Landlord guides

Types of Residential Tenancy in Auckland: A Practical Guide

A clear comparison of fixed-term, periodic, boarding-house and service tenancies for Auckland landlords and renters.

By Impression Real Estate team · Reviewed by Rishabh Kapoor, Chief Executive Officer · Updated 2026-08-13

Direct answer: Most Auckland renters have either a fixed-term or periodic tenancy. Boarding-house and service tenancies have different rules and should only be used when the living arrangement genuinely fits those definitions.

Fixed-term tenancy

A fixed-term tenancy runs for an agreed period. The agreement should clearly record the start date, end date, rent, bond and any lawful conditions. The rules for ending or changing it depend on current tenancy law, so check Tenancy Services before giving notice.

Periodic tenancy

A periodic tenancy has no fixed end date. It continues until the tenant or landlord ends it using a lawful reason and the notice required at that time.

Boarding-house and room arrangements

A boarding-house tenancy has a specific legal definition. A room-by-room rental is not automatically a boarding house, and the agreement should match how the property is actually occupied and managed.

Service tenancy

A service tenancy is connected to employment, such as accommodation supplied for an on-site role. Employment and tenancy terms should be documented separately and reviewed together.

Before choosing an agreement

Consider the intended length of stay, who will occupy the property, which areas are shared and whether the arrangement has special legal requirements. Use the current Tenancy Services agreement template and obtain advice for unusual arrangements.