Landlord or agent's right to enter the property

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Rooming house owner entry rights and obligations

A rooming house is a building where one or more rooms are available to rent, and four or more people in total can occupy those rooms.

A rooming house owner (or their appointed agent) must give the resident 24 hours’ written notice before entering the room to:

  • show the room to prospective residents, if the current resident has given notice that they are vacating or intend to vacate
  • show people who are interested in buying the rooming house or lending the owner money on it
  • do something the law says a rooming house owner must do
  • confirm a reasonable suspicion that the resident has not met their duties under the residency agreement
  • make a general inspection (allowed once every four weeks).

The rooming house owner must notify the resident in writing and tell them why they intend to enter the room. This notice can be given either by: 

  • post
  • electronic communication (such as email), if the resident has given consent to receive notices and other documents this way, or 
  • delivering the notice personally between 8:00 am and 6:00 pm.

If the notice is being delivered by mail to a country area, an extra two days should be allowed for postal delivery times.

Owners can enter the room between 8:00 am and 6:00 pm on any day, but not on public holidays.

An owner may only enter the room without giving 24 hours’ notice:

  • if the resident agrees at the time
  • if it is necessary to provide a service, in which case the owner can enter the room only during the hours stated in the house rules
  • in an emergency to save a life or valuable property.

While visiting the room, the owner must behave in a reasonable manner and not stay longer than necessary, unless it is with the resident’s permission.