Downsizing your home in NZ: A senior-friendly checklist
Key Points
Check your agent’s licence and any history on the REA public register. The Real Estate Authority
Before listing, you must be given the Agency Agreement Guide, obtain a copy of the signed agreement within 48 hours, and a sole agency can be cancelled by 5 pm the next working day.
If a buyer’s unconditional offer requires vacant possession, give tenants at least 42 days’ written notice (periodic tenancy). Tenancy Services
If you want the place empty to market it, give tenants 90 days’ written notice (periodic), then list it within 90 days after tenancy ends.
Restricted Building Work must be done or supervised by a Licensed Building Practitioner (LBP); LBPs are required to provide Records of Work.
Electrical work: licensed electrician issues CoC and ESC; keep records for 7 years. WorkSafe
Retirement villages: your Occupation Right Agreement (ORA) must be clear; get independent legal advice before signing. Companies Office
Downsizing your home in NZ can lighten the load, free up time and money, and make daily life simpler and safer. This guide provides a practical, step-by-step plan to prepare your home, select the right licensed agent, and move with confidence. We also flag the must-do legal checks and the post-sale admin specific to New Zealand, so nothing slips through the cracks.
Before you list, the essentials you must check
Confirm your agent is licensed
A quick search of the REA public register lets you confirm an agent’s licence status and any upheld complaints in the last 3 years before you invite them in. It’s the fastest way to avoid risk and start on solid ground. The Real Estate Authority
Once you’ve known the process, get a personalised shortlist of proven local agents based on your property and suburb free through My Top Agent.
Read the Agency Agreement Guide carefully before signing.
Licensed agents must give you the Agency Agreement Guide before you sign, then give you a copy of the signed agreement within 48 hours. A sole agency can be cancelled by 5 pm on the next working day after you receive your copy. It explains the types of agreements (sole vs. general), what can be negotiated (timeframe, commission, expenses), and what must be in writing. Take time to read it and ask questions.
See our plain-English explainer on real estate agent commissions in NZ and how fee structures work.
Understand the Sale and Purchase Agreement early.
A Sale and Purchase Agreement is a legally binding contract that sets the price, conditions, chattels and key dates. Read the New Zealand Residential Property Sale and Purchase Agreement Guide now (agents must give you this before you sign) so that terms like 'conditional', 'unconditional', 'deposit', and 'settlement' are familiar before offers arrive.
Selling a tenanted property? Know the notice rules
If the buyer requires vacant possession (and their offer is unconditional), landlords of periodic tenancies must give at least 42 days’ written notice. If you want the property empty for marketing, you generally need 90 days’ written notice for a periodic tenancy. Fixed-term tenancies can usually not be ended early simply because you are selling; consider timing or a mutual agreement. Tenancy Services
Moving to a retirement village soon? Know what an ORA covers
An Occupation Right Agreement (ORA) gives you the right to occupy a unit and sets out the terms, fees and your rights. It must be clear and unambiguous, and the sector is governed by a Code of Practice that outlines the rights of residents and the obligations of operators. Get independent legal advice before you sign. companies office
Plan your government address updates now (for after the sale)
After you go unconditional, update:
IRD (myIR): main address and, if needed, addresses by tax type. Inland Revenue
Waka Kotahi / NZTA: driver licence and vehicle address details (online tools available).
Your 10-day downsizing plan (simple actions that reduce stress)
Day 1 — Build your support crew
Nominate a trusted family member or friend to be your “second pair of eyes” for paperwork, viewings and phone calls. Create a shared folder (paper or digital) for IDs, rate notices, LIMs, guarantees, and any repair invoices.
Day 2 — Repairs & compliance: what you can and can’t DIY
Tackle quick wins (such as sticking doors, fixing dripping taps, and touch-up painting), but keep restricted or licensed work to qualified personnel. In New Zealand, Restricted Building Work on homes must be done or supervised by a Licensed Building Practitioner (LBP); most electrical work must be done by a licensed electrician who issues a Certificate of Compliance; gasfitting must be certified by a certifying gasfitter; and certain plumbing/drainlaying jobs may be exempt from consent only when done by an authorised person. Check consent exemptions before you start. Building.govt.nz
Helpful read: Tips for selling a property in New Zealand 2025
Day 3 — Shortlist licensed agents who fit your property and suburb
Look for recent sales in your price range and area, with strong photography/marketing, and consider the method of sale (auction, deadline, or price). Shortlist 2–3 you’d be comfortable working with.
When you’re ready, get your personalised shortlist of top local agents in minutes — it’s tailored to your suburb and property type.
Day 4 — Interview agents: documents and straight answers to expect
At the first meeting, expect clear answers regarding the recommended method, price range, marketing plan, and costs — and expect to receive the official Agency Agreement Guide before signing any agency agreement. Take your time to read it and ask questions; the guide explains the types of agreements, negotiable terms, and what must be in writing.
