What was Tenancy Tribunal case 5225002 about?

The tribunal order states: An application for suppression has been made in this case, and the Tribunal

How much money was awarded in case 5225002?

Compensation: Curtains And Tracks: $700.00 awarded to landlord; Filing Fee: $27.00 awarded to landlord; Property Damage: $592.25 awarded to landlord; Property Damage: $478.59 awarded to landlord; Property Damage: $327.31 awarded to landlord; Rent Arrears: $12,120.00 awarded to landlord; Rubbish Removal: $4,508.00 awarded to landlord; Smoke Alarms: $126.50 awarded to landlord

What type of tenancy dispute was case 5225002?

The primary dispute was Rent arrears. Related themes: Property damage, Smoke alarms.

Where can I read the official tribunal order for case 5225002?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/11925552-Tribunal_Order_Redacted.pdf.

What was Tenancy Tribunal case 5225002 about?

The tribunal order states: An application for suppression has been made in this case, and the Tribunal

How much money was awarded in case 5225002?

Compensation: Curtains And Tracks: $700.00 awarded to landlord; Filing Fee: $27.00 awarded to landlord; Property Damage: $592.25 awarded to landlord; Property Damage: $478.59 awarded to landlord; Property Damage: $327.31 awarded to landlord; Rent Arrears: $12,120.00 awarded to landlord; Rubbish Removal: $4,508.00 awarded to landlord; Smoke Alarms: $126.50 awarded to landlord

What type of tenancy dispute was case 5225002?

The primary dispute was Rent arrears. Related themes: Property damage, Smoke alarms.

Where can I read the official tribunal order for case 5225002?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/11925552-Tribunal_Order_Redacted.pdf.

New Zealand Tenancy Tribunal Case 5225002 — Rent arrears

Reasons

Background

Claims and awards in Tenancy Tribunal application 5225002 — net $18,879.65 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears (includes rent in lieu of notice for abandonment	$12,120.00	Rent arrears (includes rent in lieu of notice for abandonment
Lock/key replacement	$592.25	Lock/key replacement
Repairs as detailed below, and rubbish removal	$4,508.00	Repairs as detailed below, and rubbish removal
Window repairs	$478.59	Window repairs
Replace toilet seat and smoke alarm	$126.50	Replace toilet seat and smoke alarm
Electrical fittings replacement/repair	$327.31	Electrical fittings replacement/repair
Compensation: Curtains and tracks	$700.00	Curtains and tracks
Filing fee reimbursement	$27.00	36. I will award $700.00.
Net award	$18,879.65
Total payable by Tenant to Landlord	$18,879.65

The periodic tenancy began on 14 October 2024.

The landlords received the bond ($2,960.00) and one week’s rent in advance, but the tenant quickly fell into rent arrears.

The bond money was applied to rent with the tenant’s consent.

The landlords began to receive complaints from neighbours about parties and anti-social behaviour at the property.

[Landlord 1] was unable to contact the tenant. She visited the property. The tenant was not there but other people were.

No rent payments were made after 2 December 2024.

In late February 2025, [Landlord 1] became aware that Ms Rangi had put a post on a Facebook community page that she had left the property and that everyone should come and “help themselves” to what was there.

[Landlord 1] arranged for a local contractor to secure the property.

The claim seeks rent arrears, change of locks, cleaning, rubbish removal, repairs, and replacement of chattels.

The hearing took place in [Event location suppressed] today, 3 June 2025. [Landlord 1] attended the hearing by phone with the Tribunal’s consent. There was no appearance by Ms Rangi.

The hearing proceeded in Ms Rangi’s absence. 1 Rent

A tenant who abandons the premises is liable for rent to the date that is 28 days from the date that the landlord discovered (or ought reasonably to have discovered) the abandonment. 2

[Landlord 1] suspected that the tenant had abandoned the premises, but it was not confirmed until her friend told her about Ms Rangi’s Facebook post.

The claim seeks rent arrears to 28 days from that date.

The claim is proven. Locks, cleaning, carpet cleaning, pest treatment, rubbish

At the end of the tenancy the tenant must remove all rubbish, return all keys, and leave the premises reasonably clean and tidy. 3 1 Section 92 Residential Tenancies Act 1986 (“RTA”) 2 Section 61(3)(a) RTA 3 Section 40(1)(e)(iii) RTA

The claim seeks the cost of general cleaning, carpet cleaning, pest treatment (cockroaches), and rubbish removal.

[Landlord 1] provided several photographs with her application, taken by her contractor.

The photographs carefully detail the damage to the premises, and they also show the rubbish, but there none of the photographs are relevant to the claim for cleaning, carpet cleaning, and pest treatment.

The standard required of tenants is “reasonably clean and tidy”. Because this is a subjective test, the Tribunal is heavily reliant on visual evidence (photographs or video) in cleaning claims.

The evidence available to me does not show that the tenant failed to leave the premises reasonably clean and tidy.

[Landlord 1] provided an entry inspection report and photographs. The entry report notes that there were “a few roaches as per photos”.

Again, there is not enough evidence to show that the cockroaches problem got significantly worse during this tenancy or that this was due to some breach by the tenant.

The claim for rubbish removal and disposal ($431.25) is proven, and is fair and reasonable. Damage

Tenants are liable for careless or intentional damage caused by themselves and by anyone who is at the premises with their consent. 4

[Landlord 1]’s evidence shows that there was substantial damage to the premises during this tenancy including: a. Numerous holes in walls and doors. b. Light fitting removed and damaged, light switch damaged. c. Broken window. d. All curtains and curtain rails removed. e. Shelf in kitchen removed. f. Kitchen cabinetry damaged. g. Locks added to doors without consent. h. Hole in exterior cladding. i. Missing window handles. 4 Section 49B RTA

All of the damage appears to be intentional damage. The tenant is liable for the cost of repairs.

The cost of repairs and painting (per an invoice from [Cleaning Company]) is proven and is fair and reasonable. This includes repairs to walls and doors, removal of locks, repairs to exterior cladding, etc.

The cost of electrical repairs is proven, per an invoice from [Electrical Company].

The cost of re-glazing is proven, per an invoice from [Window repair Company].

A toilet seat was damaged and the tenant removed the smoke alarm.

The cost of replacing the toilet seat and smoke alarm is proven, per an invoice from [Cleaning Company].

The landlord is not seeking exemplary damages for the removal of the smoke alarm.

[Landlord 1] was unable to provide an invoice for the replacement of the curtains and curtain rails. [Landlord 1] recalled that the cost was around $1,000.00, from [Curtain Company].

The photographs clearly show that curtains and rails were present throughout the house at the start of the tenancy and were missing at the end. The curtains were clean and appeared to be in relatively new condition at the start of the tenancy. The tenant is liable for the cost of replacing the curtains and curtain rails, but in the absence of evidence of actual replacement cost, the award of damages must be conservative.

I will award $700.00. Filing fee, name suppression

The landlords have been successful in this application and I will also award them the filing fee of $27.00. 5

Name suppression is granted to the landlords. 6

Claims and awards in Tenancy Tribunal application 5225002 — net $18,879.65 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears (includes rent in lieu of notice for abandonment	$12,120.00	Rent arrears (includes rent in lieu of notice for abandonment
Lock/key replacement	$592.25	Lock/key replacement
Repairs as detailed below, and rubbish removal	$4,508.00	Repairs as detailed below, and rubbish removal
Window repairs	$478.59	Window repairs
Replace toilet seat and smoke alarm	$126.50	Replace toilet seat and smoke alarm
Electrical fittings replacement/repair	$327.31	Electrical fittings replacement/repair
Compensation: Curtains and tracks	$700.00	Curtains and tracks
Filing fee reimbursement	$27.00	36. I will award $700.00.
Net award	$18,879.65
Total payable by Tenant to Landlord	$18,879.65

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the Landlord name and identifying details. 2.

