Renewing a Fixed-Term Tenancy in NZ: What Happens When It Ends

A fixed-term tenancy does not renew itself. When the end date on the agreement arrives, three things can happen, and if nobody actively chooses one, the law chooses for you.

The three outcomes

You and the tenant agree to a new fixed term. Same or different length, same or different rent, this needs a new (or varied) written agreement.

You do nothing, and it rolls to periodic. Since the Residential Tenancies Amendment Act 2024, if a fixed-term tenancy simply reaches its end date and neither side has given notice to end it, it automatically continues as a periodic tenancy on the same terms. This is the outcome landlords are most often caught out by: they assume the tenancy just "ends" and are surprised to find their tenant is still there with full periodic-tenancy rights.

The tenancy ends. Either party can end a fixed term at its expiry date without needing a reason, provided the correct notice has been given in advance, within the effective window Tenancy Services sets out on its expiry of a fixed-term tenancy page: between the 90th and 21st day before the fixed-term end date. The notice period and process here differ from the 90-day no-cause periodic termination, so do not confuse the two.

Why the timing catches landlords out

Fixed-term end dates do not send you a reminder. If you are managing this manually, a spreadsheet, a calendar entry you forgot to set, or just "I'll remember", the most common failure mode is finding out the tenancy has rolled to periodic only when you go to give notice and realise the fixed term already lapsed weeks ago.

The second most common failure is agreeing verbally to a renewal with the tenant, then not documenting it, which leaves you without a current signed agreement covering rent, bond, and terms if a dispute ever reaches the Tribunal.

How RentManager handles it

Every fixed-term tenancy on RentManager is tracked against its end date automatically. As the date approaches, you get a proactive nudge, not a generic reminder, but one that shows you the actual decision: renew, let it roll to periodic, or end it.

• One click to renew. The new tenancy inherits every detail from the current one - tenant names, rent, property, bond - so you are not retyping anything. Adjust rent or terms if needed, then it is ready to send for e-signature.
• Explicit periodic rollover. If you choose periodic, RentManager records that transition on the tenancy record, so your history shows exactly when and how the tenancy type changed, which matters if you ever need to explain the timeline to the Tribunal.
• Proactive nudge, not a silent deadline. The system flags upcoming fixed-term expiries ahead of time so the decision is made deliberately, not by default.

Seeing a fixed-term tenancy approach its end date and making the renewal decision in one click is set up in the live demo: try the fixed-term renewal workflow in the demo.

Quick answers

Do I have to give notice if I just want the fixed term to end naturally? Yes. Since the 2024 Amendment, silence means the tenancy rolls to periodic. If you want it to actually end at the fixed-term date, notice must be given.

Can I increase rent as part of a renewal? Yes, but the normal 60-day rent-increase notice rules still apply if you are increasing rent within an existing tenancy relationship. Check the timing against your last increase, not just the renewal date.

What if the tenant wants to leave instead of renewing? They can choose not to renew and the tenancy will end at the fixed-term date, or roll to periodic if neither side acts. The same three outcomes apply from either side.

Does a renewed tenancy need a new signed agreement? Yes. Even a "same terms" renewal should be documented as a new or varied agreement with a current signature, not left as an informal continuation.

Never miss a fixed-term expiry again. Try RentManager free, no credit card required.