06
Mar
Legislation, Property Management

Smoke Alarm Compliance in New Zealand — What New-Build Property Owners Must Know

Posted on by Amanda Wiapo

Smoke alarms are one of the most important safety requirements in residential housing. In New Zealand, compliance isn’t optional — and for new-build properties, the expectations are higher than for older homes because they must meet the current Building Code at the time the Code Compliance Certificate (CCC) is issued.

For developers, investors, and future landlords, understanding smoke alarm rules early avoids delayed CCC approvals, failed inspections, tenancy breaches, insurance issues, and most importantly serious safety risks.

Why smoke alarm compliance matters

New Zealand Fire and Emergency (FENZ) statistics consistently show that working smoke alarms dramatically increase survival in house fires. Most fatal residential fires occur at night while occupants are sleeping. Modern building requirements therefore focus on early warning and whole-house coverage, not just a single hallway alarm.

In practice, a new build without correct alarm placement can:

  • fail final council inspection

  • delay settlement or handover

  • prevent tenants moving in

  • void or complicate insurance claims after a fire

  • breach tenancy legislation if rented

The law: Two separate rules apply

New-build homes sit under two different pieces of legislation at the same time:

1) Building Act & Building Code (during construction)

Applies when building the property and obtaining CCC.

2) Residential Tenancies legislation (when rented)

Applies once tenants move in.

A property can pass building inspection but still fail rental compliance — this catches many investors out.

Building Code requirements (New Builds)

New homes must comply with the New Zealand Building Code clause F7/AS1 – Warning Systems.

Required alarm type

All new builds must install:

  • Hard-wired (mains powered) smoke alarms

  • With battery back-up

  • Located throughout the dwelling (not just hallways)

Battery-only alarms are not acceptable for a new build.

Where smoke alarms must be installed

The Building Code requires alarms to be positioned so occupants receive early warning while sleeping.

They must be installed:

  • In every bedroom

  • In hallways or areas outside sleeping spaces

  • On each level of the home (including upstairs and downstairs)

  • In paths of egress (escape routes)

This is a major difference from older houses, which often only had one alarm in the hallway.

Interconnection requirement (very important)

In new homes, smoke alarms must be interconnected.

That means when one alarm activates, every alarm in the house sounds.

This is crucial in modern open-plan homes where fires often start in living areas or garages, not bedrooms.

Location rules (technical placement)

Correct placement is part of compliance. A wrong location can fail inspection.

Smoke alarms must:

  • Be installed on the ceiling (preferred)

  • At least 300 mm from walls

  • Not in kitchens or bathrooms (false alarms)

  • Not near heat pumps, vents, or windows

  • Not inside cupboards or garages (unless required as part of system)

Code Compliance Certificate (CCC)

You cannot legally complete a new build without compliant smoke alarms.

Council inspectors check:

  • Alarm type

  • Power source

  • Interconnection

  • Location

  • Operation (they will test them)

No compliant alarms = no CCC.

No CCC = you cannot legally occupy or settle the property.

When the property becomes a rental

Once rented, the rules change slightly. Now the property must also meet Residential Tenancies smoke alarm regulations.

Good news:
If a new build complies with the Building Code, it will almost always exceed tenancy standards.

However, the responsibilities now shift to both parties.

Landlord responsibilities

The owner/landlord must:

  • Ensure working alarms are installed at the start of every tenancy

  • Replace expired alarms (typically after 10 years)

  • Repair faulty alarms promptly

A landlord cannot contract out of this responsibility.

Tenant responsibilities

Tenants must:

  • Notify the landlord if alarms fail

  • Not remove or damage alarms

Intentional removal or disabling of alarms can lead to liability if a fire occurs.

Types of smoke alarms used in new builds

New Zealand requires photoelectric smoke alarms in sleeping areas because they detect smouldering fires faster than older ionisation alarms. 

 

Insurance implications

Many insurers now ask after a house fire “Were working smoke alarms installed?”

If alarms were missing, disconnected, or non-compliant, insurers may:

  • reduce payouts

  • decline claims

  • pursue liability

For landlords, this can become a six-figure problem.

Practical advice for investors & developers

To avoid issues:

  • Install alarms early (during electrical rough-in)

  • Use an electrician familiar with F7/AS1

  • Photograph installed alarms before settlement

  • Record alarm manufacture dates

  • Have your property manager check alarms at every inspection and record replacement dates.


Smoke alarm compliance in new builds isn’t just a regulatory box to tick, it is one of the few property requirements directly linked to life safety.

For developers, it protects your CCC and settlement.
For landlords, it protects your tenancy compliance and insurance.
For occupants, it protects lives.

A compliant system is inexpensive compared to the risks of getting it wrong and in New Zealand property management, smoke alarms are one of the first things inspectors, insurers, and investigators will check after a fire.

