Unit Title Body Corporate Rules (New Zealand)
These Body Corporate Rules (the "Rules") are made on [Rules Date] for [Development Name] ("the Development"), located at [Development Address], [Region], New Zealand. These Rules are made under the Unit Titles Act 2010 (UTA 2010) and supplement the statutory obligations of the body corporate and unit owners under that Act.
1. DEVELOPMENT DETAILS
1.1 Development Name: [Development Name].
1.2 Development Address: [Development Address], [Region], New Zealand.
1.3 Body Corporate: [Body Corporate Number] (as registered with Land Information New Zealand — LINZ).
1.4 Total Number of Units: [Number of Units] units.
1.5 These Rules bind all unit owners, occupiers (including tenants and licensees), and their respective guests and contractors from the date of adoption.
1.6 These Rules are made pursuant to section 105 of the Unit Titles Act 2010. In the event of any inconsistency between these Rules and the Unit Titles Act 2010, the Act prevails.
2. DEFINITIONS
In these Rules, unless the context otherwise requires:
- "Act" means the Unit Titles Act 2010.
- "AGM" means the annual general meeting of the body corporate.
- "Body Corporate" means [Body Corporate Number], which is the body corporate established for [Development Name] under section 75 of the Act.
- "Committee" means the body corporate committee established under section 116 of the Act.
- "Common Property" means all parts of the development that are not part of any unit, as described in clause 6 of these Rules.
- "Long-Term Maintenance Fund" (LTMF) means the fund established under section 117 of the Act.
- "LTMP" means the Long-Term Maintenance Plan required under section 116B of the Act.
- "Operating Fund" means the fund established under section 116A of the Act.
- "Owner" means the registered owner of a unit in the development.
- "Occupier" means any person (including a tenant or licensee) occupying a unit.
- "Unit" means an individual unit in the development as described in the deposited unit plan registered with LINZ.
- "Unit Entitlement" means the proportionate interest assigned to each unit in the deposited unit plan.
3. GENERAL MEETINGS
3.1 Annual General Meeting (AGM): The Body Corporate must hold an AGM at least once every 12 months. The preferred month for the AGM is [AGM Month]. Under section 86 of the Act, the AGM must be held within 6 months of the end of the Body Corporate's financial year.
3.2 Notice of AGM: At least [AGM Notice] days' written notice of the AGM (or such other period as required by the Act) must be given to all unit owners. The notice must include the agenda, financial accounts and audit report, proposed budget, levy schedule, and any resolutions to be voted on.
3.3 Extraordinary General Meeting (EGM): An EGM may be called by the Committee, the Chair of the Body Corporate, or unit owners holding at least 25% of voting entitlements. At least 10 working days' notice of an EGM must be given to all unit owners.
3.4 Quorum: [Meeting Quorum]. If a quorum is not present within 30 minutes of the scheduled start time, the meeting will be adjourned to the same time and place 7 days later, at which adjourned meeting those present will constitute a quorum.
3.5 Voting: Each unit owner has a number of votes equal to their unit's unit entitlement. Votes may be exercised in person, by proxy, or by postal vote in accordance with the Act. Ordinary resolutions require a simple majority of votes cast. Special resolutions require 75% or more of all voting entitlements in the development.
3.6 Financial Year: The Body Corporate's financial year ends on 31 March each year (or as otherwise resolved by the Body Corporate in general meeting).
4. LEVIES AND FUNDS
4.1 Levy Frequency: Levies are payable [Levy Frequency] in advance on the first day of each levy period.
4.2 Levy Calculation: Levies are calculated on the basis of [Levy Basis]. Each owner's levy is calculated by multiplying the total levy per period by that owner's unit entitlement as a proportion of the total unit entitlements in the development.
4.3 Operating Fund: The Body Corporate must maintain an operating fund under section 116A of the Act. The operating fund is used for day-to-day expenses including: [Operating Fund Purpose].
4.4 Long-Term Maintenance Fund (LTMF): The Body Corporate must maintain a long-term maintenance fund under section 117 of the Act, funded by contributions from unit owners' levies. The LTMF is used to meet anticipated future maintenance and capital expenditure on the common property and body corporate assets in accordance with the LTMP.
4.5 Late Payment: Any levy not paid within 14 days of the due date attracts interest at 10% per annum, calculated daily from the due date. The Body Corporate may take debt recovery action against any owner who fails to pay levies.
4.6 All levies are due and payable regardless of whether the owner occupies or tenants the unit. Owners are personally liable for all levies, including unpaid levies accumulated by a previous owner unless the Body Corporate has agreed to release that liability.
