Understanding Cross-Leases
5 May 2025

Understanding Cross-Leases

Introduction

 

Cross-lease properties were created as an innovative workaround to avoid strict subdivisions laws of the past. While once a practical solution, as land development and subdivision opportunities have progressed this form of ownership has led to complications not contemplated at that time for property owners; particularly when, it comes to modifications, consent requirements, and shared responsibilities.

 

Prevalent in Auckland, cross-lease properties can be complex and restrictive, often leading to disputes between co-owners. Given the legal intricacies involved, it is essential to seek legal advice before purchasing or making changes to a cross-lease property to avoid unexpected complications.


Key Features of a Cross-Lease


  • A cross-lease property will usually have two or more dwellings (flats) situated on one piece of freehold land. Accordingly, ownership of a cross-lease title grants both a freehold interest in the underlying land which a flat is built on and a leasehold interest in the flat. 


  • The cross-lease title holders collectively become the lessor and lease each of the flats to the title holder as individual lessees. The details of this arrangement are recorded in a lease instrument (cross-lease) registered on each of the cross-lease titles. 


  • The cross-lease will contain rules, rights, and obligations affecting both the lessor and lessee. Amongst the terms of the cross-lease, there will often be a requirement for the lessee to seek the consent of the lessor prior to any additions, alterations, or renovations to their flat. 


  • The cross-lease can also record the grant of an exclusive right of enjoyment over certain areas of the freehold land to a lessee (to the exclusion of the other lessee’s) and set aside areas, typically driveways, as common use areas subject to joint maintenance. 


Accordingly, careful review and understanding of how the property’s cross-lease operates is critical if you are thinking of purchasing a cross-lease property or commencing any alteration or renovation works to your cross-lease property.

 

The Court of Appeal’s decision in Turner v Goldsbury last year serves as a reminder of the importance in the need to understand the fundamental features of a cross-lease title and, by extension, the rights and obligations acquired with this form of land ownership.


The Facts of Turner v Goldsbury

 

The Turners are the owners of a coastal cross-lease property. The property was in a state of disrepair, exacerbated by flooding caused by the 2018 storm surges. Accordingly, the Turners sought to demolish and replace their existing flat to mitigate the property's coastal inundation risk.


They relied on a provision in their cross-lease that allowed for structural alterations to their flat, provided each flat owner’s consent was obtained, with consent not to be unreasonably withheld. This is a common condition in most cross-leases. The Turners managed to obtain the consent of the majority of the other flat owners but failed to secure the consent of the Goldsburys. This, ultimately, led to over half a decade of arbitration and ongoing litigation.


The court decision highlights that there is no concrete answer as to what will be considered acting “unreasonably” or whether a clause granting a right to “alter” a flat inherently grants a right to demolish and build a replacement flat. What is certain is that each case will be determined on a case-by-case basis and will require an analysis of the facts.


Furthermore, despite substantial evidence showing that the Goldsbury’s were deliberately being difficult and unneighbourly, the court found that their decision to withhold consent was not considered unreasonable as there were legitimate concerns and legal considerations behind their decision. A key consideration was the fact that there were substantial differences between the existing flat and the proposed new structure.

 

Lessons to Take

 

This decision reiterates the importance of obtaining legal advice to understand the rules, obligations, and limits of a cross-lease. These matters can be addressed early on by completing thorough due diligence before acquiring a cross-lease property. If you are thinking of purchasing a cross-lease property, it is vital to consider your future intentions for the property and whether the cross-lease will hinder these plans. A detailed review of the cross-lease and title by an experienced lawyer is essential to ensure alignment with your objectives.


The decision also underscores that any ambiguity in the lease can be leveraged as a roadblock to development. An often-overlooked aspect is that a key attraction of cross-lease properties is their ability to maintain the integrity of an existing development, preventing immediate neighbours from undertaking substantial high-density redevelopments.



If you are considering acquiring or selling a cross-lease property, planning to make renovations to your cross-lease property, or looking to convert your cross-lease title to a freehold title, our team is ready to assist you.

