What was Tenancy Tribunal case 5235131 about?

The tribunal order states: The Tribunal orders suppression of the Tenants’ names and identifying details.

How much money was awarded in case 5235131?

Cleaning: $1,173.00 awarded to landlord; Filing Fee: $27.00 awarded to landlord; Property Damage: $4,400.00 awarded to landlord; Property Damage: $1,200.00 awarded to landlord; Water Rates: $816.51 awarded to landlord

What type of tenancy dispute was case 5235131?

The primary dispute was Property damage. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5235131?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12692459-Tribunal_Order_Redacted.pdf.

What was Tenancy Tribunal case 5235131 about?

The tribunal order states: The Tribunal orders suppression of the Tenants’ names and identifying details.

How much money was awarded in case 5235131?

Cleaning: $1,173.00 awarded to landlord; Filing Fee: $27.00 awarded to landlord; Property Damage: $4,400.00 awarded to landlord; Property Damage: $1,200.00 awarded to landlord; Water Rates: $816.51 awarded to landlord

What type of tenancy dispute was case 5235131?

The primary dispute was Property damage. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5235131?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12692459-Tribunal_Order_Redacted.pdf.

New Zealand Tenancy Tribunal Case 5235131 — Property damage

Claims and awards in Tenancy Tribunal application 5235131 — net $7,616.51 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Water rates	$816.51	Water rates
Insurance excess for damage	$4,400.00	Insurance excess for damage
Cleaning	$1,173.00	Cleaning
Carpet replacement excess	$1,200.00	Carpet replacement excess
Filing fee reimbursement	$27.00	Filing fee reimbursement
Net award	$7,616.51
Total payable by Tenant to Landlord	$7,616.51

Order

The Tribunal orders suppression of the Tenants’ names and identifying details.
[The tenant/s] owe Barfoot & Thompson Limited As Agent For Brandon Tieu $7,616.51, calculated as shown in the table below.

The tenants must pay the debt of $7,616.51 in order 2 at the rate of $100.00 per week.
The first payment must be made on Monday 17 November 2025 and payments must continue every Monday until the debt is paid in full.
If the tenants fail to make any payment within 2 working days of the due date, the balance of the debt owing will be payable immediately and can be enforced through the District Court.

