Finding somewhere to live in Auckland

Where the listings are, and how viewings work

Trade Me Property carries the overwhelming majority of the market, with realestate.co.nz second and agency sites behind them. Anything not on Trade Me is either brand new or being let by word of mouth. Viewings are usually scheduled open homes of fifteen minutes, attended by several groups at once, and you apply afterwards — often through the agency's online form. Private landlords may meet you directly, which is a slower and more personal process.

• Trade Me Property is the market; check it daily rather than weekly.
• Open homes are short and crowded; register for the time slot in advance.
• Apply immediately after viewing — good properties go within days.
• Property managers act for the landlord; there is no tenant's agent.

The application

A standard application asks for identification, proof of income or an employment offer, and references from a previous landlord and often an employer. New arrivals without a New Zealand rental history are at a disadvantage, and the ways round it are practical: a letter from your employer, a reference from an overseas landlord, evidence of savings, or offering a longer fixed term. Offering more than two weeks' rent in advance is not permitted, so do not try to compete on that.

• Identification, proof of income, and landlord and employer references.
• Overseas references are accepted; have them translated and ready.
• A signed employment offer substitutes well for payslips.
• You cannot be asked for more than two weeks' rent in advance — nor offer it as an inducement.

Bond, fees and what the tenancy costs

Bond is capped at four weeks' rent and must be lodged with Tenancy Services within 23 working days — it is held by the government, not the landlord, and refunded on agreement or adjudication at the end. Rent in advance is capped at two weeks. Letting fees charged to tenants are illegal. That is the entire list: if a cost appears outside it, ask what it is for.

• Bond up to four weeks, lodged with Tenancy Services, confirmation sent to you.
• Rent in advance up to two weeks.
• Letting fees to tenants are prohibited.
• Keep the bond lodgement reference — you need it at the end.

Fixed term or periodic, and Healthy Homes

A fixed-term tenancy ends on its date; a periodic tenancy continues until notice is given, with notice periods set by law and different for each party. Fixed terms give certainty and less flexibility. Separately, every new tenancy agreement must carry a Healthy Homes compliance statement covering heating, insulation, ventilation, moisture ingress and drainage, and draught stopping. In Auckland's older, damper housing stock this is the single most useful document you will be given — read it properly.

• Fixed term: certainty, ends on the date, limited early exit.
• Periodic: runs on, with statutory notice periods on both sides.
• The Healthy Homes statement is compulsory and specific — a vague one tells you something.
• Insist on a written tenancy agreement; it is required.

In order

1. 1Set a Trade Me alert for your suburbs and price and check it daily.
2. 2Convert weekly rents to monthly before comparing anything.
3. 3Assemble the application pack before your first viewing: ID, income, references.
4. 4Register for open-home slots and turn up on time.
5. 5Apply the same day you view.
6. 6Read the Healthy Homes statement, not the agent's summary of it.
7. 7Confirm the bond has been lodged and keep the reference.
8. 8Take dated photographs at move-in and give a copy to the property manager.