Flatmates

Flat-Sharing Agreements: Why Every NZ Flat Needs One

What a flat-sharing agreement is, why flatmates in New Zealand are not covered by the Residential Tenancies Act, and a simple checklist of what to put in writing.

By The FlatMatchr Team · 18 June 2026

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Most flat disputes are not about anything dramatic. They are about who owes what for power, who was supposed to clean the bathroom, and how much notice someone gives before moving out. A simple flat-sharing agreement settles all of that in advance. Here is why it matters in New Zealand and what to include.

Why flatmates need their own agreement

This is the part many people get wrong. In New Zealand, the Residential Tenancies Act 1986 covers the relationship between a landlord and the tenants named on the tenancy agreement. If you are a flatmate who is not named on that agreement, you are generally not covered by the Act, and the Tenancy Tribunal cannot resolve disputes between you and your flatmates.

In plain terms: if your flatmate stops paying their share or damages something, the official dispute process that protects tenants may not be available to you. A written flat-sharing agreement is what fills that gap. Tenancy Services explains this distinction in detail at tenancy.govt.nz.

What to put in writing

A flat-sharing agreement does not need to be a complicated legal document. It just needs to be clear and signed by everyone. Cover:

• Names of everyone in the flat and the date the agreement starts.
• Rent - how much each person pays and when.
• Bond - who paid what, and how it gets returned when someone leaves.
• Bills - how power, internet, gas and water are split and paid.
• Notice - how much notice someone must give before moving out.
• Replacing a flatmate - who chooses the new person and who approves them.
• House rules - cleaning, guests, parties, noise, smoking and pets.
• Shared property - who owns the couch, the kitchen gear and the appliances.

Handling bond between flatmates

Bond is the most common flashpoint when someone leaves. Decide early whether the departing flatmate gets their share back from the incoming flatmate, or waits until the whole tenancy ends. Writing this down once saves a great deal of awkwardness later, because everyone already knows the answer.

Keep it fair and revisit it

The best agreements are reasonable and mutually agreed, not imposed by one person. Sit down together, talk it through, and write down what you decide. Revisit it if circumstances change, such as a new flatmate joining or bills shifting. A shared chat or document for bills and chores keeps everyone honest day to day.

Before you sign anything

A flat-sharing agreement sits alongside, not instead of, the head tenancy. Make sure you also understand the bond and tenancy basics that apply to the property itself, and inspect the place properly using our flat inspection checklist.

Getting this right turns a shared house into a genuinely good flat. When you are ready, find a flatmate or list your room on FlatMatchr, free and with no agency fees.