Navigating Property Tax Compliance: Essentials for Landlords in NZ
By Sam Caulton,
CFO
Updated on 10th November 2025
Key takeaways
- Classify assets correctly because GST, ring‑fencing, and depreciation rules depend on whether a property is residential or commercial.
- Capture every assessable income stream and apportion shared costs with a documented, reasonable method.
- Apply the latest interest rules: 80% deductibility from April 1, 2024, moving to 100% from April 1, 2025; leverage new‑build and development exemptions.
- Use the portfolio basis for ring‑fencing unless a property‑by‑property approach delivers a clear strategic benefit.
- Check bright‑line on every sale; the period is two years for sales on or after July 1, 2024, with a five‑year period for new builds.
- Keep records for seven years, including loan tracing and evidence for "available for rent," to minimise audit risk.
- If you operate short‑stay units, monitor the $60,000 GST threshold and the marketplace collection rules from April 2024.
Disclaimer: The information provided on this page is for general guidance and informational purposes only and should not be construed as professional tax or financial advice. Regulations affecting commercial and residential property investments are complex and subject to change. Before making any investment, tax, or compliance decisions, we strongly recommend consulting with a qualified tax advisor or property specialist who understands your individual circumstances. Re-Leased does not accept any liability for actions taken in reliance on this content.
The NZ property tax landscape: what landlords must know
New Zealand taxes rental income as ordinary income. All payments you receive from tenants are assessable income, including rent, any non‑refunded bond, tenant payments for work you arrange, and insurance payouts for loss of rent, as set out by the IRD (Inland Revenue Department) in its rental guidance and the IR264 rental booklet.
NZ differs from many jurisdictions by focusing on rental income and certain taxable sales rather than imposing a separate national property tax. Local council rates function as a recurring cost of ownership, and they’'re deductible against rental income.
Classification matters. Residential and commercial properties follow different tax settings for GST, depreciation, and loss treatment, and residential portfolios face ring‑fencing of losses while commercial activity does not.
Residential vs commercial: getting your tax classification right
Start by confirming whether your property is residential or commercial. Residential property primarily provides a home (houses, apartments, flats), while commercial covers premises used for business or industrial purposes (offices, shops, industrial).
For residential long‑term rentals, rent is exempt from GST. You don’t charge GST on rent, and you can’'t claim GST on costs. Expenses are calculated on GST‑inclusive amounts. You can’t depreciate residential buildings, but you can depreciate chattels, like appliances and carpets, using IRD’'s chattel rates.
Commercial property is a taxable activity for GST. Landlords generally register, charge GST on rent, and claim input tax credits on costs. Building depreciation may be available, and commercial activity isn’t subject to residential ring‑fencing.
Some assets blur the lines: hotels, motels, boarding houses, rest homes, camping grounds, and certain serviced apartments may be treated as commercial even though they provide accommodation. Getting this classification right determines your GST position and deduction rules.
Income tax compliance for multi‑tenanted properties
Here's how it works. Your taxable rental income equals all assessable receipts minus allowable expenses. Assessable receipts include rent, non‑refunded bond, tenant‑paid works, and insurance payouts for lost rent.
In multi‑unit assets, you’ll reconcile multiple rent streams and vacancy periods. You can only claim expenses for periods when a unit is rented or genuinely available for rent. Keep evidence of active marketing and market‑rate pricing for vacant units.
Joint ownership adds allocation rules. Co‑owners not in a formal partnership each return their share of income and deductions; formal partnerships and limited partnerships file partnership returns, and each partner returns their share in their own tax return.
For apportionment, split shared costs using a reasonable method, such as floor area or actual usage. Where a property is mixed‑use (part rental, part private), deduct only the rental portion with clear calculations and records.
Scenario: vacancy and evidence
You run a 12‑unit block. Two units are vacant for six weeks. You can still claim rates, insurance, and interest for those six weeks if the units were genuinely available to rent. Save your listings, inquiry logs, and market rent analysis to substantiate the claim.
GST: when landlords must register and charge
Residential long‑term rent is exempt from GST. You don't register or charge GST on rent, and you can't claim GST on expenses tied to that rental activity.
Short‑stay accommodation is different. Renting whole homes or rooms as short‑stay is a taxable activity. If your total taxable turnover across all activities exceeds $60,000 in any 12‑month period, you need to register for GST. From April 1, 2024, online marketplaces like Airbnb collect and pay GST on eligible bookings, but direct bookings still count toward your threshold and require GST if you exceed it.
Commercial property landlords generally register and charge GST on rent, issue tax invoices, and claim input tax credits on costs. Filing frequency depends on your registration; most file monthly or two‑monthly.
Mixed‑use buildings require apportionment. Charge GST on commercial leases; treat residential long‑term rent as exempt; allocate shared costs on a reasonable basis. Where a body corporate is involved, IRD guidance confirms supplies to members may be excluded from the $60,000 registration threshold when assessing GST registration for the body corporate.
Scenario: mixed‑use GST
Your ground‑floor retail units are GST‑taxable; your upper‑floor apartments are exempt long‑term residential tenancies. You register for GST, charge it on store leases, and claim a portion of shared costs (e.g., common area lighting) based on floor area. You record the apportionment method and calculations in your files.
