checklistA printable room-by-room checklist for all five standards, with the records worth keeping.
- Entry noticeFill in the details and print a written notice of entry for an inspection or repairs.
Official sources
- Tenancy Services: Inspections
- Tenancy Services: Access
- Tenancy Services: Serving notices
- Tenancy Services: Smoke alarms
- Residential Tenancies Act 1986
Rules checked against official sources on 23 September 2026. This is general information for NZ landlords and tenants, not legal advice. For the current rules, see tenancy.govt.nz.