Day 5 — Stage for your likely buyer
Aim for light, warm and easy-to-move-through spaces. Prioritise: declutter entries and living areas, tidy gardens, and ensure safe, well-lit paths. Photograph the home after staging to ensure your listing reflects the best version of the property.
Helpful read: 23 questions to ask real estate agents
Day 6 — Compare strategies and appraisals
Goal: Select the agent and plan that best suits your risk level and deadline.
Make a simple side‑by‑side sheet (Agent A, Agent B, Agent C):
Sales approach: What’s their plan to create demand (e.g., campaign length, key launch moments, negotiation style)?
Appraisal evidence: List at least 3 nearby recent sales with addresses, dates, size, and condition. Ask why each one is comparable and what they adjusted for.
Price view: Record their estimated range and confidence (low/medium/high). Note what would change that view.
Marketing Plan: Where will your home appear (Trade Me, agency site, social media, database)? How many photos/videos/floor plans? Who pays for staging? Exact costs and who owns the media.
Fees: Commission (incl. GST), any admin fee, marketing budget, and what happens if you withdraw before a sale.
Timeframes: Days to go live, first viewing date, campaign length, expected time to first offer, and their Plan B if no bites by week two.
Service: Who runs viewings, back‑up staff, how often you’ll get updates, and whether you’ll get a weekly written report with buyer feedback.
Proof: Ask for two recent seller references and a sample vendor report.
Score each agent (1–5) on: strategy strength, evidence quality, cost clarity, communication, and trust. Add quick notes.
Sleep on it. Re‑read your notes in the morning, then email the chosen agent to accept subject to the written agreement matching what was discussed.
Day 7 — Declutter with momentum
Goal: Cut volume quickly so photos and viewings stand out, and the move is easy.
Use the 3‑box rule in each room: Keep / Donate / Recycle‑dispose. Set a 15-minute timer per zone to maintain a steady pace.
Sentimental items: Take a quick photo, pick one small “memory box” per person, and let the rest go.
Book your waste early: Check your council's site for inorganic collection dates and transfer station hours. Add one tip run to the calendar now.
Donate smart: Bag clean, working items, and drop off at your local op shop during opening hours. Keep receipts if you want a record.
Hazardous items: Set aside paint, batteries, and e-waste for the designated hazardous waste drop-off area at your transfer station.
Label like a pro: Colour‑code by room (e.g., blue = kitchen) and write contents + destination on two sides. Mark one “First 48 hours” box with essentials.
Furniture: Measure your new room; create a simple floor plan sketch. Pre‑decide what won’t fit and list it for sale or donation now. Tape screws and bolts to each item.
Moving day help: Book movers or a van; confirm parking and lift access if needed.
Day 8 — Signing the Agency Agreement: key terms to check
Goal: Know exactly what you’re signing and what it will cost.
Before you sign: Read the Agency Agreement Guide and keep a copy.
Check these terms line‑by‑line:
Type of authority: Are you listed with one agency or more? What does that mean for you?
Term length: Clear start and end dates. What if you want to end early? Any break fees?
Commission: Exact rate including GST, how it’s calculated, and when it’s payable.
Marketing budget: Total cap, what’s included (photos, video, floor plan, staging), and who owns the media.
Expenses if no sale: What you must repay and when.
Exclusions: Name any buyers you already know so you don’t pay twice if they purchase.
Service standards: Who fronts viewings, reporting rhythm, and how price changes or ad edits get approved.
Complaints Path: Who to Contact if Service Slips
ID checks: Please bring a photo ID and proof of address (standard).
If anything is unclear, pause. Ask questions or seek legal advice before signing.
File it: Save a PDF copy and email it to your lawyer for reference.
Helpful read: How to choose the best real estate agent in Auckland (2025 guide)
Day 9 — Marketing, viewings & security (incl. if the home is tenanted)
Set viewing windows that work for you, remove valuables, and keep a simple log of who has attended. If the property is tenanted, note that you cannot simply give notice to hold open homes; access must be agreed upon, and Tenants may refuse open homes and require appointments only. Use respectful, negotiated times and maintain clear communication.
Day 10 — Photos go live; understand offers and “unconditional”
When your listing is live, expect early enquiries. As offers arrive, remember that a Sale and Purchase Agreement is a legally binding document; an agreement becomes unconditional only when all conditions are met (for example, finance or building report). Your agent must provide the REA Sale and Purchase Agreement Guide before you sign, and deposits are handled under specific rules. Read the guide and ask questions before making a commitment.
Not working with an agent yet? Get your best-fit local agents matched to your home, so you can compare strategies and fees with confidence.
After you go unconditional — admin, you shouldn’t skip
Update IRD (tax records)
Log in to myIR and update your main address so tax letters and notices follow you to your new home. If you use different addresses for different tax types (for example, income tax vs GST for a family trust), update each one. You can do this online in myIR or by phone/mail if that’s easier. Inland Revenue
Update driver's licence & vehicle
Update your driver's licence and vehicle addresses so that fines, registration, and reminders are sent to you. The online form is the fastest route if you have a NZ driver's licence; there are alternative forms if you don’t. You can also access the address update service from Waka Kotahi’s online services hub.
