2025: A Year Of Change, Choice, and Confidence

What a big year it’s been in the Hamilton rental market with changing regulations, and a rapidly moving rental environment opening up opportunities for those still keen put in the hard yards.

We’ve had both local and national influences at play here in Hamilton:

• A mixed bag of law changes, and tax changes that have restored a lot of the appeal of residential property.
• The rental market has been strong, with high occupancy levels but also a market that gives tenants more choice, with clear preference being shown already for pet-friendly and Healthy Homes-compliant properties.
• Hamilton’s status as New Zealand’s fastest growing city, which keeps demand strong.

So how have all those influences and events played out?

The impact of changes in legislation

Changes to the Residential Tenancies Act allow landlords to end tenancies with 90 days' notice, or 42 days if an owner or family member is moving in. So now there’s less stress about being stuck with a tricky tenancy.

When it comes to Healthy Homes, following the rules is now an expectation here in Hamilton, not a hope, with renters showing a clear preference for compliant homes that are warm, dry and well-insulated and meet or exceed requirements.

The new pet laws also effectively made it easier for renters to have a pet, while putting robust protections in place for landlords. There are still some nuances to be worked through but there are positives on both sides here, especially in the longer term.

Taxes and economic impacts

While higher rates, insurance and maintenance costs have squeezed some owners, tax changes are rebuilding confidence and drawing investors back into the market. The watchful eye on borrowing rates continues – just as it always does.

Market conditions

Hamilton has consistently bucked the trend this year, showing few signs of a softening rental market. However, while demand is relatively high coming into summer, tenants still have options and are showing clear preferences. Local landlords need to stay sharp on pricing and presentation and mindful of rising expectations.

Tenancy Tribunal applications have also risen significantly this year, making it more important than ever for landlords to stay up to date with law changes and keep robust records.

Our growing city

We’ve spoken before about Hamilton’s growth and, yet again the city was the fastest growing in New Zealand, for the third year in a row. Fast population growth keeps demand healthy, but it’s certainly no time for complacency, as landlords must continue to compete on quality and service rather than relying on scarcity.

Overall, Hamilton still offers plenty of reasons to feel positive about being a landlord here, with strong demand and a city that continues to grow. I take my hat off to our Lodge Rentals team for staying ahead of the changes. They really are a great partner to have alongside you as you navigate the complexities of being a landlord in 2026.

On behalf of the team here at Lodge Rentals we wish you all a Merry Christmas and safe new year.