Rental viewing checklist: what to check, and the questions that matter

Check for damp first

Damp is the most expensive problem to live with and the hardest to spot when you’re not looking for it.

• Mould in wardrobes and cupboards, especially on external walls — open every one
• Mould or staining at skirting level in any room
• Water stains or tide marks on ceilings and walls, particularly under bathrooms and around chimneys
• A musty smell — trust this even if you can’t see anything
• Peeling, bubbling or flaking paint
• Condensation on windows, and whether the frames or sills are swollen or rotting
• Cupping or lifting floorboards

Check the Healthy Homes basics

• Fixed heater in the main living room — a plug-in heater does not satisfy the standard
• Is the heater plausibly sized for the room? A small unit in a large lounge is a common non-compliance
• Extractor fan in the kitchen — legally required, and not substituted by a window
• Extractor fan in the bathroom — same
• Openable window or door in every liveable space, that can be fixed open
• Guttering and downpipes intact and draining away from the building
• Ask whether there’s an enclosed subfloor and whether a ground moisture barrier is installed

Test what you can

• Water pressure — run a tap, and the shower if you can
• Hot water — how long it takes to arrive
• Every window latch and exterior lock
• Any obvious draughts around doors and window frames
• Phone signal in each room
• Power outlet positions — an under-served room is a daily irritation

Documents to ask for

• The Healthy Homes compliance statement — you are entitled to see it, and asking signals you know what you’re doing
• The chattels list — what’s included and its condition
• Body corporate rules, for an apartment, particularly on pets and noise
• The insurance statement — whether the property is insured and the excess, which caps your liability for accidental damage

Questions that reveal the most

“What's the winter power bill like?” The most useful question you can ask, and the answer or the hesitation both tell you something.

“Why is the current tenant leaving?” Often answered honestly and often informative.

“How long was the last tenancy?” A property with high turnover usually has a reason.

“Is water charged separately?” Standard in Auckland and a real weekly cost.

“Is the tenancy periodic or fixed-term, and if fixed, what's the end date?” A fixed term expiring on or after 1 May 2025 rolls to periodic unless notice is given between 90 and 21 days before, so the end date is a date you’ll need.

“When was the rent last increased?” Rent can only rise once every 12 months, with 60 days’ notice. If it went up recently, you know where you stand.

“Are pets considered?” Since 1 December 2025 refusal requires reasonable grounds, but body corporate rules and property suitability are reasonable grounds.

“Is there a carpark, and is it included?”

Look at the location, not just the property

Check the commute at the time you’d actually be doing it, not at 11am on a Saturday. Look at parking on the street. Listen for road, rail and flight-path noise. Walk to the nearest bus or train stop and time it. If the property is right and the location is wrong, you’ll be moving again in a year.

Be ready to apply

In a competitive market you may need to decide within hours, which is precisely why doing the checking properly during the fifteen minutes matters. Have your application documents ready to send the same day: getting your rental application accepted.

Photograph anything you're concerned about while you're there. If you take the property, those photographs are the beginning of your record.

Frequently asked questions