Who pays for plumbing repairs in a NZ rental property?

What the law says landlords must do

The landlord is responsible for keeping the plumbing in working order. Section 45 of the Residential Tenancies Act 1986 says a landlord must provide and maintain the premises in a reasonable state of repair, having regard to the age and character of the property. It also requires the landlord to comply with the healthy homes standards and with all building, health and safety requirements that apply to the premises.

Under the same section, failing to keep the premises in reasonable repair is an unlawful act. In practice this covers hot water cylinders, pipes, taps, toilets, drains and the water supply that came with the property. If there is no piped water supply, the Act also requires the landlord to provide adequate ways to collect and store water.

Who pays when something wears out?

The landlord pays for fair wear and tear. Tenancy Services describes fair wear and tear as the gradual deterioration of things that are used regularly, and its own examples include taps and washers in the kitchen, bathroom or laundry wearing out or leaking. A tenant is not responsible for this kind of wear when the fittings are used normally.

Tenants are also not responsible for repairs or damage from burglaries or natural events such as storms, floods and earthquakes. So a cylinder valve that fails with age, a toilet cistern that keeps running, or a pipe that corrodes over the years is the landlord's job to fix.

When does the tenant pay for plumbing damage?

The tenant pays when they or their guests caused the damage carelessly or on purpose. Tenancy Services says that for intentional damage, the landlord can ask the tenant to repair it or pay the cost of repair or replacement. For careless damage, the tenant is liable for the cost up to 4 weeks' rent or the landlord's insurance excess, whichever is lower, and the landlord cannot ask for more than that limit.

The burden of proof is set out step by step. The landlord must first show the damage is not fair wear and tear. The tenant must then show the damage was careless rather than intentional, or neither careless nor intentional. If it was neither, the tenant is not liable. A plumber's written report on the cause of a blockage or a broken fitting can help both sides here, so ask for one when the job is done.

Tenants also have a duty to report problems straight away, however the damage happened. If a tenant does not tell the landlord as soon as possible and the damage gets worse, the landlord may be able to claim some of the extra repair cost from the tenant. A slow leak under a vanity is a good example: reporting it early protects everyone.

What counts as an urgent repair, and who can call the plumber?

A repair is urgent when the fault is likely to cause injury to people or damage to property, such as a burst pipe or sewage backing up. In that case the tenant can have the repair done and ask the landlord to pay them back. Section 45 requires the landlord to cover reasonable costs, as long as the tenant did not cause the problem by breaching the agreement and gave notice or made a reasonable attempt to.

If you are a tenant, follow these steps. 1. Turn off the water at the toby or main stopcock if it is safe to do so. 2. Try to contact the landlord or property manager by phone and in writing, and keep a record. 3. If you cannot reach them and the risk is real, call a licensed plumber. 4. Keep the invoice and any photos, and send them to the landlord. Tenancy Services also notes that a landlord can enter without notice in an emergency such as flooding.

For repairs that are not urgent, landlords must give at least 24 hours' notice before they or their contractors enter, and the work can be done between 8am and 7pm. Tenants cannot stop paying rent while waiting for a repair, but they can ask for a temporary rent reduction.

How the healthy homes standards affect drainage

The healthy homes moisture ingress and drainage standard requires every rental to have efficient drainage for storm water, surface water and ground water, including an appropriate outfall. Tenancy Services says the drainage system must include gutters, downpipes and drains to remove water from the roof.

This means blocked or broken gutters, downpipes and stormwater drains are a compliance issue for the landlord, not just a maintenance chore. Tenancy Services also notes a technical change from 25 September 2025: if a rental complies with the healthy homes standards, it no longer has to meet the separate Housing Improvements Regulations 1947.

Who pays the water bill in a rental?

The tenant pays for water they use when it is metered and can be put down to their use of the property, and the landlord pays the rest. Tenancy Services says fixed charges that apply whether or not the property is occupied are the landlord's cost. Where wastewater is calculated from metered water use, the landlord can ask the tenant to pay for it.

The water account cannot be in the tenant's name. The landlord pays the whole account and then asks the tenant to reimburse their share, ideally sending regular copies of the bill. If the water is cut off because the landlord has not paid, the landlord must arrange reconnection. This is also why a hidden leak matters to both parties: a running toilet or leaking pipe can push up the metered charge, so report and fix it quickly.

What if the landlord and tenant disagree?

Either party can issue a 14 day notice to remedy, and then apply to the Tenancy Tribunal if the work is still not done. Tenancy Services says the Tribunal can order the party who caused the damage to repair it or pay compensation, taking depreciation into account. Landlords can go straight to the Tribunal without a notice if a tenant has caused substantial damage.

Whoever pays, the work itself must be done by the right person. Tenancy Services points out that sanitary plumbing, gasfitting and drainlaying are restricted work that only registered and licensed tradespeople can do, and that using unlicensed workers can void insurance.

Booking plumbing repairs for your rental property

Stately Plumbing works with Auckland landlords and property managers on rental plumbing repairs, emergency callouts and planned maintenance. We can give a clear note on what failed and why, which helps when deciding who pays. Our Property Health Check is a simple way to find worn parts before they become an urgent repair. Call 022 159 2013 to book.