The NZ Rental Inspection Checklist (Free, Room by Room)

Three kinds of inspection, three different jobs

There are three kinds of rental inspection and they are not the same job.

Initial inspection (start of tenancy). Done with the incoming tenant, thorough, photographed. This is the baseline that every future bond claim is measured against. If it is not recorded properly, you cannot later prove damage was not pre-existing.

Routine inspection (during the tenancy). A lighter check, usually every three to four months, that the property is being maintained and there are no emerging problems: moisture, unapproved pets, damage building up. You are not white-gloving it. You are looking for the small things and anything that could become a liability, like a Healthy Homes issue.

Final inspection (end of tenancy). As thorough as the initial, compared directly against it, and the basis for any bond deduction.

The notice rules (get these right)

These are set by the Residential Tenancies Act 1986 and they are not negotiable. The full process, with templates and timing, is in our property inspection guide for NZ landlords. The short version:

• No more than once every four weeks.
• At least 48 hours written notice, and no more than 14 days in advance.
• Between 8am and 7pm (8am to 6pm for boarding houses).
• Methamphetamine testing has its own rules: at least 48 hours notice (and no more than 14 days in advance), results in writing within 7 days.

Enter outside these rules without consent and you are trespassing, which is the fastest way to hand the tenant a Tribunal claim. The official rules are on the Tenancy Services inspections page.

The room-by-room checklist

This is the checklist I use across my four Auckland apartments. For a routine inspection you are mostly confirming the "(routine)" items are fine. For an initial or final inspection you go through everything.

Kitchen

• Drawers and cabinets: open and close, clean of spills and dust
• Rubbish bin: present and working
• Sink: not clogged, clean (routine)
• Hob and oven: working, clean of spills and burning, minor scratches are acceptable (routine)
• Countertop: clean, free of grease and major scratches (routine)
• Wall and floor tiles: not cracked, clean of grease and scum (routine)
• Washing machine and dishwasher: working, not holding water (not clogged)
• Refrigerator: working, clean and empty at changeover
• Sockets and lights: working

Bathrooms

• Vanity mirror: not cracked, clean (routine)
• Toilet: not cracked including the seat, clean (routine)
• Shower: glass not cracked, scum cleaned to a reasonable standard, no mould (routine)
• Wall and floor tiles: not cracked, clean (routine)
• Towel rail: working
• Sockets and lights: working

Living area

• Carpet: free of spills and stains; commercially cleaned on leaving (routine)
• Walls: free of scratches and holes (routine)
• Sockets and lights: working

Bedrooms

• Carpet: free of spills and stains; commercially cleaned on leaving (routine)
• Walls: free of scratches and holes (routine)
• Built-in wardrobe: doors slide, floor clean, free of scratches
• Windows: clean, open and close (routine)
• Sliding glass door: opens, closes, and locks (routine)
• Mattress (if supplied): no stains

Storage and outside

• Storage room: tenant's own items removed at changeover
• Exterior, decks, gutters: no obvious damage or blockage
• Smoke alarms: present and working (a legal requirement, check every inspection)

Fair wear and tear

You cannot deduct from a bond for fair wear and tear: carpet flattening in walkways, paint fading, small picture-hook holes. The checklist is there to separate genuine damage and poor maintenance from normal living. Photograph everything at the initial inspection so the line is not an argument later. The Healthy Homes standards set the benchmark a routine inspection is quietly checking against.

How RentManager handles this

RentManager turns this checklist into a structured, tap-through template you complete on your phone at the property. You flag whether it is an initial, routine, or final inspection, the template adjusts what it asks you to check, you attach photos against each item, and you add free-text notes wherever you need them. The record is timestamped, the 48-hour notice is generated for you, and the tenant can acknowledge the result. At the end of the tenancy you compare the final against the initial side by side, which is the evidence the Tribunal wants.

See it working: open the live demo and walk through an inspection on a seeded property, photos and all. No signup.

Frequently asked questions

How often can a landlord inspect a rental in NZ?

No more than once every four weeks, with at least 48 hours written notice and no more than 14 days in advance.

What hours can a landlord inspect?

Between 8am and 7pm for residential tenancies (8am to 6pm for boarding houses).

What is the difference between a routine and a final inspection?

A routine inspection is a lighter check, usually every three to four months, that the property is being maintained. A final inspection is as thorough as the initial one and is compared against it to support any bond deduction.

Can I deduct cleaning or carpet wear from the bond?

Not for fair wear and tear (flattened carpet in walkways, faded paint, small hook holes). You can claim for genuine damage or a property left unreasonably dirty, and the initial inspection photos are how you prove the difference.