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In the financial year ended 30 June 2026, Kāinga Ora delivered 2,136 new and upgraded homes, including newly built homes and significant upgrades to existing properties, while significantly reducing build costs.
Our average build cost is now $2,713 per square metre, down from $3,473 per square metre two years ago – a reduction of 22%.
The following Q&A outlines how Kāinga Ora has reduced build costs while continuing to deliver quality homes. It also explains our approach to renewing New Zealand's state-owned housing stock.
What factors have led to the reduction in your build costs?
Two key factors have driven down our build costs: a move to new standardised housing designs and significant improvements to our procurement processes.
Previously we developed bespoke designs for most new housing projects. We now use standardised housing designs, allowing us to build homes faster and at less cost. We developed the designs alongside our build partners and tradespeople to make sure they’re practical and efficient, while still meeting the needs of our customers. Some of the improvements include:
- Streamlined layouts that are easier and quicker to build.
- Fewer cladding types for simpler construction.
- Standard sizing for walls, floors, windows, and cladding to reduce waste and cost.
These efficiencies have reduced costs without compromising the quality, durability or performance of our homes.
We’ve also reviewed how we buy materials and services to ensure we’re getting the best value for money.
How do your build costs compare to the market and to Community Housing Providers?
Direct comparisons between Kāinga Ora build costs and those of private developers or Community Housing Providers can be difficult because projects are often built to different specifications and requirements. For example, our homes include some accessibility features, like wider hallways. Also, unlike most private developers, we retain ownership and receive rental income over the full life of each home, so durability, maintenance costs and whole-of-life value are important factors in our design and construction decisions.
Do you buy homes from other developers to help meet your delivery targets?
Alongside our build programme, we routinely purchase newly built homes and residential developments in areas where there is high demand for social housing. In these cases, the developer manages the construction and consenting process, while Kāinga Ora works with them to ensure the homes meet the needs of our customers before purchase.
We may also acquire existing homes from the market where there is a specific need identified, for example, to help meet urgent housing demand or customer requirements. These homes are purchased at market value.
Why are you focusing on renewing your homes rather than growing the number of homes you own?
Kāinga Ora is a large asset manager with around 78,000 homes. As part of our Reset Plan, we committed to improving the quality and suitability of those homes.
It makes sense for us to focus on renewing our portfolio as around half of our homes are at least 40 years old, and many no longer meet modern expectations for social housing. These homes are also significantly more expensive to maintain, with around 65% of our maintenance budget spent on them.
By replacing these homes with modern homes, or retrofitting them, we can meet current standards, reduce long-term maintenance costs and provide better quality homes for whānau.
What’s involved in retrofitting a home?
Retrofitting improves the warmth, comfort and energy efficiency of a home while extending its life by up to 50 years. It can also reduce maintenance requirements and help preserve homes that are located close to schools, jobs, shops and other services our customers need.
Typical work includes adding insulation to walls, ceilings and floors, installing double glazing, and updating heating systems and flooring. In some cases, the work may also include fitting new kitchens and bathrooms.
How do you decide whether to retrofit or replace?
We assess each property individually, considering factors such as its condition, location, demand for social housing in the area, nearby services and amenities, and whether the site has redevelopment potential.
Typically, we renovate older homes if they are close to the services and support our customers need and if the land is unsuitable for redevelopment.
If an older home is close to amenities, and it is possible to increase the number of homes on the same land, replacing the home with multiple new homes may be a good option.
We may decide to sell an older home and replace it with a new home elsewhere if it is no longer suitable for social housing, costly to maintain and isn’t close to the amenities our customers need.
Your delivery numbers differ across the regions. Why is that?
Delivery activity varies across the country because housing needs, the condition of existing homes and opportunities for redevelopment differ from region to region.
Following the Kāinga Ora reset, our focus moved from growing the overall number of homes we own to prioritising the renewal of older homes, improving housing quality and making sure investment is directed to areas with the greatest need.
In some regions, this means fewer new homes are being built because our existing homes remain fit for purpose, demand for additional social housing is lower, or there are fewer opportunities for redevelopment. In other regions, we may be focused on retrofitting and upgrading existing homes rather than delivering large numbers of new homes.
We continue to review housing demand and the condition of our homes across the country to ensure our investment is targeted where it will have the greatest impact for customers and communities, as advised by the Ministry of Cities, Environment, Regions and Transport (MCERT).
For more information
Kāinga Ora is proposing to deliver 104 new state homes at its Arlington development in the heart of Wellington, boosting social housing in the city centre.
The revised plan responds to demand for both one‑bedroom and larger family homes in central Wellington and includes:
- 55 one‑bedroom and 37 two‑bedroom apartments in a seven‑storey building
- 12 four‑bedroom terrace homes
- A community room for residents
The plan depends on Wellington City Council approving a variation to our existing lease on the land. The Council expects to consider this in late September following a public consultation process. It is also subject to the approval of a detailed investment case by the Kāinga Ora Board and Ministers and the necessary building and resource consents.
Should these be approved, construction is expected to begin in late 2027 and finish in late 2029. The development will be funded through the Kāinga Ora renewals programme, which reinvests proceeds from the sale of older homes into new and improved social housing.
We are unable to release the estimated cost of the proposed new development. Once approved, we will run a competitive tender process to select a contractor so it would be inappropriate for us to release expected costs until after that process is complete. However, we can confirm that we are expecting it to cost significantly less than the original project. This will be reconfirmed through the detailed investment case to ensure the proposal is sound and affordable.
The following Q&A provides the background to the Arlington development and further information on the revised plan and next steps.
When did Kāinga Ora acquire the Arlington site and what were the original plans?
In 2019, Kāinga Ora (then Housing New Zealand) signed an agreement with Wellington City Council to lease the Arlington site for 125 years at a cost of $1 million and to deliver at least 230 social, affordable and supported homes. The agreement became active in 2020.
In October 2021, the Kāinga Ora Board approved plans for 301 social housing units on the site at a cost of $296 million.
What made you rethink that plan?
The Arlington project was paused in 2023 when escalating construction costs made the original proposal financially unfeasible. Under the initial plan, each home would have cost more than $1 million to build.
Why has it taken so long to develop a revised plan?
Several options for the site were explored to ensure investment represented value for money while still delivering social housing in central Wellington. The revised plan balances these objectives.
What work has already been done on the site?
The former housing complex has been demolished, and civil works have been completed to prepare the site for development. This included complex decontamination work, service connections, and piled foundations for one building.
These foundations will be reused for the new Kāinga Ora building, subject to planning and building consents. The works completed to date will also enable construction to begin sooner.
Kāinga Ora will only develop part of the site. What will happen to the rest?
Kāinga Ora will work with Wellington City Council on options for the remaining land. This may create opportunities for housing to be developed by private developers, community housing providers or affordable housing providers.
How will the development be funded?
Kāinga Ora is undertaking the most significant upgrade of its older homes ever seen in New Zealand. This includes selling some older homes that are no longer suitable for social housing and reinvesting the proceeds into new homes that are warmer, drier, the right size and in the right locations. The Arlington development will be funded through this approach, with no additional funding required.
How much has been spent on the Arlington development to date?
The total spend on the earlier project was $50.1 million (GST inclusive), covering design work, construction, professional fees and associated development costs. Additional costs have been incurred in developing the revised plans. We are unable to release this information as it is commercially sensitive.
Kāinga Ora will build on foundations laid for the previous project, while other completed site works means it is development-ready. Works already completed that can be incorporated into the revised design equate to $10.9 million. The remaining expenditure will be written off.
The revised plan is a forward‑looking proposal to deliver 104 homes at a significantly lower per‑home cost than the previous plans for the site, while making use of foundations and site works already completed.
Is Kāinga Ora confident the project can be delivered within budget?
Current cost estimates have been tested by experts and will be reconfirmed through a detailed business case for approval by the Kāinga Ora Board and Ministers. It’s expected to be presented to Ministers in early 2027.
We will use a standardised cost-efficient apartment design, which will help to reduce overall build costs and ensure we deliver the proposed project on budget.
Who will live in the Arlington development?
Kāinga Ora allocates homes to people on the Ministry of Social Development social housing register, carefully matching households to available properties based on their needs, including location requirements and the most appropriate housing typology.
For more information
Improving the quality of our older homes through renovation and replacement
We’re undertaking the most significant upgrade of our state houses ever undertaken in this country:
- Over the next 30 years, we'll extensively renovate or replace more than half of our 78,000 homes to provide better quality social housing for New Zealanders in need.
- We’ll do this by:
- Significantly renovating homes that are in the right locations, adding at least 50 years to their lifespan as part of our retrofit programme;
- Removing unsuitable, ageing homes and replacing them with new, modern, warm and healthy homes on the same land;
- Selling some properties and replacing them with new homes that are the right size and in the right locations.
- Our tenants will benefit from warmer, drier and healthier homes that better suit their needs now, and in the future.
- We’re a prudent property owner – as we improve the quality of our homes they will be less costly to maintain.
- This is setting us up for the future and creating a strong social housing legacy in Aotearoa – we’ll have modern homes that are the right size and in the right places.
Why is Kāinga Ora focussing on renewing its housing portfolio?
Around half our homes are at least 40 years old. Many are nearing the end of their life as social housing, are costly to maintain and no longer suit our tenants’ needs.
Some of our homes are on under-utilised land or in locations that are not close to the amenities our tenants need. Our tenants’ needs are changing and demographics are shifting so we need to change our housing portfolio to suit.
This is an opportunity to provide better quality housing that is the right size and in the right locations.
We are setting up our housing portfolio for current and future demand, whether it’s larger family homes for whānau or one-bedroom homes for smaller households. Our new and renovated homes will be close to employment, schools and the amenities our tenants need to live well now, and in the future.
Is Kāinga Ora building any new homes?
Yes, we continue to build and purchase new homes as we replace older properties that are no longer suitable for social housing. In fact, over the next few years we are planning to deliver about 2000 new or significantly renovated homes each year.
How many homes are you planning to renew in total?
Over the next few years, we’re planning to extensively significantly renovate or replace around 2,000 older homes each year. By 2030, we’re aiming to significantly improve approximately 11,500 homes in this way.
Our long-term goal is to renovate or replace around 40,000 older homes – about half our housing stock – within the next 30 years.
How many homes are you planning to sell?
We’re aiming to sell around 900-1000 homes each year for the next few years. It’s important to note that for every home we sell, we reinvest the proceeds into another new home elsewhere, so we are not reducing the number of state houses we have overall.
How many renewals have been completed in the past year?
In the 2024/25 financial year, we delivered 3,456 new homes and completed significant renovations on 874 homes under our retrofit programme.
Read more about our latest quarterly performance
If you are no longer adding to your housing stock, how will people from the housing register get
into homes?
It’s important to note that Kāinga Ora is only one of a number of social housing providers throughout the country.
We continue to house people from the Ministry of Social Development social housing register and have placed nearly 12,000 individuals into homes across the country since July 2024 - an average of 795 people per month.
We’re consistently exceeding our target of having 98% of our lettable homes tenanted and, as we improve the quality of our homes, fewer will be out of service for major repairs.
Selling properties that are no longer suitable for social housing allows us to reinvest in the quality of our homes overall, with proceeds from these sales used to build new homes that are warmer and drier, the right size, and in the right locations.
We’re not reducing the number of Kāinga Ora homes. For each existing Kāinga Ora home sold, a newly built home is delivered elsewhere. This may not occur immediately as we will often sell or demolish the old home before the new one is delivered, therefore we will still see fluctuations in our housing stock numbers over time.
How do you decide whether to renovate or replace older homes?
When we assess options to improve the quality of our older homes, we take into account a range of factors, including their age and condition, location, demand for social housing in the area, the amenities and services nearby and whether the land can be redeveloped.
Typically, we renovate older homes if they are close to the services and support our tenants need and if the land property is unsuitable for redevelopment.
If an older home is close to amenities, and it is possible to increase the number of homes on the same land, replacing the home with several new homes may be a good option. We may decide to sell an older home and replace it with a new home elsewhere if it is no longer suitable for social housing, costly to maintain and isn’t close to the amenities our tenants need.
Why have some Kāinga Ora tenants been living in old, unsuitable homes until now? Don’t your homes meet Healthy Homes standards?
Almost all Kāinga Ora homes (99.8%) meet Healthy Homes standards. All older homes are checked to make sure they comply with the standards before they are let to a new tenant.
Although our homes meet these standards, around half are currently at least 40 years old, nearing the end of their life as social housing and are costly to maintain.
As a responsible asset manager, we’re focussed on improving or replacing these ageing homes as we recognise the importance of our tenants living in warm, dry and healthy homes.
If you’ve already completed Healthy Homes and retrofit work on some homes, why does more work need to be done?
Over recent years, we’ve worked hard to bring almost all our homes up to Healthy Homes standards. We’ve also carried out extensive renovations on around 3,300 homes (about 4% of our housing stock) since our retrofit programme began in 2018.
While almost all our homes meet Healthy Homes Standards and thousands have been renovated, almost half of our homes are still more than 40 years old, with many becoming increasingly costly to maintain and no longer suitable for social housing.
To address this, we’re now undertaking the largest upgrade of our housing portfolio ever seen in New Zealand — replacing older homes with modern, high-quality ones, or extensively renovating more homes through our retrofit programme to extend their life by up to 50 years.
Where do tenants go if their house is sold/under redevelopment/being renovated?
We recognise that it can be challenging for some tenants to leave their home. We are committed to supporting our tenants through this process, which includes moving them to another Kāinga Ora home that suits their needs.
The following information is provided to assist with stories on our property sales. If needed, it can be attributed to a Kāinga Ora spokesperson. For details of Kāinga Ora properties currently on the market or properties that have recently sold please check Property sales.
Why are you selling some homes?
Kāinga Ora is undertaking one of the largest upgrades of state housing ever undertaken in this country.
We’re aiming to replace or extensively renovate around 2,000 homes nationwide each year for the next few years. Over the next 30 years, we are planning to renew or replace more than half our 78,000 homes across the country.
We sell older properties that are costly to maintain and are no longer fit-for-purpose so we can reinvest in new and improved housing. This enables more people and families to benefit from modern, fit-for-purpose homes.
It’s important to note that we are not reducing the number of Kāinga Ora homes. Each home we sell is replaced by a newly built home elsewhere so we’re not reducing the number of homes we own. The size of our housing portfolio will stay at around 78,000 homes.
How many homes are you going to sell?
We’re selling about 900 homes nationwide per year for the next few years - around 1% of our current portfolio.
Each home we sell is replaced by a newly built home elsewhere so we’re not reducing the number of homes we own. The size of our housing portfolio will stay at around 78,000 homes.
Where are those homes located?
We’re selling homes in regions across the country, with about a third of them in Auckland. Decisions to sell specific sites will be ongoing, and at any one time there will be properties at various stages of the process.
How do you select homes for sale?
We consider properties for sale based on age, location, value, and regional housing need.
For example:
- Older homes that no longer meet tenants’ needs, for example they are too far away from schools, employment and the other amenities.
- Homes in high-value areas, where selling one property can help fund multiple new homes in areas of greatest need.
While these properties may no longer work for social housing, they provide housing opportunities for other buyers and developers.
What will happen to Kāinga Ora tenants if their home is sold?
If there are tenants living in a home we plan to sell, we will support them to move to another Kāinga Ora home, carefully considering their needs in matching them to a home and community.
If the tenant living in the home doesn’t want to move, will you still sell it?
We will work closely with any tenants whose circumstances mean that a move will be particularly challenging. However, where a home will be sold, tenants will need to relocate, and we will offer them an alternative home that is suitable for their needs and support them with the move.
How are you selling these homes?
Properties are being offered on the open market to ensure we get the best possible price.
We appoint real estate agents through a robust procurement process. Interested buyers need to contact the real estate agent directly.
We use independent current market valuations (CMVs) to inform our listing expectations.
When a property sells for less than we expected, we weigh that against the overall return from all the properties we are selling.
As at April 2026, on average, our homes are selling above current CMV nationwide.
How does the Right of First Refusal work?
If a property has a Right of First Refusal (RFR) on it, we’re legally required to offer it to the relevant iwi for current market valuation before listing it for sale:
If iwi decline the offer, we can sell the property on the open market, but the terms can’t be more favourable than those offered to iwi under the RFR.
If we later agree to sell the property to another buyer at a lower price or on more favourable terms than those originally offered, we must re‑offer the property to iwi on those same terms.
How do you decide what price to sell a home for?
Before a property is sold, we obtain an independent current market valuation (CMV) from a registered valuer. It’s important to note that a rateable value (RV) doesn’t represent market value and shouldn’t be used to compare with purchase prices. The CMV reflects what a buyer might pay for a property in current competitive market conditions, whereas the RV is a mass‑appraisal tool used by councils to set rates. Ultimately, the final sale price is determined by the buyer, which means it can end up being higher or lower than the CMV depending on what they’re willing to offer.
Why do you sometimes sell homes for less than current market value?
We always aim to get the best price possible for the properties we’re selling. That’s why we are listing them on the open market. When a property sells for less than we expected, we weigh that against the overall return from all the properties we are selling. As at April 2026, our sales prices nationally were averaging 5% above current market value.
Why are some homes being sold ‘as is where is’?
For consistency across our national sales programme, we are selling all homes on an ‘as is, where is’ basis. Selling ‘as is, where is’ means the property is being sold in its current condition. It is a standard method of sale commonly used in the property market.
Have you sold homes before?
Selling homes or land is not new for Kāinga Ora. Like other property owners or developers, we regularly review our housing stock and sell properties that are no longer suitable for social housing, or surplus to requirements.
How do you choose your real estate agents?
We appoint real estate agents through a robust procurement process. Interested buyers need to contact the real estate agent directly.
Why are you selling vacant land?
We are selling vacant land that is surplus to requirements as part of a wider review of our land holdings across the country.
Selling surplus land cuts ongoing costs, unlocks capital, and opens opportunities for others to make use of the land – allowing us to focus on delivering warm, dry social housing for New Zealanders in need.
We’re selling the surplus land in a different market from when it was purchased – and that can impact the price we get.
If a site sells for less than we paid, we weigh that against the overall return from all the properties we are selling, the holding costs of the land, demand for social housing in the area and the benefits of creating opportunities for others to develop the site.
How will you sell the land?
As sites are confirmed for sale, they are generally listed on the open market through an appointed real estate agent. Where sites are subject to First Right of Refusal, iwi have the first opportunity to acquire them.
Will money from the sale of land also go towards renewing your housing?
Proceeds from the sale of land will either be reinvested in our housing stock or used to reduce debt.
More information
Tenancy issues
We provide tenants with a stable home for as long as they need it. In return, we expect them to be good tenants and neighbours.
The vast majority of the 200,000 people who live in our homes meet those expectations. Since implementing our strengthened approach to tenancy management in July 2024, reports of serious disruptive behaviour have reduced, issues are being resolved faster, and a consistently high proportion of tenants report feeling safe in their homes.
Improvements resolving disruptive behaviour
In July 2024, we implemented a firm but fair approach to managing tenancies and strengthened our response to disruptive behaviour.
When serious disruptive behaviour is reported, we act quickly and take action where needed, with a decision being made within 15 business days in 99% of cases.
By setting clear expectations, acting early, and consistently using the tools available under the Residential Tenancies Act (RTA) we are resolving many tenancy issues before they escalate. In the last two years:
- We are making it clear to tenants when their behaviour is unacceptable and they are putting their tenancy at risk by issuing more Section 55A notices.
- Of the Section 55A notices issued for disruptive behaviour, about 80% were first time notices, showing the initial warning is working as a strong deterrent and no further warnings were required.
- The number of reports of serious disruptive behaviour has reduced by nearly 20%, while tenant satisfaction rates with our homes and services remain high. We received:
- 5,947 reports of serious disruptive behaviour in FY2024/25
- 4,801 reports of serious disruptive behaviour in FY2025/26
- These figures represent reports received by Kāinga Ora. Multiple reports may relate to a single incident. While every report is taken seriously and investigated, not all reports are substantiated or require formal action.
- Of the more than 72,000 social housing tenancies we manage, only about 4% have been the subject of a report of serious disruptive behaviour.
How do you deal with serious disruptive behaviour?
Our focus is on prevention and early intervention. When disruptive behaviour occurs, we work to understand what’s driving behaviour and refer tenants to specialist social and health services to address underlying issues if needed.
When there is evidence of serious disruptive behaviour, we take action. We make early use of the tools available under the Residential Tenancies Act (RTA) to drive behaviour change and provide a clear deterrent for disruptive behaviour.
If behaviour does not change, we end tenancies when needed and may not offer the tenant another property.
What RTA tools do you use?
We make it clear to tenants that their behaviour is unacceptable, and their tenancy is at risk by issuing a Section 55A notice under the RTA. If a tenant receives three Section 55A notices within a 90-day period, then we can and will apply to the Tenancy Tribunal to end their tenancy and not provide the tenant with another Kāinga Ora home.
There are specific requirements in the RTA that must be met to issue a notice. This includes ensuring there is evidence of the disruptive behaviour and that the behaviour can be clearly linked to either the named tenant or someone at the home with their permission.
In very serious cases, such as when we have evidence from police of significant threatening behaviour or assault and a charge has been filed, we can move issue a S55AA notice to end a tenancy with 14 days’ notice.
Recent data on our use of the RTA tools, including the number of Section 55A notices issued and the number of tenancies terminated by the Tenancy Tribunal, is published on our website
More information
- Most Kāinga Ora tenants – almost 94% – pay their rent on time and are up to date with their rent payments.
- Our approach to managing rent debt focuses on helping tenants avoid falling too far behind. If a tenant misses a rent payment, we’ll get in touch quickly to understand why they have fallen behind and support them to get back on track with their rent.
- Any missed rent must be repaid, and we can help put a reasonable repayment arrangement in place if needed.
- We support households who fall on hard times but are making genuine efforts to pay their rent. We’re a social housing landlord so that’s the right thing to do.
- We take a firm approach with the small number of tenants who are not meeting their rent obligations, repeatedly miss rent payments or refuse to work with us to address their debt.
- Our approach aims to prevent tenants accumulating large rent debts (defined as more than 12 weeks’ worth of rent debt).
- Data on rent debt management is published regularly on our website.
Partial rent debt forgiveness
- At the start of 2025, we introduced a one-off initiative to help some tenants who owed a significant amount of rent debt reduce it to a level that was more realistic for them to repay in full.
- This support was only offered to tenants who had 12 weeks’ rent debt who were consistently paying their rent and making reasonable agreed payments to reduce their debt.
- In return, tenants were expected to continue reducing what they owe and paying their rent on time and in full. When that did not happen, we took take steps to end their tenancy.
- Through this approach, we have forgiven $7.4 million in rent debt for tenants who met these commitments. Around 1,600 tenants have been able to bring their rent debt down to 12 weeks or less.
In the two years since July 2024
- Total rent debt has reduced by over 80%, from $19 million in July 2024 to $3 million in July 2026.
- The number of households with rent debt has almost halved. About 4,600 of our 78,000 customer households are currently behind on their rent payments.
- Of the 4,600 households with rent debt, the average amount owed has reduced by about 70%, from $2,264 to $685.
Damage debt
- Our approach to repairing damage to homes focuses on working with tenants and maintenance services to resolve issues fairly and prevent future problems.
- While we recognise accidents can happen, we have clear guidelines that align with the Residential Tenancies Act for charging tenants for repairs when appropriate.
- If damage occurs, we talk it through with tenants to understand what's happened, decide on next steps, and put a repayment plan in place if needed.
- We’ll also work with tenants to decide when it may be appropriate for them to safely repair damage themselves.
More information
- Kainga Ora may apply to the Tenancy Tribunal to end a tenancy for reasons such as abandoned homes, ongoing access issues for essential maintenance, the need to relocate a tenant, or serious tenancy breaches.
- Many tenancy terminations occur when tenants have abandoned or are no longer living in their Kainga Ora home without formally ending their tenancy.
- Ending a tenancy allows the home to be reallocated to another whanau who need housing.
- Ending a tenancy due to serious tenancy breaches such as disruptive behaviour or rent debt is a last resort and only considered after repeated efforts to resolve issues using the tools available under the Residential Tenancies Act to encourage behaviour change and provide clear expectations.
- Our focus is on prevention and early intervention. We work with tenants to address issues, support behaviour change, and connect them with social, health, and housing services where they are willing to engage.
- If behaviour still does not improve, we will apply to the Tenancy Tribunal to end the tenancy.
- After a tenancy ends, former tenants are responsible for securing their own housing. Kainga Ora will provide information about transitional housing, other social housing providers and support services.
- Recent data on the number of tenancies terminated by the Tenancy Tribunal for rent debt or disruptive behaviour is available on our website.
What is the difference between ending a tenancy and eviction?
- Eviction is a specific process involving the Tenancy Tribunal and District Court which only happens if a person refuses to leave the property after their tenancy has ended.
- In almost all situations, Kainga Ora can resolve a situation without needing to resort to eviction.
For more information
How is eligibility for social housing determined?
- Eligibility and priority for social housing is determined by the Social Allocation System administered by the Ministry of Social Development(external link) (MSD) based on need.
- MSD’s role is to assess and prioritise housing need and share the details of suitable applicants with social housing providers as homes become available.
What role does Kāinga Ora play?
- As a social housing landlord, the role of Kāinga Ora is to provide housing to those determined by the Social Allocation System to have the greatest housing need.
- When a Kāinga Ora home becomes available, MSD provides Kāinga Ora with the details of individuals and whānau from the Housing Register* whose housing and location needs match the property.
- Kāinga Ora then assesses this information, alongside any additional information gathered through conversations with applicants, to select the individual or whānau that is best suited to the home and community.
- Our placement process typically includes a detailed pre-housing conversation with the applicant to ascertain their needs, reviewing available properties, liaising with support services and other agencies if required, and having prospective tenants view the property.
*Media queries about the Housing Register should be directed to media@msd.govt.nz.
How much rent do Kāinga Ora tenants pay?
- Most of our tenants pay an income-related rent determined by the Ministry of Social Development, with the amount generally set at 25% of their net income.
- The Ministry of Housing and Urban Development pays the income-related rent subsidy to Kāinga Ora to cover the balance between the tenant’s rental payment and the market rent for the property.
- The market rent is set according to comparable rent charged for other properties of a similar type, size, and location.
More information
Does Kāinga Ora allow pets in its homes?
- Kāinga Ora is a pet-friendly landlord — we support tenants having pets, as long as they’re responsible owners.
- Tenants are expected to take full responsibility for their pets, including their care, containment, and wellbeing.
- We expect tenants to take care of their homes, including managing pets responsibly. If a pet causes damage beyond normal use, tenants will need to cover the cost of repairs.
Do tenants require consent to keep a pet in their home?
- Tenants will need to apply for written consent from Kāinga Ora if they want to keep a dog, cat, or livestock. They automatically have our consent to keep all other types of pets.
- As part of receiving consent to keep a pet, tenants must meet specific conditions. These include complying with local council bylaws, ensuring dogs and cats are desexed, and taking full responsibility for the containment, health, and wellbeing of their pet.
- There may be times when we can’t give consent, including:
- If the property is unsuitable for a pet.
- If body corporate rules or council bylaws prohibit pets.
- If a dog is classified by the local council under the Dog Control Act as dangerous or menacing.
- If the tenant is disqualified from owning a pet.
What happens if there are issues with pets at Kāinga Ora homes?
- Kāinga Ora cannot enforce any potential bylaw breaches, animal nuisance, or dog attacks – that is the responsibility of animal control at the relevant local council.
- However, if we get a complaint about a pet’s behaviour at one of our homes, we take it seriously. We’ll work with the tenant and the right agencies to help sort things out.
- In situations where a serious breach of the tenancy agreement occurs, we may withdraw consent for the pet. Depending on the circumstances, we may also apply to the Tenancy Tribunal to have the pet removed from the property.
General information
We are focused on minimising the time our homes are vacant in between tenancies and ensuring people are moved into newly constructed homes as quickly as possible.
On any given day we aim to have 98% of our lettable homes tenanted – and we’re regularly exceeding that. In FY26 99.2% of our available homes were tenanted.
You can track the percentage of our lettable homes that are tenanted through our Quarterly Performance Scorecard. Statistics on our managed housing stock and vacant properties (including a breakdown by Territorial Local Authority) are also published quarterly on our Housing Statistics page.
It is important to note that:
- With a portfolio of around 78,000 homes, we'll always have a small level of vacant properties – due to the turnover in our tenancies, newly constructed homes being delivered and becoming ready to occupy, and homes being held for a time for customers with specific needs.
- When a home is vacant between tenancies, we look at any maintenance work that needs to be done before a new customer moves in. We have improved our processes and worked closely with suppliers to ensure repairs are completed as quickly as possible to reduce the time a home is vacant between tenancies. In FY26 the average vacant-to-let turnaround time was 20.4 days.
- We take a careful approach to placing people into a Kāinga Ora home. This process typically includes a detailed pre-housing conversation to understand their needs, reviewing available properties, liaising with support services and other agencies if required, and having prospective customers view the property. This is a process that can take time, and it is one of the reasons why it can take longer to tenant homes.
- Sometimes, there isn’t a perfect alignment between when a home becomes available and when a customer is ready to move. We work closely with customers to support them in relocating at a time that suits their circumstances—such as the end of a school year or following a hospital stay.
- From time to time there are situations where we need to keep ready to let homes vacant for a prolonged period because they are being held for a specific customer.
- Some vacant properties are empty because they were previously earmarked for redevelopment. Following a 2025 review of proposed housing projects, some redevelopments were cancelled because they no longer represented value for money or were not in areas prioritised for new social housing. We are now returning these properties to the letting pool, selling them, or exploring alternative redevelopment options.
For more information:
- The core mission of Kāinga Ora is to manage and provide state-owned social housing.
- We are the country’s largest social housing landlord, with over 75,000 properties providing homes to about 191,000 New Zealanders.
- Tamariki (children) and rangatahi (young people) make up about 40% of the people living in Kāinga Ora homes.
- More than 97% of Kāinga Ora tenants are on low incomes and qualify for income-related rent.
- About 3,850 Kāinga Ora houses across the country are operated by more than 230 specialist Supported Housing Providers, either as Transitional Housing or Community Group Housing.
- Kāinga Ora builds additional social homes based on government direction, which tells us how many houses are needed and where they are needed.
- Over the two years to 30 June 2026, we will be adding 2,650 homes to our housing stock, bringing the total number of Kāinga Ora homes throughout New Zealand to around 78,000. We will do this through:
- removing old Kāinga Ora houses and redeveloping on the land
- working with construction firms to build houses
- buying completed homes from developers
- Kāinga Ora also has a focus on renewing existing homes to make sure our homes are in the right location and are suitable for the people that need them. We renew our homes through:
- renovating them through our retrofit programme, adding at least 50 years to their life
- removing homes and redeveloping on the same land
- selling the house and the land and replacing it with a new warm, dry home elsewhere
- Our focus on renewals means Kāinga Ora will strategically sell some social homes or land it owns. When we do this, we are not reducing the overall number of social homes. For each Kāinga Ora home we sell, we deliver a newly built social home elsewhere.
More information
What is your approach to maintaining your homes?
Our portfolio of around 78,000 properties demands a significant maintenance programme to ensure the right work gets done at the right time.
In the financial year ended 30 June 2026, our trades completed more than 400,000 maintenance jobs on our homes, at a cost of $402 million.
The maintenance work we do falls into two programmes of work:
- Planned maintenance, which includes scheduled maintenance and upgrades such as painting, roof replacement, and other routine work.
- Responsive maintenance, which is work generated by repair requests received from our customers.
Our national maintenance contract includes five main maintenance partners, each covering a designated region. They have around 8,000 trades across New Zealand operating 24 hours a day, seven days a week to help us take care of our homes.
Maintenance Operating Centres (MOCs) manage repairs requests from customers. They help work out what work needs to be done and send the right trade for the job ensuring we do the right work and the right time and as efficiently as possible. Customers can request repairs through the MyKaingaOra online customer portal.
Are vacant properties maintained?
A home may be vacant between the end of one tenancy and the start of another, or for a longer period if the site is earmarked for redevelopment or the home is due to undergo major repairs or upgrades through our retrofit programme.
During this time, we ensure the lawns are mowed and any rubbish is cleared away. We inspect and remedy any damage to the property or home, and we complete any necessary maintenance before a new customer moves in.
What is your approach to lawn mowing and rubbish removal?
Both activities are a customer’s responsibility, and we make this clear in the tenancy agreements we use.
We may assist with lawn mowing and rubbish collection where customers fall ill, are hospitalised, or have mobility or other challenges.
How do you manage mould in your homes?
We live in a climate with high levels of moisture, making us particularly susceptible to mould. It’s something that many any landlords are faced with, and Kāinga Ora is no exception.
The health and wellbeing of our people and whānau living in our homes is top of mind for us, and we know that serious cases of mould can have detrimental impacts on a person’s health. We take action when mould is identified, and we encourage our customers to report any cases of mould to us, regardless of the cause or how much mould there is.
A lack of proper ventilation is the most common cause of mould, and we encourage our customers to open curtains and windows for short periods each day to let moisture-laden air out and fresh air in.
How often do you carry out property inspections?
All tenanted Kāinga Ora homes are inspected at least once a year to check the general condition of the home and property, ensure smoke alarms are functioning, and that everything works as it should.
In addition to annual health and safety inspections, all Kāinga Ora properties have an Asset Condition and Property Assessment (ACPA) once every four years.
The ACPA provides a nationally consistent view of the condition of our homes, helping us to better plan, prioritise and target future maintenance and improvement programmes.
Online resources
Uma na faafou le itulau: 27 October 2026