5. COMMON PROPERTY
5.1 Common Property: The following areas form the common property of [Development Name]: [Common Property Description]. All unit owners have the right to use and enjoy the common property in accordance with these Rules and the Act.
5.2 Car Parking: [Car Parking Rules].
5.3 Use of Common Property: Owners and occupiers must use common property in a responsible and considerate manner and must not store personal property on common property without the prior written approval of the Body Corporate. Bicycles must be stored in designated bicycle storage areas.
5.4 Maintenance of Common Property: The Body Corporate is responsible for maintaining, repairing, and replacing the common property (including the exterior of the buildings, roofs, lifts, shared services, and common area plantings) using funds from the operating fund and the LTMF.
6. NOISE, NUISANCE, AND CONDUCT
6.1 Noise: [Noise Rules].
6.2 Owners and occupiers must not create a nuisance or cause a disturbance to any other owner, occupier, or neighbour, including through excessive noise, offensive smells, littering, or anti-social behaviour.
6.3 Common Areas: Owners and occupiers and their guests must treat all common areas with respect and must not damage, deface, or obstruct any part of the common property.
6.4 Rubbish: All rubbish must be placed in the designated rubbish and recycling collection areas at the times specified by the Body Corporate. No rubbish, recycling, or green waste may be left in common areas, car parks, or on balconies except in designated collection areas.
7. PETS
7.1 Pets Policy: [Pets Policy].
7.2 Owners who keep approved pets must ensure that their pets do not cause a nuisance, damage, or disturbance to other owners, occupiers, or common property. Pets must be kept on a leash at all times when in common areas.
7.3 Under the Unit Titles Amendment Act 2022, the Body Corporate may not unreasonably refuse a request to keep a pet. If a request is refused, the owner may challenge the refusal through the dispute resolution process set out in clause 11.
8. SHORT-TERM ACCOMMODATION LETTING
8.1 Short-Term Letting Policy: [Short-Term Let Policy].
8.2 Owners who let their units on short-term accommodation platforms (such as Airbnb, Bookabach, or similar) must comply with all applicable laws, including local council requirements for short-term accommodation, and must ensure that short-term guests comply with these Rules. Owners are responsible for the conduct of their short-term guests and must ensure they do not cause a nuisance to other owners or occupiers.
9. INSURANCE
9.1 Buildings Insurance: [Insurance Coverage]. The Body Corporate must insure all buildings and improvements on the common property and (where applicable) all unit buildings on a full replacement basis against damage by fire, earthquake, storm, and other insured risks under section 135 of the Act.
9.2 Contents Insurance: The buildings insurance arranged by the Body Corporate does not cover the contents of individual units. Each owner is responsible for obtaining their own contents insurance for their personal property within their unit.
9.3 The Body Corporate may arrange such other insurance policies as it considers appropriate, including public liability insurance for the common property and management liability insurance.
9.4 Owners must not do or permit anything in their unit or on the common property that would invalidate the Body Corporate's insurance or increase the insurance premium, without the prior written consent of the Body Corporate.
10. DISPUTE RESOLUTION
10.1 Internal Dispute Process: [Dispute Process].
10.2 Under sections 170 to 193 of the Unit Titles Act 2010, disputes between unit owners, or between owners and the Body Corporate, may be referred to the Tenancy Tribunal for adjudication. The Tenancy Tribunal has jurisdiction over most body corporate disputes, including disputes about levies, maintenance, rules enforcement, and the exercise of body corporate powers.
10.3 These Rules are governed by the laws of New Zealand, including the Unit Titles Act 2010 and the Unit Titles Amendment Act 2022.
11. GENERAL PROVISIONS
11.1 These Rules are binding on all unit owners, occupiers (including tenants), and their respective guests and contractors. An owner who lets their unit must ensure that their tenant is provided with a copy of these Rules and must include in the tenancy agreement an obligation on the tenant to comply with these Rules.
11.2 These Rules may be amended by special resolution at a general meeting of the Body Corporate (75% of all voting entitlements). Any amendment must be filed with the Registrar-General of Land (LINZ) to be effective against future purchasers.
11.3 A copy of these Rules must be provided to any purchaser of a unit in the development as part of the pre-contract disclosure obligations under section 146 of the Unit Titles Act 2010.
11.4 The Body Corporate may apply to the Tenancy Tribunal for an order requiring compliance with these Rules or imposing a penalty for breach. A breach of these Rules may be noted on the Body Corporate's records and disclosed in any pre-contract disclosure statement provided to a purchaser.
