Most Landlords And Renters Getting On: APIA Urges Evidence-Based Housing Policy In Election Year

New government survey data shows that most New Zealand landlords and renters have strong, cooperative relationships, but the rental system itself is financially fragile. As such, the Auckland Property Investors Association (APIA) calls for evidence-based housing policy that strengthens what is working instead of breaking it in an election year.

New data cuts through the “landlord vs tenant” narrative

The Ministry of Housing and Urban Development’s latest Landlords and Renters Pulse Surveys, released late last year, paint a picture of a sector where day-to-day relationships are largely positive on both sides.

Around 90% of landlords say their relationship with tenants is good, and fewer than 1% describe it as poor.

86% of renters report a good relationship with their landlord or property manager, citing clear communication, trust, and prompt maintenance as key reasons.

Only 4% of landlords sold a rental and 5% bought one in the last six months, suggesting most investors have held their positions through a very challenging period.

APIA General Manager Sarina Gibbon says the findings should give New Zealanders more confidence about how renting actually works on the ground.

“Most tenancies are not battlegrounds; they’re quiet, functional relationships between people who depend on each other,” Gibbon says. “The latest HUD data confirms what we see every day: responsible landlords and responsible tenants doing their best in a tough environment. In an election year, we owe it to the public to start from that reality, not from caricatures.”

A cooperative sector operating on thin margins 

Despite the positive relationship scores, the survey results highlight structural pressures that make the system fragile.

About 51% of renters say their rent is more than 30% of their disposable income, while only 41% are at or below the 30% stress benchmark.

 26% of landlords are considering selling one or more rental properties in the next six months, mainly to improve their financial position, even though only a small minority have sold so far.

6% of landlords have tenants currently behind on rent, and about half of those landlords have payment arrangements in place rather than immediately moving to termination.

6% of renters say they are currently behind on their rent payments, a small but persistent group amid ongoing cost-of-living pressures.

Gibbon says this combination of goodwill and tight numbers is exactly what makes the system fragile.

“The people are mostly getting it right, but the margins are thin,” she says. “Tenants are carrying heavy rent-to-income burdens, and a quarter of landlords are at least thinking about selling. It is clear from the data that the sector is not in open conflict; however, it is on a tipping point that could go either way if policy settings or the economy lurch again.”

Trust the data, not the slogans

With housing shaping up as a key election issue, APIA is urging politicians and commentators to anchor their proposals in HUD’s longitudinal evidence rather than one-off anecdotes.

“These surveys are large, nationwide, and repeated over time,” Gibbon says. “They tell a more honest story than any single headline. If we ignore them and lean into easy talking points, we risk breaking what is not broken and missing the areas that genuinely need work.”

APIA supports:

1. Backing the quiet majority of good tenancies - Design housing policy that protects and reinforces the many stable, respectful landlord-tenant relationships HUD has identified, rather than reshaping the whole system around a small minority of bad cases.
2. Targeting the real pressure points, not culture wars - Tackle high rent-to-income stress and the risk of forced moves when properties are sold by focusing on income growth, secure long-term investment, and reduced churn, instead of pitting landlords and renters against each other.
3. Making the rules predictable so people can plan - Commit to clear, evidence-tested housing settings that change less often and with more notice so that renters can build their lives and landlords can invest for the long term without constantly second-guessing the next policy swing.

Gibbon says that approach is both humane and commercially realistic. “A humane housing system doesn’t happen in spite of viable landlords; it happens because of them,” she says. “If investors can plan with confidence, they hold their properties, invest in maintenance, and work with tenants when things go wrong. If we keep destabilising them, we shrink the rental pool and make life harder for the very people we are trying to help.”

“In 2026, APIA will keep bringing the conversation back to the evidence,” Gibbon adds. “Trust the data, not the slogans. Don’t tear down a sector that mostly works; fix the pressure points so it can work better for everyone.”

Notes:

About Auckland Property Investors Association (APIA) 

The Auckland Property Investors Association (APIA) is a leading advocacy group representing the interests of property investors throughout Auckland. Committed to promoting education, advocacy, and networking opportunities, APIA actively shapes policies impacting the property investment landscape. APIA strives to cultivate a supportive environment for property investors while advocating for policies that uphold the rights and responsibilities of both landlords and tenants.

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