Deductible expenses
Claim every dollar you're entitled to, and avoid claims that trigger audit risk. The IRD sets clear rules on allowable rental deductions, with detailed examples in its guidance and IR264 booklet.
| Expense category | Deductible? | Key rule or note | Source |
|---|---|---|---|
| Rates and insurance | Yes | Deduct while property is rented or genuinely available to rent. | IRD deductions |
| Interest on loans | Yes, at 80% from Apr 1, 2024; 100% from Apr 1, 2025 | Subject to interest limitation settings and exemptions (see next section). | IRD interest rules; EY budget alert |
| Property management and accounting fees | Yes | Includes tenant sourcing, rent collection, and tax prep advice. | IRD deductions |
| Repairs and maintenance | Yes, if restoring original condition | Capital improvements are not immediately deductible. | Repairs vs improvements; IR264 |
| Body corporate levies | Depends | Routine/admin levies are deductible; capital improvement levies are not. | IR264 on levies |
| Legal fees (buy/sell) | Yes, with limits | Legal fees up to $10,000 in an income year may be deductible; selling costs usually capital unless in business. | IR264 legal fee threshold |
| Travel to manage property | Yes | Keep mileage logs or actual cost evidence tied to rental activity. | Evidence requirements |
| Depreciation on chattels | Yes | Use IRD chattel depreciation rates; buildings not depreciable for residential. | DEP 80 chattels |
| Low‑value assets ≤ $1,000 | Yes | Immediate deduction in year of purchase. | IR264 low‑value assets |
| Capital improvements | No (capitalize) | Additions/enhancements are capital and not immediately deductible. | Repairs vs Capital |
Repairs vs capital: a quick litmus test
Ask: does the work restore the original condition, or does it improve beyond that? Replacing like‑for‑like is usually a repair. Upgrading materials or adding features is usually capital.
Scenario: body corporate levies
Your levy includes $2,000 for annual maintenance and $1,500 for a capital upgrade fund. You claim the $2,000 and capitalise the $1,500. Keep the levy breakdown as evidence.
Navigating interest deductibility (and recent changes)
Interest limitation rules restricted deductions from October 1, 2021. The settings have now shifted. From April 1, 2024, 80% of residential rental interest is deductible, moving to 100% from April 1, 2025. Exemptions continue for development, land dealing, and building businesses, as well as eligible new builds.
New build exemption: a self‑contained residence with a Code Compliance Certificate dated on or after March 27, 2020 generally gets up to 20 years of full interest deductibility for the current and subsequent owners. If land contains both new‑build and non‑new‑build dwellings, apportion interest based on a reasonable method, often relative values.
Loan tracing matters. Where loan funds support both residential property and other activities, trace use of funds to maximise deductible interest. If records are unclear for older borrowings, IRD provided transitional approaches up to March 31, 2025 to allocate borrowing to business assets first where reasonable.
Action steps
Maintain a lender‑level schedule showing drawdowns, refinancing, and purpose for each tranche. Align interest apportionment with property valuations or unit entitlements for mixed assets. Save your calculations with supporting documentation.
The ring‑fencing rules and portfolio strategy
Residential rental losses are ring‑fenced. You can only offset deductions up to the amount of your residential rental income in that year. Excess deductions carry forward and can be used against future residential rental income or certain taxable sales. They cannot reduce salary, wage, or other non‑residential income.
Choice of method matters. On the default portfolio basis, you offset profits and losses across your residential rentals. On a property‑by‑property basis, each property stands alone, and excess deductions carry forward for that specific property.
When a sale is taxable (e.g., under bright‑line), remaining excess deductions can "unfence" and offset other income in that year. If the sale isn't taxable, excess deductions remain ring‑fenced and roll forward.
Scenario: portfolio vs property basis
You have three apartments: A and B make profits; C runs a loss due to a refresh. Portfolio basis lets A and B absorb C's loss this year. Property basis would carry C's loss forward until C earns income. Run both methods with your accountant to see the cash‑flow impact.
Record‑keeping, audit, and compliance risks
Keep complete records for at least seven years, including invoices, loan documents, tenancy agreements, mileage logs, depreciation schedules, GST returns (if registered), and working papers. IRD outlines record types and retention rules, and provides specific guidance for rental expense evidence.
Common audit flags include claiming capital upgrades as repairs, weak apportionment in mixed‑use assets, poor loan tracing for interest, and GST errors in short‑stay activity. Industry guidance highlights the value of proactive documentation and clear file notes to address IRD queries quickly.
Penalties compound quickly. IRD imposes late filing and late payment penalties, plus use‑of‑money interest. For example, late filing penalties start from $50 for smaller taxpayers and escalate with size and frequency.
Frequently Asked Questions
About the Author
Sam Caulton
Chief Financial Officer
Sam brings extensive financial and strategic leadership experience to his role as Chief Financial Officer at Re-Leased. With a strong background in commercial real estate (CRE) and technology, he focuses on driving sustainable growth and operational excellence across global markets. Sam’s insights cover financial operations, compliance, stakeholder relationships, and the adoption of innovative technology and AI to help property businesses achieve long-term success in a digital-first world.
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