ADOPTION
These Rules were adopted by the body corporate of [Development Name] ([Body Corporate Number]) at a general meeting held on [Rules Date] in [Region], New Zealand.
CHAIRPERSON OF THE BODY CORPORATE
Name: ____________________________
Date: [Rules Date]
Chairperson of the Body Corporate
________________
Signature
Secretary of the Body Corporate
________________
Signature
What Is a Unit Title Body Corporate Rules (New Zealand)?
A Unit Title Body Corporate Rules in New Zealand records the sale of real property from vendor to purchaser, including the price, deposit, settlement date, and conditions of sale governed by the Property Law Act 2007.
Under section 105 of the UTA 2010, a body corporate has the power to make rules ('body corporate rules') that govern the development, including rules about the use of common property, the keeping of pets, noise levels, the conduct of owners and occupiers, renovation approvals, short-term accommodation letting, and the management of the body corporate's funds. The rules bind all unit owners, tenants, and their guests and contractors from the date of adoption.
The Unit Titles Amendment Act 2022 introduced significant reforms to New Zealand body corporate law, including new pre-contract disclosure requirements for purchasers (section 146), reforms to the pets policy (body corporates can no longer unreasonably ban pets), clearer rules on short-term accommodation letting, enhanced requirements for the long-term maintenance plan (LTMP), and greater transparency obligations for body corporate committees. These reforms reflect New Zealand's recognition that many people live in unit title developments as their primary homes and that the law must balance the collective management needs of the development with the reasonable individual rights of unit owners.
Body corporates with more than 9 units must have a committee of 3 to 7 elected unit owners (section 116 UTA 2010) to exercise certain powers and perform functions between general meetings. The committee is accountable to all unit owners and must report to the AGM. All body corporates must maintain an operating fund for day-to-day expenses and a long-term maintenance fund (LTMF) for capital maintenance, and must prepare a long-term maintenance plan (LTMP) covering at least 10 years for developments with 10 or more units. Buildings insurance for the common property (and typically the unit buildings) is compulsory under section 135 of the UTA 2010.
Disputes between unit owners or between owners and the body corporate are resolved through the Tenancy Tribunal, which has been given jurisdiction over most unit title disputes under sections 170 to 193 of the UTA 2010, providing a relatively accessible and cost-effective forum for resolving body corporate matters without the need for High Court proceedings.
When Do You Need a Unit Title Body Corporate Rules (New Zealand)?
Body Corporate Rules are needed for every unit title development in New Zealand. They are typically adopted at the first general meeting of the body corporate (before or shortly after the development is first occupied) and must be reviewed and updated regularly to confirm they remain consistent with the Unit Titles Act 2010 and the Unit Titles Amendment Act 2022.
New body corporate rules are needed when a new unit title development is being established and the developer or initial body corporate must put in place a governance framework before the first residents move in. Updated rules are needed when an existing body corporate wishes to amend its rules to reflect changes in the law (for example, the 2022 amendments to the pets policy and short-term letting provisions), changes in the composition of the development, or changes in the owners' preferences about how the development is managed.
Rules are also reviewed and sometimes replaced when the composition of owners changes significantly — for example, after a change in the managing body corporate company, after a major dispute that has revealed gaps or ambiguities in the existing rules, or after a significant renovation or building work that has changed the nature of the common property. Body corporates that have been operating for many years under rules originally drafted before the Unit Titles Amendment Act 2022 should review their rules to confirm compliance with the new requirements around pets, short-term letting, and LTMP disclosure.
The rules should be prepared with the assistance of a New Zealand solicitor experienced in unit title law, particularly for large or complex developments. For smaller developments (fewer than 10 units), the rules may be simpler, but they should still address all the key topics required by the UTA 2010 and should be consistent with the development's specific characteristics — for example, whether it is a high-rise apartment building, a low-density townhouse complex, or a mixed-use commercial and residential development.
The rules must be provided to all unit owners and to any purchaser of a unit as part of the pre-contract disclosure obligation under section 146 of the UTA 2010. Any amendments to the rules must be passed by special resolution (75% of all voting entitlements) at a general meeting and filed with LINZ to be effective against future purchasers.
What to Include in Your Unit Title Body Corporate Rules (New Zealand)
Thorough New Zealand Body Corporate Rules must address all of the following key elements to comply with the Unit Titles Act 2010 and provide effective governance for the development.
The development details section must identify the development by its registered name, address, LINZ body corporate number, and the total number of units. It must confirm that the rules bind all unit owners, occupiers, and their guests and contractors, and that in the event of any inconsistency with the UTA 2010, the Act prevails.
The definitions section should define the key terms used in the rules, including 'Act', 'AGM', 'Body Corporate', 'Committee', 'Common Property', 'Operating Fund', 'LTMF', 'LTMP', 'Owner', 'Occupier', 'Unit', and 'Unit Entitlement', to avoid ambiguity in interpretation.
The body corporate committee section (mandatory for developments with more than 9 units) must specify the size of the committee (3 to 7 members under section 116 UTA 2010), eligibility requirements (unit owners or nominees only), the election process at the AGM, terms of office, quorum requirements, decision-making procedures, minute-keeping obligations, and the grounds for removal of committee members.
The general meetings section must address AGM requirements (frequency, minimum notice period, agenda content), EGM procedures, quorum requirements, voting rights (based on unit entitlements), proxy voting, postal voting, and the distinction between ordinary resolutions (simple majority) and special resolutions (75% of all voting entitlements).
The levies and funds section is one of the most important parts of the rules. It must specify the levy payment frequency and basis of calculation (unit entitlements or equal shares), the types of expenses covered by the operating fund, the long-term maintenance fund contribution rate, late payment interest, and the body corporate's debt recovery rights.
The long-term maintenance plan (LTMP) section (required for developments with 10 or more units) must address the LTMP period (minimum 10 years), the types of capital expenditure items included, the review cycle, and the requirement to make the LTMP available to owners on request.
The common property section must describe all common property areas, set out the rules for their use (including car parking, rubbish, and shared facilities), and specify the body corporate's maintenance obligations.
The noise, nuisance, pets, short-term letting, renovation, and insurance sections should address each of these topics with clear, reasonable rules that comply with the UTA 2010 and the 2022 amendments — particularly the prohibition on unreasonable pet bans and the new provisions on short-term accommodation letting.
The dispute resolution section should set out the internal dispute resolution process, reference the Tenancy Tribunal's jurisdiction under sections 170 to 193 of the UTA 2010, and include a governing law clause confirming that the rules are governed by the laws of New Zealand. The forms-legal.com Unit Title Body Corporate Rules (New Zealand) provides a ready-to-use template that meets New Zealand legal requirements.
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Reference this free template in an article, syllabus, or research note:
Forms Legal. (2026). Unit Title Body Corporate Rules (New Zealand) (New Zealand) [Legal document template]. Forms Legal. https://forms-legal.com/new-zealand/real-estate/property/unit-title-body-corporate-rules-new-zealand
"Unit Title Body Corporate Rules (New Zealand) (New Zealand)." Forms Legal, 2026, https://forms-legal.com/new-zealand/real-estate/property/unit-title-body-corporate-rules-new-zealand.
@misc{formslegal-unit-title-body-corporate-rules-new-zealand,
author = {{Forms Legal}},
title = {Unit Title Body Corporate Rules (New Zealand) (New Zealand)},
year = {2026},
howpublished = {\url{https://forms-legal.com/new-zealand/real-estate/property/unit-title-body-corporate-rules-new-zealand}},
note = {Free legal document template. Based on Property Law Act 2007}
}Frequently Asked Questions
A body corporate is an entity that is automatically created when a unit title development is registered with Land Information New Zealand (LINZ) under the Unit Titles Act 2010 (UTA 2010). It comes into existence under section 75 of the UTA 2010 and consists of all the unit owners in the development — every person who buys a unit automatically becomes a member of the body corporate. The body corporate is responsible for managing and maintaining the common property of the development (including shared areas like lobbies, lifts, gardens, car parks, and the exterior of buildings), arranging buildings insurance, setting and collecting levies from unit owners, and establishing and enforcing the body corporate rules. The body corporate operates through a general meeting of all unit owners (the annual general meeting, or AGM, which must be held at least once per year under section 86 of the UTA 2010) and, for larger developments with more than 9 units, through a committee of elected owners. The body corporate is governed by the Unit Titles Act 2010 and the Unit Titles Amendment Act 2022, which introduced significant changes including new disclosure requirements, a mandatory long-term maintenance plan for larger developments, reforms to the pets policy, and clearer rules on short-term accommodation letting.