Keep your build/repair paperwork in one place.
Put copies of any recent work documents into a single “buyer file” so your agent and solicitor can answer questions fast:
LBP records of work (RoW) for any restricted building work done under consent — councils keep these on file, but having your own copy avoids delays.
Electrical paperwork — Certificate of Compliance (CoC) and Electrical Safety Certificate (ESC); the standard ESC form notes it should be kept for at least 7 years.
Gasfitting paperwork — Gas Safety Certificate (GSC) and, where applicable, gas CoC.
Any product warranties and invoices tied to repairs or upgrades (handy for chattels lists and LIM questions).
Not working with an agent yet? Get your best-fit local agents matched to your home so you can move from unconditional to settlement with confidence at My Top Agent.
FAQs
Q: How do I check a real estate agent’s licence in New Zealand?
A: Use the Real Estate Authority public register to confirm licence status and view any disciplinary history. Search by name or location before you invite anyone to appraise your home.
Q: What must I be given before I sign an Agency Agreement?
A: Licensed agents must give you the REA Agency Agreement Guide before you sign. It explains the types of agreements, what should be in writing, and what you can question or negotiate. Take time to read it.
Q: What is a Sale and Purchase Agreement?
A: It’s a legally binding contract that sets the price, conditions, chattels and key dates. Agents must provide the REA Sale and Purchase Agreement Guide before you sign so you can understand terms like conditional and unconditional.
Q: Can I DIY repairs before listing? What are the limits?
A: Some maintenance is fine, but Restricted Building Work must be done or supervised by a Licensed Building Practitioner. Electrical work is strictly limited; only specific tasks are permitted for homeowners, and most gas fitting must be certified by a certified gasfitter. Always check MBIE’s exempt-work guidance and WorkSafe’s rules before you start.
Q: What notice applies if I’m selling a tenanted property?
A: If the buyer wants vacant possession and the agreement is unconditional, a landlord may end a periodic tenancy with 42 days’ written notice for that reason; for other landlord reasons it’s generally 90 days. Fixed-term tenancies can usually not be ended early simply because the property is sold—plan accordingly or agree in writing with the tenant.
Q: What does an Occupation Right Agreement (ORA) cover for retirement villages?
A: An ORA gives you the right to occupy a unit and sets the terms and conditions; it must be clear and unambiguous. Operators and residents also have minimum rights and obligations under the Retirement Villages Code of Practice. Get independent legal advice before signing.
Q: How do I update government records after moving?
A: Update your IRD address in myIR (you can also update by individual tax type if needed). Update Waka Kotahi records for your driver's licence and vehicle—online forms are available for both.
Q: What documents should I keep for buyers?
A: Keep LBP Records of Work for any consented Restricted Building Work, plus any electrical/gas certificates and invoices. These speed up buyer due diligence and solicitor queries.
Need a proven local agent who understands senior-friendly downsizing? Get your personalised shortlist from My Top Agent in minutes
Not ready to move yet? Practical NZ options
Stay put with minor, safe modifications
If the goal is easier living rather than an immediate sale, start with minor repairs and safety tweaks. Some low-risk work can be done without a building consent under Schedule 1 (for example, general maintenance), but all work must still meet the Building Code. Check the official exempt-work list before you begin.
Add a small sleepout or support space for the family.
If the family stays more often, a detached, standalone building (such as a simple sleepout without sanitary facilities) may be possible under a Schedule 1 exemption. Always confirm the exact exemption and remember that exempt work still has to comply with the Building Code; planning rules (council) may also apply.
Considering a retirement village soon?
If you’re exploring villages, know that your right to live in a unit is set out in an Occupation Right Agreement (ORA), which must be clear and unambiguous. Operators must meet the Retirement Villages Code of Practice. Read the official material first so that you understand the fees, rights, and exit terms before making any commitment.
Moving in with family or renting a space short-term
If you set up a tenancy, the normal rules of the Residential Tenancies Act apply (for example, proper notice and access requirements). You can’t give notice just to hold open homes, and periodic tenancy notice periods differ depending on the reason (including 42 days for an unconditional sale requiring vacant possession). Use the official guidance and forms if you choose this path.
Whenever you’re ready to sell — whether in months or next year — get matched with proven local agents who fit your suburb and property type so you can plan with confidence.
Downsizing works best when you combine a clear plan with straight, NZ-specific checks. Use this checklist to prepare your home, understand the paperwork, and manage the administrative tasks after you sell.
When you’re ready to meet agents who fit your suburb and property type, get a personalised shortlist from My Top Agent so you can compare strategies and fees with confidence — and move on with peace of mind.