30
Oct
Legislation, Property Management

New Pet-Rules for NZ Rentals: What Tenants and Landlords Need to Know

Posted on by Amanda Wiapo

It’s the announcement we’ve all be waiting for. As of the 1st December 2025, new provisions under the Residential Tenancies Amendment Act 2024 (RTA) will change how pets are managed in rental properties across New Zealand. This has been introduced so renting with pets is more transparent and balanced while still protecting landlords’ interests.

What’s Changing

Here are the key take aways coming under the new rules:

  • Written consent to keep a pet
    Tenants will only be allowed to keep a pet if the tenancy agreement already permits it or they obtain written consent from the landlord.
  • Landlords must have reasonable grounds to refuse
    Landlords will no longer be able to say no to pets without justification. They must provide a valid reason for declining a pet request. For example, the property may be unsuitable (no grounds, or inadequate fencing), local council or body-corporate rules might prohibit the pet, or the pet’s behaviour or breed could raise concerns.
  • Pet bonds allowed
    For tenancies beginning after the new rules come into effect, landlords will be able to charge a “pet bond” in addition to the standard general bond. The pet bond may be up to two weeks’ rent.
  • Liability for pet-related damage
    Tenants will be responsible for any damage caused by their pets beyond what is considered “fair wear and tear”. This ensures that landlords have protection, while tenants with pets know their obligations.
  • Existing pets / existing tenancy agreements
    If a tenant already has a pet that was allowed (explicitly or implicitly) under the tenancy agreement before the new rules take effect, then those pets are typically exempt from needing new consent or paying a pet bond when the changes roll in. The new scheme applies to new permissions/tenancies from the commencement date.
  • Assist animals (disability service/assist dogs)
    The rules do not apply to disability assist dogs. Consent is not required and no pet bond may be charged for such animals.

Why the change?

Pets are part of many Kiwi households, but it’s common for many rental properties to have a blanket “no-pets” rule, which can make it difficult for pet owners to secure a home. This change aims to provide clarity and fairness.

What this means for tenants

If you want to keep a pet in a rental, you’ll need to apply in writing to the landlord once the rules take effect. If you’re unsure what to include in your application, ask your property manager whether they have a pet application form to help make your request clearer.

You’ll have better chances of having a pet now. Landlords cannot decline simply because “we don’t do pets” they must give reasonable grounds to decline. 

Be prepared for potential additional upfront costs. If allowed, a pet bond of up to two weeks’ rent could apply as well as other reasonable conditions. 

You’ll need to keep your pet’s behaviour under control to avoid liability for damage or nuisance to neighbours. 

What this means for landlords

You’ll still retain the ability to say “no” to a pet, but you must have reasonable grounds to refuse, such as property suitability, local council or body corporate rules or concerns about the pet.

You gain extra security, the pet bond gives you cover to offset possible damage caused from pets.

Landlords should review their insurance cover for pet-related damage, just to be safe. 

 

Homely do believe we will see some potential benefits with this change. A wider tenant pool as pet-owners now have more opportunities, potentially longer tenancies (tenants with pets may stay longer if allowed), more open communication and fewer conflicts around pet consent.

To find out more about these changes through Tenancy Services, click HERE 

 

26
Sep
Legislation

A Step In The Right Direction – Homely Ahead Of The Game

Posted on by Amanda Wiapo

Would you leave someone responsible for millions of dollars worth of assests with zero experience and zero qualifications? Welcome to the world of New Zealand property management…. but hopefully not for long!

The residential property managers bills is now open to submissions and we couldn’t be happier. So if you have a spare few minutes, have your say here: https://www.parliament.nz/en/ECommitteeSubmission/53SCSS_SCF_D87A5C1C-3996-4894-281A-08DB9F707DF9/CreateSubmission

At Homely we believe Property Management should be seen as a career choice and not just a job.

This bill will help move the industry into a new regulated era that will enhance the protection for both landlords and tenants and put those millions of dollars of assests into qualified hands.

Here are some key aspects of the Residential Property Managers Bill:

1. Licensing: The bill proposed the introduction of a licensing system for property managers. This means that property managers would need to obtain a license from the government, demonstrating their competence and suitability to carry out property management services.

2. Code of Conduct: The bill outlined a code of conduct that property managers must adhere to. This code sets out the expected standards of professionalism, ethical behavior, and fair treatment of both landlords and tenants.

3. Education and Training: The bill aimed to establish minimum education and training requirements for property managers. This ensures that property managers have the necessary knowledge and skills to effectively manage rental properties.

4. Dispute Resolution: The bill included provisions for the resolution of disputes between property managers, landlords, and tenants. This would provide a formal process for resolving issues and grievances related to property management services.

Homely have been an a credited agency from the start with the Real Estate Institute of New Zealand, so our clients can ensure they are in safe hands. When looking for a property management company, be sure to check the accreditation status on the REINZ Website

The future for the industry is looking bright!

Homely Service the following areas:
Property Management Manawatu
Property Management Feilding
Property Management Palmerston North
Property Management Horowhenua
Property Management Kapiti