Body corporate levies are the regular contributions that unit owners must pay to fund the body corporate's operating costs and long-term maintenance obligations. Under the Unit Titles Act 2010, every body corporate must maintain at least two funds: the operating fund (section 116A), which covers day-to-day expenses such as insurance premiums, cleaning, maintenance of common areas, management fees, and utility costs for common areas; and the long-term maintenance fund (LTMF) (section 117), which is used for significant future capital expenditure on the common property, such as roof replacement, lift overhaul, exterior repainting, or major structural repairs. Levies are calculated based on each unit's 'unit entitlement' — a proportionate share allocated to each unit in the deposited unit plan registered with LINZ, which reflects the relative size, value, and contribution of each unit to the overall development. A unit with a higher unit entitlement pays a proportionately higher levy. For developments with 10 or more units, the body corporate must also prepare a Long-Term Maintenance Plan (LTMP) under section 116B of the UTA 2010, covering at least 10 years of anticipated maintenance expenditure. The LTMP provides the basis for setting the LTMF levy contribution. Levies are set at each AGM and are payable in advance (monthly, quarterly, or annually depending on the body corporate's rules). Late payment of levies typically attracts interest, and the body corporate can take debt recovery action against non-paying owners.
Following amendments introduced by the Unit Titles Amendment Act 2022, body corporates in New Zealand can no longer impose a blanket ban on pets. The 2022 reforms brought New Zealand law in line with comparable legislation in other jurisdictions, recognising that many people consider pets an important part of their lives and that blanket pet bans are often unreasonable. Under the revised law, body corporates may still regulate the keeping of pets through their rules — for example, by requiring owners to seek approval before keeping a pet, limiting the size or type of pets permitted, or requiring pets to be kept on a leash in common areas — but they cannot unreasonably refuse a request to keep a pet. If a body corporate refuses a request to keep a pet, the owner may challenge that refusal through the dispute resolution process, including by applying to the Tenancy Tribunal for adjudication under the Unit Titles Act 2010. The body corporate must be able to demonstrate a reasonable basis for any refusal. In practice, this means that body corporate rules should have a clear, reasonable pets policy that grants or conditions (rather than absolutely prohibits) the keeping of pets, to reduce the risk of successful challenges.
A Long-Term Maintenance Plan (LTMP) is a forward-looking maintenance schedule that identifies all significant maintenance and capital expenditure items for a body corporate's common property over a period of at least 10 years. Under section 116B of the Unit Titles Act 2010 (as amended), body corporates with 10 or more units are required to have an LTMP. The LTMP must be adopted and reviewed at each AGM, and the body corporate must adjust its long-term maintenance fund (LTMF) contributions accordingly. An LTMP typically covers major items such as roof replacement, exterior repainting, lift maintenance and overhaul, plumbing and drainage upgrades, structural repairs, fire safety system replacement, car park resurfacing, and landscaping. Having a well-prepared LTMP is important because it helps the body corporate set appropriate levies to requires the LTMF has sufficient funds when major expenditure is needed — avoiding the need for large special levies on short notice. As at 2025, the Unit Titles Act 2010 requires that the LTMP be prepared or reviewed by an independent quantity surveyor or building professional for larger or more complex developments. The LTMP is also a key disclosure document for purchasers of units — under section 146 of the UTA 2010, a pre-contract disclosure statement must include information about the body corporate's financial position, outstanding levies, insurance, and the LTMP.
Body corporate disputes in New Zealand are primarily resolved through the Tenancy Tribunal, which has been given jurisdiction over most unit title disputes under sections 170 to 193 of the Unit Titles Act 2010. The Tenancy Tribunal can hear disputes between unit owners, disputes between owners and the body corporate, and disputes about body corporate rules, levies, maintenance obligations, committee decisions, and the exercise of body corporate powers. The Tribunal's unit title adjudication process is more formal than its tenancy mediation process and applications are heard by an adjudicator who can make binding orders. Before applying to the Tenancy Tribunal, the parties must attempt to resolve the dispute through the body corporate's internal dispute resolution process (which should be set out in the body corporate rules), and the Act encourages mediation as a first step. For matters that are not covered by the Tenancy Tribunal's jurisdiction, or for more complex disputes involving large sums of money or questions of law, the parties may need to resort to the District Court or High Court. Common body corporate disputes include non-payment of levies (where the body corporate takes debt recovery action against a defaulting owner), disputes about the body corporate's maintenance obligations, disagreements about rules enforcement, and challenges to committee decisions. It is strongly recommended that unit owners and body corporates seek legal advice from a New Zealand solicitor experienced in body corporate law before commencing Tribunal proceedings.
This template is provided for informational purposes only and does not constitute legal advice. Laws vary by jurisdiction and change over time. Consult a qualified attorney for advice specific to your situation.Full disclaimer
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