In New Zealand, ensuring rental properties are warm, dry, and healthy for tenants is a legal requirement under the Healthy Homes Standards. These standards were introduced to improve living conditions in rental properties and set clear expectations for landlords.
This article provides a comprehensive overview of the Healthy Homes Standards, explaining what they cover, compliance deadlines, and practical tips for landlords to meet these requirements.
What Are the Healthy Homes Standards?
The Healthy Homes Standards set minimum requirements for five key aspects of rental properties:
- Heating: Ensuring the main living area has a fixed heater that can warm the room to at least 18°C.
- Insulation: Ceiling and underfloor insulation must meet specific R-values to reduce heat loss.
- Ventilation: Kitchens and bathrooms must have extractor fans, and windows in other rooms must be openable.
- Moisture and Drainage: Rental properties must have effective drainage systems and ground moisture barriers to prevent dampness.
- Draught Stopping: Gaps and holes that cause noticeable draughts must be sealed.
Key Requirements in Detail
1. Heating
- A fixed heater (not portable) is required in the main living area.
- Heat pumps, wood burners, or flued gas heaters are acceptable.
- The heating device must be appropriately sized for the room, calculated using a heating assessment tool provided by Tenancy Services.
2. Insulation
- Ceiling Insulation: Must be at least 120mm thick or meet the R-value standard for the property’s location.
- Underfloor Insulation: Required for properties with suspended floors, unless they already have an existing exemption.
3. Ventilation
- Extractor Fans: Must be installed in rooms with a shower, bath, or cooktop.
- Openable Windows: At least one window or door must be openable in every habitable room.
4. Moisture and Drainage
- Properties must have efficient drainage for stormwater, surface water, and wastewater.
- Ground moisture barriers are required in properties with suspended floors to prevent rising dampness.
5. Draught Stopping
- All gaps and holes causing noticeable draughts must be sealed. This includes gaps around doors, windows, and chimneys.
Compliance Deadlines for Landlords
Compliance deadlines for the Healthy Homes Standards depend on the type of tenancy:
- From 1 July 2021: Private landlords must comply within 90 days of any new or renewed tenancy.
- From 1 July 2024: All rental properties must comply, regardless of tenancy changes.
Public housing (e.g., Kāinga Ora) has slightly different deadlines.
Exemptions to the Standards
Some properties may qualify for exemptions, including:
- Short-Term Rentals: Properties rented for fewer than 120 days a year.
- Impracticality: Certain standards may not apply if it is not reasonably practicable to meet them (e.g., installing insulation in inaccessible areas).
- Property Demolition or Redevelopment: If the property is planned for demolition within 12 months, compliance may not be required.
Landlords must document and prove any claimed exemptions.
Why Compliance Matters
Failing to meet the Healthy Homes Standards can result in significant penalties:
- Fines of up to $7,200 for non-compliance.
- Loss of goodwill with tenants, leading to disputes or tenancy terminations.
More importantly, meeting the standards ensures tenants live in a healthy environment, reducing health risks associated with cold, damp housing.
Steps to Ensure Compliance
- Conduct a Healthy Homes Assessment:
Use tools provided by Tenancy Services or hire a professional to assess your property against the standards. - Plan and Budget for Upgrades:
- Identify areas that need work, such as installing a heat pump or upgrading insulation.
- Budget for these improvements and factor them into your investment strategy.
- Work with Professionals:
- Hire certified contractors for tasks like installing insulation or ventilation systems.
- Use reputable heating providers to ensure devices meet the required standards.
- Keep Records:
Maintain detailed documentation, including:- Invoices and receipts for work completed.
- Certificates for insulation and ventilation compliance.
- Photos of completed upgrades.
- Update Tenancy Agreements:
From 1 July 2021, landlords must include a Healthy Homes Compliance Statement in all new or renewed tenancy agreements, specifying whether the property meets the standards.
Practical Tips for Landlords
- Start Early: Don’t wait until the final deadline—completing upgrades early reduces stress and spreads out costs.
- Focus on Cost-Effective Upgrades: Look for government subsidies or grants for insulation and heating improvements.
- Communicate with Tenants: Inform tenants about planned upgrades and work to minimize disruption.
Common Challenges and How to Address Them
1. High Costs of Compliance
Upgrading older properties can be expensive.
- Solution: Prioritize essential upgrades and explore financing options or grants for energy efficiency improvements.
2. Difficult Access for Insulation or Repairs
Some properties have limited access to ceilings or underfloor areas.
- Solution: Engage specialists who can assess and provide alternative solutions, or apply for an exemption if applicable.
3. Tenant Resistance to Work Being Done
Tenants may object to disruptions caused by renovations.
- Solution: Communicate clearly about the importance of the upgrades and negotiate access times that minimize inconvenience.
The Healthy Homes Standards are a vital step in improving rental housing quality across New Zealand. For landlords, meeting these standards not only ensures legal compliance but also contributes to tenant well-being and long-term property value.
By understanding the requirements, planning for upgrades, and staying ahead of deadlines, you can navigate the Healthy Homes Standards with confidence and protect your investment.