Reasons

This matter relates to a tenancy which commenced on 2 September 2023 and ended on 21 April 2025. The weekly rent was $1,020.00, and there was a bond of $3,960.00. The tenants were [The tenant/s]. The tenancy was managed by Barfoot & Thompson.
The landlord filed an application after the tenancy ended, seeking orders for: • Rent arrears of $3,070.00 • Water rates of $977.94 • Cleaning costs of $1,173.00 • Compensation for damage to the premises totalling $11,925.50 (based on multiple insurance excess charges of $550.00 per damage event) • Refund of the bond • Reimbursement of the filing fee
A hearing was held on 4 November 2025. The landlord’s agent appeared in person. [Tenant 1] attended via teleconference. The other two named tenants, [Tenants 2 and 3], did not attend. Updated Claim Summary
The landlord confirmed that the full bond of $3,960.00 had since been refunded to them. This sum has: • Covered all rent arrears ($3,798.57), and • Credited $161.43 towards the water arrears.
The landlord now seeks a final award of $7,589.51, made up of: • Outstanding water arrears: $816.51 • Insurance excesses for damage: $4,400.00 (8 x $550.00) • Cleaning costs: $1,173.00 • Carpet replacement excess: $1,200.00
The claims for two heat pump remotes and a plumbing call-out were withdrawn. One of the original 9 insurance events was not pursued further due to lack of evidence (garage vinyl), leaving 8 damage-related claims. Parties’ Positions
[Tenant 1] consented to all claims except those relating to: • The cleaning invoice of $1,173.00 • The washing line replacement
In relation to the cleaning, [Tenant 1] argued the amount was excessive, noting the property was large and that some mess and dust resulted from post-tenancy repairs, not tenant use. The landlord maintained the cleaning was necessary due to the state in which the property was left.
In relation to the washing line, [Tenant 1] said this was faulty from the outset and she had raised this with the property manager. The landlord stated the washing line was working at commencement, and the damage likely resulted from excess usage due to the number of unpermitted occupants. Relevant Law
At the end of the tenancy the tenant must leave the premises reasonably clean and tidy, remove all rubbish, return all keys and security devices, and leave all chattels provided for their benefit. See section 40(1)(e)(ii)-(v) Residential Tenancies Act 1986.
A landlord must prove that damage to the premises occurred during the tenancy and is more than fair wear and tear. If this is established, to avoid liability, the tenant must prove they did not carelessly or intentionally cause or permit the damage. Tenants are liable for the actions of people at the premises with their permission. See sections 40(2)(a), 41 and 49B RTA.
Where a landlord makes a claim for insurance excess, and there is clear evidence of damage caused during the tenancy, the Tribunal may award the excess where the landlord has had to make a claim to repair tenant damage. Analysis Rent Arrears and Water Charges
The rent arrears of $3,798.57 have been paid in full via the bond. The Tribunal accepts the water charges of $977.94 are supported by invoices. After accounting for the $161.43 paid from the bond, $816.51 remains owing. This claim is approved. Damage – Insurance Excess Claims
The landlord’s claim comprises eight separate events each attracting a $550 insurance excess, including missing vertical venetian blinds, hole in lounge wall, damaged vinyl flooring in kitchen/dining, purple room wall damage, hole in downstairs hallway, damage to downstairs lounge walls, damage to downstairs bedroom and washing line replacement.
The landlord provided a detailed Loss Adjuster’s Report dated 9 May 2025, which outlines eight separate damage events. Supporting evidence includes entry and exit photographs, and a written quote for painting and repairs totalling $11,925.50.
I note the tenant alleges the washing line was defective from the start. The landlord’s evidence suggests the damage was likely due to overuse beyond tenancy limits.
In the absence of contrary evidence, the Tribunal accepts the landlord’s position and finds that the damage was tenant-caused.
The Tribunal is satisfied that the damage occurred during the tenancy, was more than fair wear and tear, and that the tenants have not disproved liability. The individual excess charges are modest, and the landlord is entitled to recover them. Total damage-related excesses awarded: $4,400.00 (8 x $550.00). Carpet Replacement
The carpet was subject to a separate insurance claim. An excess of $1,200.00 is sought. The Tribunal accepts the evidence and finds this cost was properly incurred. Claim approved. Cleaning Costs
The tenant disputed this claim, stating that some of the mess was caused by repair work post-vacancy. The landlord confirmed cleaning occurred after carpet removal and repairs, but the cleaning invoice outlines extensive work throughout the home, including walls, ceilings, light fittings, windows, and bathrooms.
The Tribunal is satisfied that the property was not left in a reasonably clean condition. Cleaning is a tenant obligation regardless of subsequent landlord work. The invoice of $1,173.00 is reasonable and supported by evidence. Claim approved. Repayment plan
The parties have agreed to a repayment plan of $100.00 per week, commencing 17 November 2025, with full repayment by Christmas 2026. Filing fee and suppression order
As the landlord has been wholly successful with the claims, I must order the tenants to reimburse the filing fee.
The landlord does not seek name suppression. However, as this matter was largely resolved by consent, and given [Tenant 1]’s circumstances and co- operative approach, the Tribunal considers it reasonable to suppress the tenants’ names and identifying details pursuant to section 95A(1) RTA.

Claims and awards in Tenancy Tribunal application 5235131 — net $7,616.51 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Water rates	$816.51	Water rates
Insurance excess for damage	$4,400.00	Insurance excess for damage
Cleaning	$1,173.00	Cleaning
Carpet replacement excess	$1,200.00	Carpet replacement excess
Filing fee reimbursement	$27.00	Filing fee reimbursement
Net award	$7,616.51
Total payable by Tenant to Landlord	$7,616.51

Order

The Tribunal orders suppression of the Tenants’ names and identifying details.
[The tenant/s] owe Barfoot & Thompson Limited As Agent For Brandon Tieu $7,616.51, calculated as shown in the table below.

The tenants must pay the debt of $7,616.51 in order 2 at the rate of $100.00 per week.
The first payment must be made on Monday 17 November 2025 and payments must continue every Monday until the debt is paid in full.
If the tenants fail to make any payment within 2 working days of the due date, the balance of the debt owing will be payable immediately and can be enforced through the District Court.

