The RMA is being replaced. Here's what actually changes for NZ landlords and homeowners (and when).

Updated 23 September 2026 (NZST). General information about the Planning Bill and Natural Environment Bill — not legal advice. Until Royal Assent appears on legislation.govt.nz, treat the text below as Bills as reported / as passed by the House. Check your council and a lawyer before you rely on any consent pathway.

On 22 September 2026, Parliament passed the third reading of the Planning Bill (Government Bill 2025 No 235—3) and the Natural Environment Bill (234—3), both as reported from the committee of the whole House on 25 August 2026. Their short titles are the Planning Act 2025 and the Natural Environment Act 2025. They are still labelled Bills on legislation.govt.nz until Royal Assent is shown — so the RMA is not repealed yet. RMA Reform Minister Hon Chris Bishop called it “a major milestone. After 35 years of the RMA, Parliament has passed legislation for a fundamentally different way of planning for New Zealand's future.” Parliamentary Under-Secretary Simon Court framed the shift as: “it's your property, and if you're not harming anyone else then you have the freedom to use it.”

What does not change for landlords

Nothing in these Bills rewrites your day-to-day tenancy duties. The Residential Tenancies Act, Healthy Homes Standards, bond rules, and notice periods are untouched. This is a planning and consenting reform — not a tenancy rewrite. Keep your compliance paperwork current: see our Healthy Homes compliance statement guide, the landlord responsibilities checklist, and the Healthy Homes standards checklist.

Timeline: when anything actually bites

Headlines say the RMA era is over. The Bill text is clearer: after assent, “the RMA continues to apply” while national and regional instruments are built (Planning Bill Schedule 1, cl 2(1)). Repeal of the RMA (cl 295) only starts on a date set by Order in Council (cl 2(2C)).

Milestone What to expect
Royal Assent Expected September 2026 (imminent as of 23 Sep). Day after assent: Act machinery for national instruments begins; most consenting still under the RMA.
+1 month after assent RMA amendments in Schedule 11 Part 2 switch on (cl 2(1A); Sch 1 cl 3). Amended RMA still governs; “disregard” rules for certain district land-use effects begin.
Mid-2027 (expected) Planning Tribunal expected (practitioner / secondary timing — confirm when Orders and appointments land).
Full system ~2030 Government intent for the finished system to be operating by about 2030. Specified transition date(s) are set by Order in Council and must be after 31 December 2027 (Sch 1 cl 4(4)).
MfE NPD consult Illustrative National Policy Direction engagement open until 16 October 2026.

Practical take: anyone planning a build or subdivision in the next 12 months is still under the RMA (then an amended RMA). Operative consenting under the new Acts waits on Orders in Council and regional plan work — not on third reading alone.

Five things that change for owners and landlords

1. Minor works get easier — eventually

The finished system is designed so ordinary low-impact activities that meet the rules do not need a planning consent. National standards and land-use plans will set what is “permitted.” Do not treat sleepouts, fences, decks, or small alterations as consent-free nationwide tomorrow — activity status still comes from instruments that are not written yet. Planning Bill cl 51 lets national rules say a planning consent is not required; NE Bill cl 33(2) says a permitted activity “does not require a natural resource permit” if it meets the rule.

2. Neighbour objections carry less weight on listed matters

Under the Planning Bill’s effects rule (cl 14), decision-makers must disregard, among other things: internal building layout; external layout where effects stay on-site; trade competition; retail distribution; lack of demand or financial viability; character, appearance and aesthetic qualities; the type of residents; views from private property; effects on non-outstanding landscapes; and precedent. Outstanding landscapes, high natural character (with coastal rules), historic heritage, sites of significance to Māori, and natural hazards stay in play (cl 14(2)). The first tranche of similar “disregard” rules for district land use under the amended RMA is timed for one month after assent (Schedule 11 Part 2).

3. Subdivision and second-dwelling economics

Government analysis projects fewer consent applications under the finished system (Beehive, 22 Sep 2026: roughly 45% of current volumes — treat as a projection, not a promise for your site). Soft costs may fall over time where standardised plan provisions and permitted pathways land. Model the deal before you pay an “unlock” premium:

4. Regulatory relief overlays (heritage, ONL, and more)

If a future plan rule on a “specified topic” hits the reasonable use of your land hard enough, councils must build a relief framework into the plan (Schedule 3 Part 4). That is explained in the next section — it is not a cheque you can claim this week.

5. Timing is still Order in Council

Duties and restrictions, land-use plans, planning consents, enforcement, subdivision, and RMA repeal all commence on dates set by Order in Council (Planning Bill cl 2). Four-year backstop: anything still off four years after assent then comes into force (cl 2(3)). Do not bank a 2026 build on 2030 rules.

Regulatory relief in plain English

Schedule 3 Part 4 of the Planning Bill creates a mechanism “if a specified rule in a plan has a significant adverse impact on the reasonable use of land” (cl 62). A specified rule is a rule on a specified topic (cl 63 / interpretation in cl 3):

  • Significant historic heritage sites or structures (in an identified area)
  • Outstanding natural landscapes or features
  • Sites of significance to Māori
  • Areas of high natural character in the coastal environment, wetlands, lakes, rivers, or their margins

If a council considers a specified rule (or rules together) is reasonably likely to have a significant adverse impact, it must include a relief framework in the proposed plan (cl 65). Significance looks at development potential restricted or removed, protection/non-use obligations, compliance costs, and effect on land value (cl 66). Relief types may include monetary payment, waiving or reducing rates or consent/permit fees, additional development rights elsewhere, land exchange, or targeted grants / mitigation (cl 67A). Relief need not be full or equivalent. The Planning Tribunal can review council relief decisions (cl 76).

Labour’s Rachael Brooking has called the relief design “a big, muddy mess” for ratepayers. Either way: frameworks attach to new plans under the new Acts — not to third reading day.

Overlay checklist — is your property in the conversation?

  • [ ] Heritage listing or heritage overlay on the title / district plan map
  • [ ] Outstanding natural landscape or feature (ONL / ONF) notation
  • [ ] Site of significance to Māori (including wāhi tapu where mapped)
  • [ ] High natural character coastal, wetland, lake, or river margin overlay
  • [ ] Current RMA rule already restricts reasonable use in a similar way (see Sch 1 cl 37 continuity pathway when first new plan is operative)

If several boxes tick, diary your regional combined-plan and land-use plan process — that is when relief frameworks get drafted.

Regional note (same law, local plans)

Planning Bill cl 63 requires a combined plan for each region at all times: regional spatial plan + natural environment plan + a land-use plan for each district + coastal marine area land-use plan. Auckland, Wellington, and Christchurch readers should watch their regional combined plan and district land-use plan timelines — not invent region-specific shortcuts. The Bill says “each region”; it does not hand you a separate statute for Auckland.

What to do now

  1. Keep tenancy compliance current — RTA and Healthy Homes still bind you today. Use the NZ Landlord Compliance Kit (the rules that do apply now) and the free landlord toolkit.
  2. Diary Royal Assent, then +1 month — that is when Schedule 11 Part 2 RMA amendments turn on.
  3. Check your zone and overlays on the current district plan map; file consents, certificates of compliance, and existing-use notes.
  4. Run the numbers on a second dwelling or subdivision before you stretch LVR: Investment Property Calculator · yield · borrowing power · all calculators.
  5. Watch MfE / planning.govt.nz through the National Policy Direction consult (to 16 Oct 2026), then your regional council’s spatial and land-use plan engagement.

CTA: The planning story will take years. Your tenancy paperwork is due this tenancy. Get the NZ Landlord Compliance Kit — structured checklists and registers for the rules that apply to NZ landlords today. Prices on thekiwicrate.co.nz exclude GST unless stated otherwise.

Sources

Disclaimer: This page is general information only and is not legal advice. Bill text, Orders in Council, and council plans can change. Verify against legislation.govt.nz, your council, and a qualified professional before acting.

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