8 April 2026
Monique Mackie is a Special Counsel in the Private Client, Trusts, Estate Planning & Asset Protection team at Glaister Keegan. She has over twenty years’ experience practising in the area of Trusts and Personal Asset Planning. Prior to specialising in this area of practice, she also worked in the tax team of a large New Zealand law firm. This experience allows Monique to bring an understanding of structuring and commercial considerations when advising clients. Monique prides herself on being approachable, caring and professional while providing expert legal advice on such an important area of law for individuals and families.  Frank Chan is a Senior Associate in the Private Client, Trusts, Estate Planning & Asset Protection team at Glaister Keegan. Frank has built a diverse legal career spanning residential and commercial property, trusts, wills, estates, and banking and finance law. Over the years, Frank has had the privilege of advising families, small‑to‑medium businesses, family trusts, estates, property developers, and financial institutions. He takes pride in offering practical, effective legal advice that empowers clients to achieve their goals, whatever they may be.
8 April 2026
Several changes impacting on employer/employee relationships have been introduced under the Employment Relations Amendment Act 2026 with effect from 21 February 2026. New Remuneration Threshhold for Unjustified Dismissal Claims: A new provision has been implemented whereby employees earning more than $200,000 per year will no longer be able to raise a personal grievance for unjustified dismissal, or unjustified disadvantage relating to the dismissal. It is necessary to be aware that the $200,000 annual income threshold is based on total remuneration - this includes not only salary but also bonuses, commissions, share-related benefits and other allowances actually paid in the year before dismissal. Employers are no longer required to comply with the usual unfair dismissal procedures, such as providing reasons or following good faith obligations, when dismissing high earner employees. Those employees do still retain rights to bring grievances on other grounds (eg discrimination, harassment, etc). On a practical level, there is a transition period of 12 months for current employees, before the change takes effect, and even after that initial period the threshold does not automatically override existing terms and policies in employment agreements. The Act does allow parties to opt out of the new provisions. Action: Employers and employees affected by the changes should look to renegotiate the terms of their employment agreements before the end of the transition period if appropriate. Unless there are specific provisions imposing obligations on the employer to follow a fair and reasonable process and have justifiable reason for termination, the employee will be subject to termination at will. It is however still possible for parties to opt out of the new sections under the Act and to allow an employee to retain the right to claim unjustifiable dismissal. Another option is to look at an extended notice period so an employee will have a reasonable time in which to look for a new job. Changes to Justification for Dismissals and Reduction in Remedies: The new law introduces stronger consequences where an employee’s conduct has contributed to a personal grievance. The amendments provide that contributory conduct can significantly reduce or eliminate remedies that were commonly previously awarded. Minor procedural defects will no longer automatically result in a dismissal being unjustified, unless the defects result in unfair treatment. If an employee’s own behaviour contributed to the situation, for example misconduct, dishonesty, or refusal to obey reasonable instructions, the compensation which might be awarded may be reduced by up to 100%. Where the actions of the employee amounted to serious misconduct then the Employment Relations Authority or Employment Court will not award any remedy at all. Contractor v Employee – New “Gateway” Test: The amendment aims to provide more upfront certainty for employers and workers to determine whether they are a contractor or an employee. The historical position has been that Courts (or the Employment Relations Authority) looked at the real nature of the working relationship between the parties to determine the worker’s status. The Employment Relations Act now sets out prescribed criteria that, if met, will recognise a worker as a specified contractor and exclude them from the definition of an employee. The key criteria are: There is a written agreement specifying that the worker is an Independent Contractor (or not an employee); The worker is not restricted from performing work for others; The worker is not under control as to how and when the work is done, or is allowed to sub-contract the work; The business/employer cannot terminate the arrangement if the worker turns down additional work; The worker had a reasonable opportunity to seek independent advice before entering into the agreement. If any of the gateway test criteria are not met, the existing common law test of employment status will still be used. Conclusion – Action: In light of the changes which have been introduced it will be important to review and amend terms of existing employment agreements, particularly for employees on or approaching the high threshhold remuneration level, within the next 12 months. When entering into a new arrangement to engage a worker or to undertake work, consider whether the criteria are met to be defined as an independent contractor rather than employer.  When actions or conduct of an employee bring disciplinary action into consideration, take into account whether the employee’s behaviour is of such a level that it may impact on the justification for dismissal.
8 April 2026
The Circumstances Wimax New Zealand Limited (“Wimax”) and the Fuge family (“the Fuges”) own properties that share a common driveway on land owned by Wimax, which is subject to a right of way in favour of the Fuges. The right of way area is about 6.2 metres wide. A sealed driveway was formed on the right of way in the early 1960s, which does not take up the right of way’s entire width. An easement instrument was registered in 1964 and was updated in 2017 without making any changes to the right of way area itself. A number of historical structures owned by Wimax encroached on the right of way area, but not on the sealed driveway. In 2018, the Fuges discovered this fact and requested that Wimax remove them. Wimax declined to do so, and the dispute was referred to arbitration. The Dispute It was agreed that for the Fuges to have a cause of action for nuisance, Wimax’s structures needed to substantially interfere with the Fuges’ use the right of way for its intended purpose. It was also agreed that neither the Fuges nor the previous owners of their land had any difficulties in using the sealed driveway to access their property, despite the encroachment of the structures on the right of way area. The arbitrator found in favour of Wimax, but on appeal the High Court found in favour of the Fuges. Both parties took the matter to the Court of Appeal. At the Court of Appeal the judge noted that the arguments between the parties had evolved into a question of whether the Fuges were entitled to succeed in a claim for nuisance in circumstances where Wimax’s structures did not interfere with the current use of the right of way, but might impact the Fuges’ possible future plans to develop their property (the Fuges argued that the presence of Wimax’s structures would prevent a widening of the sealed driveway). The Court of Appeal reversed the High Court’s decision, finding that the Fuges would only have a cause of action in nuisance if Wimax’s structures: (a) substantially interfered with the Fuges’ use of the right of way, and (b) interfered with the Fuges’s use of the right of way at the time of the offending action . Since neither of the above applied, the Court of Appeal reversed the High Court’s decision and found in favour of Wimax. The Fuges have appealed to the Supreme Court, who will address the question of whether it is necessary to decide the issue by reference to the Fuges’ present requirements, and not the “reasonable possibility of future development.” The Supreme Court heard the appeal on 17 February 2026, but as at the time of writing has yet to issue its judgment. Takeaways The mere presence of the structures on the easement area, even though they were found not to interfere with the neighbours’ easement rights, has led to lengthy and costly litigation and has no doubt degraded the relationship between the neighbours. The Court of Appeal emphasised that its analysis of whether there was substantial interference with the Fuges’ use and enjoyment of the right of way was one of “fact and degree” – in other words, something not necessarily cut-and-dried or immediately obvious to everyone involved. Although Wimax was successful at the Court of Appeal and may still prevail at the Supreme Court, it would be prudent for landowners to avoid encroachments on easement areas, where possible. If you have land that is either burdened by, or has the benefit of, a right of way or any other type of easement, it is vital that you understand its terms, your rights, and your obligations. Talk to the Property Team at Glaister Keegan if you have any questions or concerns about your own property.
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