Why Reasonably Clean and Tidy Isn't Always Enough

Date: 22 May 2025

When one tenancy ends and another is set to begin, landlords often shift focus quickly to marketing the property and securing the next tenant. But a critical—and sometimes misunderstood—step in this transition is ensuring the property is both left reasonably clean and tidy by the outgoing tenant, and then restored to a higher standard by the landlord to meet market expectations. Not only does this help set the right tone with new tenants, but it also reduces disputes and protects the long-term value of the property.

Tribunal Trends: Realities vs. Expectations

Our recent experiences at the Tenancy Tribunal have highlighted a growing challenge: even when landlords believe a property has not been left reasonably clean and tidy, the Tribunal often does not award the full cost of cleaning. The reason? The property met the minimum legal definition—even if it didn't meet practical or market-ready standards.

This reality means landlords should adjust their expectations. While tenants are obligated to leave the property reasonably clean and tidy, landlords are often still required to conduct or pay for additional cleaning to ensure the property is appealing and presentable for new tenants.

Understanding “Reasonably Clean and Tidy”

The phrase “reasonably clean and tidy” is central to New Zealand tenancy legislation, but in practice, it can be misleading. According to the Tenancy Practice Service, this does not mean “commercially cleaned” or “immaculate,” but rather that the property is in a condition considered acceptable for normal day-to-day living. It’s important to understand that “reasonably clean” is judged objectively, not by professional or perfectionist standards. What a landlord might see as insufficient may still meet the legal threshold.

Why Landlords Should Budget for Cleaning

We strongly recommend that landlords budget for cleaning costs at every tenancy change, regardless of how the property is left. Even if the outgoing tenant has met the basic legal threshold, landlords are responsible for delivering a property that meets the expectations of today's rental market—and that may mean going beyond what is "reasonable" under the law. Sometimes all it will take to bring your property back up to scratch is 1-2 hours of cleaning. 

Cleaning between tenancies is not just about meeting legal obligations—it's about protecting your investment, maintaining your property's appeal, and setting a professional standard that encourages care from your next tenant. By recognising that the legal standard of cleanliness often falls short of what most people consider acceptable, and planning for this gap, landlords can minimise disputes, attract new tenants faster, and build a more positive and professional rental relationship. 

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