Understanding Retirement Villages and ORAs

For: Individuals considering moving into a retirement village.

Guide review recorded: 2026-06-12. This is the saved guide review date; later source access dates do not mean the guide was reviewed again.

Short Summary

Learn how Occupation Right Agreements (ORAs) differ from home ownership, including financial structures and resident rights.

Steps & Guidance

1
Understand ORA structure
You buy the right to occupy a unit, not the property itself. The operator retains ownership and structural control.
2
Examine the fees
Look closely at the Entry Payment, Deferred Management Fee (DMF), weekly service fees, and whether you share in capital gains/losses.
3
Read the Disclosure Statement
Review rules on maintenance responsibilities, transfer to care facilities, and repayment timeframes when you leave.
4
Obtain independent legal advice
This is a legal requirement in New Zealand before signing an ORA. Ensure your solicitor specialises in elder law.

Common Pitfalls to Avoid

Assuming you can easily sell the unit yourself (the operator manages the resale process).
Not understanding that weekly fees may continue after you vacate the unit.

Documents & Info to Prepare

Copies of the village's ORA and Disclosure Statement.
Written questions about care priority transfers within the village group.

Key Contacts

Retirement Commission

Detail: 0800 268 566

Visit Retirement Commission site

Recorded Evidence & Documents

These are the guide's saved evidence links. They may include official guidance, historical records, community sources or research captures. Recorded class and source dates do not establish current entitlement or independently verified guidance.