Reasons

This matter relates to a tenancy which commenced on 2 September 2023 and ended on 21 April 2025. The weekly rent was $1,020.00, and there was a bond of $3,960.00. The tenants were [The tenant/s]. The tenancy was managed by Barfoot & Thompson.
The landlord filed an application after the tenancy ended, seeking orders for: • Rent arrears of $3,070.00 • Water rates of $977.94 • Cleaning costs of $1,173.00 • Compensation for damage to the premises totalling $11,925.50 (based on multiple insurance excess charges of $550.00 per damage event) • Refund of the bond • Reimbursement of the filing fee
A hearing was held on 4 November 2025. The landlord’s agent appeared in person. [Tenant 1] attended via teleconference. The other two named tenants, [Tenants 2 and 3], did not attend. Updated Claim Summary
The landlord confirmed that the full bond of $3,960.00 had since been refunded to them. This sum has: • Covered all rent arrears ($3,798.57), and • Credited $161.43 towards the water arrears.
The landlord now seeks a final award of $7,589.51, made up of: • Outstanding water arrears: $816.51 • Insurance excesses for damage: $4,400.00 (8 x $550.00) • Cleaning costs: $1,173.00 • Carpet replacement excess: $1,200.00
The claims for two heat pump remotes and a plumbing call-out were withdrawn. One of the original 9 insurance events was not pursued further due to lack of evidence (garage vinyl), leaving 8 damage-related claims. Parties’ Positions
[Tenant 1] consented to all claims except those relating to: • The cleaning invoice of $1,173.00 • The washing line replacement
In relation to the cleaning, [Tenant 1] argued the amount was excessive, noting the property was large and that some mess and dust resulted from post-tenancy repairs, not tenant use. The landlord maintained the cleaning was necessary due to the state in which the property was left.
In relation to the washing line, [Tenant 1] said this was faulty from the outset and she had raised this with the property manager. The landlord stated the washing line was working at commencement, and the damage likely resulted from excess usage due to the number of unpermitted occupants. Relevant Law
At the end of the tenancy the tenant must leave the premises reasonably clean and tidy, remove all rubbish, return all keys and security devices, and leave all chattels provided for their benefit. See section 40(1)(e)(ii)-(v) Residential Tenancies Act 1986.
A landlord must prove that damage to the premises occurred during the tenancy and is more than fair wear and tear. If this is established, to avoid liability, the tenant must prove they did not carelessly or intentionally cause or permit the damage. Tenants are liable for the actions of people at the premises with their permission. See sections 40(2)(a), 41 and 49B RTA.
Where a landlord makes a claim for insurance excess, and there is clear evidence of damage caused during the tenancy, the Tribunal may award the excess where the landlord has had to make a claim to repair tenant damage. Analysis Rent Arrears and Water Charges
The rent arrears of $3,798.57 have been paid in full via the bond. The Tribunal accepts the water charges of $977.94 are supported by invoices. After accounting for the $161.43 paid from the bond, $816.51 remains owing. This claim is approved. Damage – Insurance Excess Claims
The landlord’s claim comprises eight separate events each attracting a $550 insurance excess, including missing vertical venetian blinds, hole in lounge wall, damaged vinyl flooring in kitchen/dining, purple room wall damage, hole in downstairs hallway, damage to downstairs lounge walls, damage to downstairs bedroom and washing line replacement.
The landlord provided a detailed Loss Adjuster’s Report dated 9 May 2025, which outlines eight separate damage events. Supporting evidence includes entry and exit photographs, and a written quote for painting and repairs totalling $11,925.50.
I note the tenant alleges the washing line was defective from the start. The landlord’s evidence suggests the damage was likely due to overuse beyond tenancy limits.
In the absence of contrary evidence, the Tribunal accepts the landlord’s position and finds that the damage was tenant-caused.
The Tribunal is satisfied that the damage occurred during the tenancy, was more than fair wear and tear, and that the tenants have not disproved liability. The individual excess charges are modest, and the landlord is entitled to recover them. Total damage-related excesses awarded: $4,400.00 (8 x $550.00). Carpet Replacement
The carpet was subject to a separate insurance claim. An excess of $1,200.00 is sought. The Tribunal accepts the evidence and finds this cost was properly incurred. Claim approved. Cleaning Costs
The tenant disputed this claim, stating that some of the mess was caused by repair work post-vacancy. The landlord confirmed cleaning occurred after carpet removal and repairs, but the cleaning invoice outlines extensive work throughout the home, including walls, ceilings, light fittings, windows, and bathrooms.
The Tribunal is satisfied that the property was not left in a reasonably clean condition. Cleaning is a tenant obligation regardless of subsequent landlord work. The invoice of $1,173.00 is reasonable and supported by evidence. Claim approved. Repayment plan
The parties have agreed to a repayment plan of $100.00 per week, commencing 17 November 2025, with full repayment by Christmas 2026. Filing fee and suppression order
As the landlord has been wholly successful with the claims, I must order the tenants to reimburse the filing fee.
The landlord does not seek name suppression. However, as this matter was largely resolved by consent, and given [Tenant 1]’s circumstances and co- operative approach, the Tribunal considers it reasonable to suppress the tenants’ names and identifying details pursuant to section 95A(1) RTA.

Tenancy Tribunal case 5235131 — Property damage

At a glance

Award balance

Tenancy Tribunal case 5235131 — Property damage

At a glance

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions