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Learn the tax rules for rental income, from deductions and GST to interest deductibility and brightline tests.

TAX  •  13 FEBRUARY 2026  •  4 MIN READ

How tax works for rental income in New Zealand

The moment rent starts hitting your account, it also enters the tax system. Knowing how these two worlds connect is what separates confident landlords from confused ones. 

New Zealand's property tax system isn't designed to be intimidating, yet the details can get tricky. The good news is once you understand the basics, it becomes much easier to stay on top of things and keep more of what you earn.

Understanding how much you get taxed on rental income makes it easier to manage your investment confidently and avoid surprises when it's time to file.

How rental income is taxed (and how much you'll pay)

In New Zealand, the tax on rental income depends on who owns the property.

If the property is owned by an individual

Rental income is taxed at the owner's marginal tax rate, as part of their annual income tax return. If the property is jointly owned, each owner returns their share of the rental income and expenses.

Rental profit (or loss) is part of the company's income and is taxed at the company tax rate (currently 28%). 

Rental profits form part of the trust's income. Broadly speaking, the tax amount depends on whether income is retained by the trust or distributed. For trustee-retained income, the trustee tax rate is 33% when trustee income is $10,000 or less, and 39% when it's more than $10,000 (with some exceptions). If the income is distributed to beneficiaries, it’s taxed at their personal tax rate.

If you're a New Zealand tax resident, you're generally taxed in NZ on your worldwide income, which can include rental income. 

If you're non-resident for New Zealand tax purposes, your NZ-sourced rental income is still taxable in NZ, and you'll generally need to declare it in a NZ return and keep records for expenses. 

You may be able to claim relief to avoid double taxation through a double tax agreement, depending on your situation and the relevant treaty.

Important: Non-resident withholding tax (NRWT) does not apply to the rent you receive. However, if you have a mortgage with an overseas lender, NRWT or Approved Issuer Levy (AIL) may apply to the interest paid on that loan.

GST treatment depends on whether the property is residential or commercial, and how it is used. 

A common question landlords ask is “does rent include GST?” and for long-term rentals, the answer is no because this type of rent is GST-exempt. This means you do not charge GST on the rent you receive. You also can't claim GST on expenses related to providing that residential rent. This applies to standard tenancy arrangements where someone lives in the property as their home. 

If you provide short-stay accommodation such as Airbnb, Bookabach, or serviced accommodation, this is treated differently from long-term renting. 

This type of activity is considered a taxable supply for GST purposes. If your total turnover from all taxable activities exceeds $60,000 in any 12-month period, you must register for GST. 

The platform you use to list the property may be required to collect and return GST to IRD on your behalf. You can read more about it in our article about GST and digital marketplaces. 

Commercial property rentals (e.g. offices, shops, warehouses) are generally GST-taxable if the owner is GST-registered. In that case, you charge GST on the rent and claim GST on related expenses. When seling the property to another GST-registered person for a taxable activity, the sale can be zero-rated for GST.

Every property costs money to run, but not every cost counts when it comes to tax. The IRD only lets you claim expenses that are directly related to earning rental income. It's quite simple - you can deduct what keeps your property running, not what improves its value. 

Think of deductible expenses as the daily running costs of being a landlord. You can generally claim:

Maintenance and repairs that keep the property in the same condition.

Insurance, rates, and body corporate fees.

Property management and accounting costs, including preparing your tax return.

Loan interests, if it's for the rental (and within the current deductibility rules).

Depreciation on chattels (carpets, appliances, or furniture that wear out over time).

You can't deduct anything that makes the property better than it was before as they are considered improvements. Renovating a bathroom, building a deck, or replacing an entire fence are examples of capital work. They add long-term value, so they're treated differently for tax. (You may still be able to claim depreciation, so please discuss it with your accountant).

If it restores or repairs, it's usually deductible.

If it upgrades or extends, it's capital. 

When in doubt, note what changed and why. Those often help your accountant or the IRD if questions come up later.

Most disputes around rental property deductions come down to evidence. Keeping receipts, invoices, and brief descriptions of each expense makes it far easier to prove what you've claimed. A tidy paper trail can be the difference between a smooth return and an IRD query.

When you borrow to buy or improve a rental property, the interest you pay on that loan is usually tax-deductible. The rules have changed several times in the past, but they are now stabilising. 

From 1 April 2025, most landlords can claim 100% of their interest costs as a deduction. This follows several years of phased deductions, which were reduced under earlier housing tax reforms. 

There are some exceptions. You can't claim interest on:

Loans for your main home, even if you rent out a room.

Properties owned through entities that don't primarily hold residential land.

Certain mixed-use assets that are used partly for private purposes. 

Keeping loan and usage records is important, since IRD checks how funds are used. 

If you sell a residential property within a set period, you may have to pay income tax on any gain. This is known as the bright-line test, and it currently applies if you sell within 10 years of purchase (for new builds, the bright-line period is 2 years).

If the sale is taxable under this rule, you may be able to claim back interest that wasn't previously deductible while you owned the property. 

The bright-line test is designed to identify short-term property speculation. It's one of the most important areas where interest deductibility and property tax rules overlap. 

Sometimes your rental expenses, such as mortgage interest, maintenance, or property management fees, can exceed your rental income, creating a loss. In the past, landlords could offset these losses against other income such as salary or business earnings to reduce their total tax bill. 

That changed with the introduction of the loss ring-fencing rule. Today, if you make a loss from your rental property, you can't use it to reduce tax on your other income. Instead, the loss is "ring-fenced," meaning it's carried forward and can only be used to offset future rental profits or taxable property gains. 

This rule is designed to prevent property investors from using rental losses to lower their income tax from unrelated work or business activities. It doesn't mean the loss is gone. It simply delays when you can use it. 

For example, if you made a $10,000 rental loss this year, you can't claim it against your salary now. But next year, if your rental makes a $15,000 profit, you can use the $10,000 carried-forward loss to reduce your taxable rental income to $5,000. 

If you own multiple rental properties, losses and profits across them are combined, so the total result is what determines how much can be carried forward. 

At the end of each tax year, landlords must file a rental property tax return declaring all income and expenses. Supporting records must be kept for seven years. 

It's worth consulting an accountant to help you stay compliant, avoid common mistakes, and identify deductions you might otherwise miss.

Understanding how tax on rental property works doesn't have to feel daunting. Think of it as learning the framework that supports your investment. When you stay organised and ask questions early, tax becomes another tool for managing your rental and not a source of worry.

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Finding the right business accountant is not easy. In this blog, we'll explain how to find the right accountant for your small business. 

BUSINESS ADVICE  •  2 JANUARY 2026  •  7 MIN READ

A practical guide to finding the right accountant in New Zealand, including what they actually do, how much they cost, and what to look for before choosing.

How to Find the Right Business Accountant

Maybe you’ve just started a small business and are thinking about hiring an accountant. Or you may have been in the business for a while and feel ready to hire a professional. Finding the right accountant for your small business is not easy.

Considering a lot of small businesses are on a tight budget, the cost of hiring external help is always an important consideration. However, a good accountant for small businesses acts as a financial and business adviser in ways you might not expect.

How to find the right small business accountant

A good accountant provides essential support for your business. While compliance is part of the job (and the most well-known part), it's rarely the full picture. 

Most accountants provide support in the following areas:

Accountants handle essential compliance work such as preparing tax returns, filing accounts with Inland Revenue, ensuring GST submissions are accurate, and managing any other tax obligations.

Accountants identify legitimate tax minimisation opportunities in line with current legislation. They advise on structure, remuneration, dividends, and other tax considerations to ensure decisions are made with clarity and understanding.

Beyond compliance, accountants can turn financial data into meaningful reports that show how the business is performing throughout the year. This often includes profitability, margins, cash flow and trends, with a focus on explaining what the numbers mean in practical terms.

Accountants also support forward-planning, whether that’s budgeting and cash flow forecasting or assessing the financial impact of growth decisions such as hiring, expansion, or pricing changes. Data-led professional advice helps businesses plan with confidence.

Many businesses use accounting software like Xero or QuickBooks. Accountants can help set systems up correctly, ensure data is reliable, and resolve issues or discrepancies when things don't line up.

Accountants often act as a sounding board as questions arise throughout the year. This support helps business owners make informed decisions and stay on top of their obligations.

When is the right time to get an accountant?

There's no single moment that applies to every business, but certain milestones often trigger the need for support.

Starting a business or changing structure: Setting things up correctly from the outset helps avoid problems later. An accountant can advise on business structure, registration requirements, and ongoing obligations. 

Business growth or increased complexity: Growth often brings new challenges. As complexity increases, so does the risk of errors without proper support. Accountants can support you through these changes such as when you're hiring staff, opening and operating new locations, or dealing with different currencies.

GST registration: GST adds another layer of reporting and record-keeping. Many businesses that haven’t worked with an accountant previously may choose to at this stage to ensure they’re compliant.

Dealing with the IRD or upcoming deadlines: If tax deadlines or a letter from the IRD causes stress or uncertainty, that's usually an indicator you need external support.

Applying for finance or investment: Preparing for loans, investment, or buying or selling a business requires clear, credible financial information. Accountants play a key role in getting everything in order and presenting the business accurately.

It’s also worth considering how much time you’re currently spending on accounting-related tasks compared to your hourly pay. If your hourly rate is $100 and you spend 10 hours a month on accounting tasks, you’re losing $1000 per month at a minimum. If an accountant takes on that work, you’ll likely pay a lot less, and you’ve gained 10 hours that you can use for something else, whether that’s generating more revenue or having some extra downtime.

Tips for finding the right accountant for your business

Not all accountants work in the same way. Finding the right accountant comes down to how well they support you and your business.

Your accountant should be able to explain complex issues in plain terms so decisions are easier to make. 

Tax rules and reporting requirements change regularly. A good accountant keeps up with these changes and flags what's relevant to your business. 

Response times and availability can make a significant difference. Knowing when and how you can get support is often more important than meeting face to face. Waiting weeks for answers can hold your business back.

Many modern accountants use cloud-based systems, making professional support accessible without a local office or in-person meetings. The most important thing is that your accountant works as a trusted partner, not just a service provider.

Your accountant sees sensitive financial information, so trust is essential. A good accountant acts with integrity, providing honest advice and safeguarding your business’s information at every stage.

Key questions to ask or consider when choosing an accountant

What does the year-end process look like?

How do you help clients minimise tax and plan ahead?

What services are included vs optional add-ons?

What level of ongoing support can I expect?

These questions reveal how an accountant actually works, rather than just what services they offer.

Accounting costs and what affects the price

The cost of an accountant in New Zealand depends on your business and the support you’re after. For example, a sole trader with one client and minimal transactions will pay much less than a larger company with employees, stock and more complex reporting.

At the lower end, micro businesses that only want income tax support may only pay a few hundred dollars per year. Small to medium-sized businesses typically pay around $2000 - $5000 per entity per year, either as a fixed monthly rate or an hourly charge.

Timing (seeking help right before a deadline can increase fees)

Experience and qualifications (Chartered accountants often charge more)

Location, with higher fees often seen in larger cities (due to larger overheads)

When assessing the cost of an accountant, value matters more than finding the lowest price. Remember, accounting fees are also tax-deductible, so the cost is partially offset. A good accountant who also works as a trusted business advisor is worth their weight in gold.

Some very small or simple businesses manage their own accounts at the start. That can work for a time, but as the business grows, obligations increase and decisions carry more weight. Professional support becomes increasingly important. 

For many businesses, an accountant becomes a long-term partner rather than a one-off resource. By working with an accountant year-round you get clearer visibility on your numbers and can make data-driven decisions.

Beany works with New Zealand businesses that want modern accounting support without relying on traditional physical offices. The focus is on compliance, clarity, and ongoing guidance that helps business owners understand their numbers and make better decisions. 

If you're exploring your options or thinking about switching accountants, a conversation can help you work out what level of support makes sense for your business, without pressure or commitment. Get in touch or book a free consultation to discuss your accounting requirements.

How to find the right accountant for your business

Business advice

A practical guide for New Zealand businesses on filing income tax returns, key deadlines, and what's required.

TAX  •  2 FEBRUARY 2026  •  9 MIN READ

A practical guide for New Zealand businesses on filing income tax returns, key deadlines, and what to include. For companies, sole traders, and partnerships.

How to File Income Tax Returns in New Zealand

Whether you’re a sole trader, run a company or manage multiple income streams, tax time can feel like a drag. We’re here to help you understand your obligations and approach tax season with confidence.

This guide will walk you through what you need to lodge a return, important deadlines, how to get help and what to do if you’re not sure where to start.

If you're running a business, you need to file a tax return even if you haven’t made a profit or weren’t actively trading for part of the year.

The type of return you need to file depends on your business structure:

Sole traders: File an individual income tax return that includes both personal and business income.

Companies: File a company income tax return and pay tax on profits at the company tax rate.

Partnerships: File a partnership return, and each partner reports their share of income in their own individual return. 

Trusts: File a trust income tax return, and beneficiaries include any income received from the trust in their personal returns.

Individuals need to file a return if they earn income that is not fully taxed at the source. This commonly applies if you are self-employed, receive income from a partnership or trust, earn rental or investment income, or have overseas income that needs to be declared.

Filing a tax return allows the IRD  to calculate your final tax position, taking into account all income, deductions, and eligible tax credits.

Key deadlines for filing your income tax return

The standard New Zealand financial year runs from 1 April to 31 March. Once the tax year ends, individuals and businesses need time to finalise their records and file the required returns with the IRD. 

The standard filing deadline is 7 July. This is typically applicable to individuals and businesses filing their own returns.

If you are linked to a registered tax agent or accountant and are eligible for extension of time (EOT), you may have a later filing date. However, extensions are not automatic and depend on your compliance history with the IRD. 

With an approved EOT, the filing deadline is 31 March of the year following the financial year (essentially 12 months after year-end).

The purpose of the extension is not only to give businesses more time and flexibility to get their information to their accountant, but also helps spread the workload for accountants/tax agencies and avoid system bottlenecks with the IRD from everyone filing at the same time.

If you're unsure which deadline applies to you, it's best to confirm your status with your accountant or Inland Revenue so you can plan ahead and avoid penalties. 

Missing tax deadlines can lead to penalties and interest on unpaid tax.

The IRD may charge late filing penalties, and if you have tax to pay, interest can apply from the original due date of your return (not from the date you file).

If you realise you've missed a deadline, it's vital to act quickly. Filing your return as soon as possible can reduce penalties and shows the IRD that you're making an effort to get back on track. 

If you’re unable to pay your tax by the due date, contact the IRD to discuss your options. In many cases, a payment plan can be set up to help manage cash flow and avoid further enforcement action. 

Information you need to file your tax return 

Being prepared for year-end can make tax time far less stressful. The information you need will depend on the type of return you’re filing.

For businesses, you’ll need the following:

Business details e.g. IRD number and entity info

Bank statements for all business accounts

Income records, including invoices and sales summaries

Other relevant info, such as loan or finance documents

For individual/personal tax returns, you’ll need the following:

Income details from all sources - salary and wages, business or contracting income, partnership or trust income, rental income, overseas income, and investment income

Records of claimable expenses and deductions (where applicable)

Loan statements (if you are claiming interest)

When filing your income tax return, you can claim most business-related expenses.

The golden rule is that the expense must be directly related to earning your business income.

Interest on borrowing money for the business

Work-related mobile phones and phone bills

The rules around deductions can be nuanced, especially where costs are partly personal and partly business-related. An accountant can help ensure deductions are claimed correctly and that you're not missing anything you're entitled to while staying compliant with IRD requirements. 

Learn more: Beany’s guide to business expenses

There are a few ways to file your income tax return in New Zealand, depending on how comfortable you are managing tax yourself and how complex your situation is. The right option often comes down to time, confidence, and the level of support you need.

You can file your return directly with the IRD using myIR. This option may suit individuals with straightforward income and deductions. However, DIY-filing can increase the risk of missed deductions or errors, particularly if you have multiple income streams or business activity.

Working with a registered accountant or tax agent in your area gives you professional support and advice tailored to your situation. This is ideal if you have time to get in-person help.

An online accountant offers the same professional support with added convenience. Meetings, document sharing, and communication happen online, which suits business owners who already use cloud accounting tools such as Xero or MYOB. With fewer overheads than traditional firms, online accounting can also be a more cost-effective option.

Regardless of the option you choose, you'll need to gather your income details, expense records, and supporting documents (as outlined further up).

If you file yourself, follow the information in myIR. Some questions might be pre-filled from info the IRD has received from any employer, bank, investment platform etc…

If you use a registered tax agent, they’ll have a questionnaire you complete which enables them to complete your return(s).

At Beany, our online questionnaire guides you through the process with explanations and space for you to attach any relevant documentation where needed. If you’re using Xero, it’s even quicker as some of our questionnaire is integrated with your Xero file so the data feeds through, reducing the amount of questions you need to answer.

What happens after submitting your information for your tax return?

If you file yourself through myIR, the IRD will process the return and let you know whether you have tax to pay or are due a refund. 

If you work with an accountant or tax agent, they will review your information, prepare your return, and may also produce supporting accounts or reports. If anything needs clarification, they'll get in touch before finalising and filing the return on your behalf.

How long your income tax return takes to be processed can vary depending on the time of year and how complete your information is when it's submitted. 

During peak periods, returns can take longer as accountants and the IRD are handling a high volume of returns (an average of 8-14 weeks, compared to 4-6 during off-peak periods). If additional information or clarification is required, this can also extend the timeframe.

Submitting complete and accurate information early can help avoid delays and make it possible to plan for tax payments and actually make use of the financial statements for business decision-making.

Once the IRD has finalised your income tax return, they will issue a notice confirming whether you have tax to pay or are due a refund. 

If you're entitled to a refund, the IRD will deposit the amount directly into your nominated bank account. 

If you have tax to pay, the IRD will issue a notice outlining the amount due and the payment date. If paying the full amount by the due date will be difficult, it's important to contact the IRD early. In many cases, a payment plan can be set up to help you manage cash flow and avoid additional penalties or interest.

A little preparation throughout the year can make a big difference when it comes time to file your tax return. Staying organised reduces stress, saves time, and can help ensure nothing is missed. 

Keep digital records as you go: Store receipts, invoices, and documents electronically rather than leaving everything until year-end. This makes it easier to track expenses and reduces the risk of lost records. 

Reconcile accounts regularly: Keeping your bank accounts and credit cards up to date helps avoid a backlog of transactions and makes your numbers more reliable. 

Work with an accountant year-round: An accountant can help with more than just tax returns. Ongoing support with budgeting, forecasting, and tax planning can prevent surprises later. 

Set aside money for tax: Keeping tax savings in a separate bank account can make upcoming payments easier to manage and reduce the temptation to spend funds that will be owed to the IRD.

What are my tax obligations as a business owner?

Your tax obligations depend on your business structure, the type of income you earn, and whether you are registered for GST or employ staff. Common obligations can include income tax, GST, PAYE for employees, and other taxes depending on your circumstances. 

We recommend seeking professional advice to ensure you meet all compliance requirements.

What do I file if I haven’t made any money this year?

If you’ve incurred a loss
If your business has made a loss, filing a return allows the loss to be carried forward and offset against future profits, provided certain conditions are met.

If you weren’t trading
If you were registered but not trading, you may still need to file a nil return to remain compliant and keep your records up to date with the IRD.

If you realise you've missed information, you can usually amend your return through myIR or with the help of your accountant. If you’ve forgotten something that the IRD will be able to track back to you, it’s generally better to correct errors early, as penalties may apply if the IRD discover the error first.

In New Zealand, many taxpayers pay income tax through provisional tax, which involves paying instalments towards the expected annual tax liability. This helps spread payments across the year rather than facing a single large bill. The amount and timing depend on your income level and business structure. If you've overpaid, you'll then get a refund. If you've underpaid you'll need to make a balancing payment (known as terminal tax).

We work with business owners across New Zealand to make filing your income tax return easier. Book a call or get in touch to discuss your accounting requirements and explore how we can support your business.

 Filing income tax returns in New Zealand

Be ready for year-end with our EOFY preparation checklist.

TAX  •  2 FEBRUARY 2026  •  5 MIN READ

A practical EOFY preparation checklist for New Zealand businesses to organise finances, reduce tax risk, and file with confidence. 

Year-End Preparation for New Zealand Business Owners

Preparing for year-end isn't just about closing the books. It also sets the clock ticking on filing and tax obligations.

To help you prepare, we've put together a checklist of key areas that are worth reviewing before the financial year comes to a close.

As you approach year-end, your bookkeeping should be fully up to date. Check that all sales invoices for the year have been raised and all expenses have been accurately recorded.​

This means reconciling bank accounts, ensuring receipts are uploaded or attached, and checking that transactions are categorised correctly. Incomplete records can destroy your profit figure and create delays when accounts are being prepared.

Outstanding invoices count as income, even if the cash has not arrived. At EOFY, this can quietly inflate profit and tax. 

This is the point to assess whether outstanding debts are genuinely recoverable. If a customer has gone quiet, is in financial trouble, or has shown no progress despite follow-up, it may no longer be appropriate to treat that invoice as income. 

Would you still expect to collect this in six months?

Is this a genuine receivable or simply optimism?

Bad debts usually need to be written off before EOFY to be deductible. Waiting until later can mean paying tax on income you never receive. 