Reasons

Background

The periodic tenancy began on 14 October 2024.
The landlords received the bond ($2,960.00) and one week’s rent in advance, but the tenant quickly fell into rent arrears.
The bond money was applied to rent with the tenant’s consent.
The landlords began to receive complaints from neighbours about parties and anti-social behaviour at the property.
[Landlord 1] was unable to contact the tenant. She visited the property. The tenant was not there but other people were.
No rent payments were made after 2 December 2024.
In late February 2025, [Landlord 1] became aware that Ms Rangi had put a post on a Facebook community page that she had left the property and that everyone should come and “help themselves” to what was there.
[Landlord 1] arranged for a local contractor to secure the property.
The claim seeks rent arrears, change of locks, cleaning, rubbish removal, repairs, and replacement of chattels.
The hearing took place in [Event location suppressed] today, 3 June 2025. [Landlord 1] attended the hearing by phone with the Tribunal’s consent. There was no appearance by Ms Rangi.
The hearing proceeded in Ms Rangi’s absence. 1 Rent
A tenant who abandons the premises is liable for rent to the date that is 28 days from the date that the landlord discovered (or ought reasonably to have discovered) the abandonment. 2
[Landlord 1] suspected that the tenant had abandoned the premises, but it was not confirmed until her friend told her about Ms Rangi’s Facebook post.
The claim seeks rent arrears to 28 days from that date.
The claim is proven. Locks, cleaning, carpet cleaning, pest treatment, rubbish
At the end of the tenancy the tenant must remove all rubbish, return all keys, and leave the premises reasonably clean and tidy. 3 1 Section 92 Residential Tenancies Act 1986 (“RTA”) 2 Section 61(3)(a) RTA 3 Section 40(1)(e)(iii) RTA
The claim seeks the cost of general cleaning, carpet cleaning, pest treatment (cockroaches), and rubbish removal.
[Landlord 1] provided several photographs with her application, taken by her contractor.
The photographs carefully detail the damage to the premises, and they also show the rubbish, but there none of the photographs are relevant to the claim for cleaning, carpet cleaning, and pest treatment.
The standard required of tenants is “reasonably clean and tidy”. Because this is a subjective test, the Tribunal is heavily reliant on visual evidence (photographs or video) in cleaning claims.
The evidence available to me does not show that the tenant failed to leave the premises reasonably clean and tidy.
[Landlord 1] provided an entry inspection report and photographs. The entry report notes that there were “a few roaches as per photos”.
Again, there is not enough evidence to show that the cockroaches problem got significantly worse during this tenancy or that this was due to some breach by the tenant.
The claim for rubbish removal and disposal ($431.25) is proven, and is fair and reasonable. Damage
Tenants are liable for careless or intentional damage caused by themselves and by anyone who is at the premises with their consent. 4
[Landlord 1]’s evidence shows that there was substantial damage to the premises during this tenancy including: a. Numerous holes in walls and doors. b. Light fitting removed and damaged, light switch damaged. c. Broken window. d. All curtains and curtain rails removed. e. Shelf in kitchen removed. f. Kitchen cabinetry damaged. g. Locks added to doors without consent. h. Hole in exterior cladding. i. Missing window handles. 4 Section 49B RTA
All of the damage appears to be intentional damage. The tenant is liable for the cost of repairs.
The cost of repairs and painting (per an invoice from [Cleaning Company]) is proven and is fair and reasonable. This includes repairs to walls and doors, removal of locks, repairs to exterior cladding, etc.
The cost of electrical repairs is proven, per an invoice from [Electrical Company].
The cost of re-glazing is proven, per an invoice from [Window repair Company].
A toilet seat was damaged and the tenant removed the smoke alarm.
The cost of replacing the toilet seat and smoke alarm is proven, per an invoice from [Cleaning Company].
The landlord is not seeking exemplary damages for the removal of the smoke alarm.
[Landlord 1] was unable to provide an invoice for the replacement of the curtains and curtain rails. [Landlord 1] recalled that the cost was around $1,000.00, from [Curtain Company].
The photographs clearly show that curtains and rails were present throughout the house at the start of the tenancy and were missing at the end. The curtains were clean and appeared to be in relatively new condition at the start of the tenancy. The tenant is liable for the cost of replacing the curtains and curtain rails, but in the absence of evidence of actual replacement cost, the award of damages must be conservative.
I will award $700.00. Filing fee, name suppression
The landlords have been successful in this application and I will also award them the filing fee of $27.00. 5
Name suppression is granted to the landlords. 6

Tenancy Tribunal case 5225002 — Rent arrears

At a glance

Tenancy Tribunal case 5225002 — Rent arrears

At a glance

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions