What was Tenancy Tribunal case 5281284 about?

The tribunal order states: [The tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay Baath Rentals Limited As

How much money was awarded in case 5281284?

Break Lease Fees: $200.00 awarded to landlord; Cleaning: $276.00 awarded to landlord; Cleaning: $379.50 awarded to landlord; Filing Fee: $27.00 awarded to landlord; Lawns and Garden Work: $138.00 awarded to landlord; Property Damage: $1,058.00 awarded to landlord; Property Damage: $46.00 awarded to landlord; Rent Arrears: $1,700.00 awarded to landlord; Replace Toilet Seat: $109.25 awarded to landlord; Rubbish Removal: $184.00 awarded to landlord; Water Rates: $50.67 awarded to landlord

What type of tenancy dispute was case 5281284?

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

Where can I read the official tribunal order for case 5281284?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12276837-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5281284 about?

The tribunal order states: [The tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay Baath Rentals Limited As

How much money was awarded in case 5281284?

Break Lease Fees: $200.00 awarded to landlord; Cleaning: $276.00 awarded to landlord; Cleaning: $379.50 awarded to landlord; Filing Fee: $27.00 awarded to landlord; Lawns and Garden Work: $138.00 awarded to landlord; Property Damage: $1,058.00 awarded to landlord; Property Damage: $46.00 awarded to landlord; Rent Arrears: $1,700.00 awarded to landlord; Replace Toilet Seat: $109.25 awarded to landlord; Rubbish Removal: $184.00 awarded to landlord; Water Rates: $50.67 awarded to landlord

What type of tenancy dispute was case 5281284?

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

Where can I read the official tribunal order for case 5281284?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12276837-Tenancy_Tribunal_Order.pdf.

26 Coles Crescent, Papakura, Papakura 2110 Tenancy Tribunal Case 5281284 — Rent arrears

Tenantcheck Insights

26 Coles Crescent, Papakura, Papakura 2110 Tenancy Tribunal Case 5281284 — Rent arrears | TenantCheck

Claims & awards

What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.

Claims and awards in Tenancy Tribunal application 5281284 — net $4,168.42 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 29/5/2025	$1,700.00	Rent arrears to 29/5/2025
Water rates	$50.67	Water rates
Cleaning	$379.50	Cleaning
Carpet Cleaning	$276.00	Carpet Cleaning
Window repairs	$1,058.00	Window repairs
Replace toilet seat	$109.25	Replace toilet seat
Repair kitchen cabinets	$46.00	Repair kitchen cabinets
Lawns and Garden work	$138.00	Lawns and Garden work
Rubbish removal	$184.00	Rubbish removal
Break lease fees	$200.00	Break lease fees
Filing fee reimbursement	$27.00	Filing fee reimbursement
Net award	$4,168.42
Total payable by Tenant to Landlord	$4,168.42

Claims and awards for application 5281284 — net $4,168.42 NZD. Verify on MoJ.

Rent arrears to 29/5/2025

Amount: $1,700.00
Awarded to: Landlord
Reason: Rent arrears to 29/5/2025

Water rates

Amount: $50.67
Awarded to: Landlord
Reason: Water rates

Cleaning

Amount: $379.50
Awarded to: Landlord
Reason: Cleaning

Carpet Cleaning

Amount: $276.00
Awarded to: Landlord
Reason: Carpet Cleaning

Window repairs

Amount: $1,058.00
Awarded to: Landlord
Reason: Window repairs

Replace toilet seat

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Lawns And Garden Work Property damage Rent arrears Rubbish Removal Water Rates

Order

[The tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay Baath Rentals Limited As Agent For Ranjit, [The tenant/s] landlord/s] $4,168.42 immediately, calculated as shown in table below.

Reasons

Only the applicant landlord attended the hearing. Neither tenant joined the video meeting and neither could be contacted by telephone.
The landlord has applied for rent arrears, compensation, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for rent?

The tenancy ended on 29/5/2025 when the property was relet. The landlord provided rent records and water rates invoices which prove the amount owing at the end of the tenancy. The rent awarded is from 15 May until 29 May which is when the property was relet. A previous order awarded rent until 15 May 2025. That rent debt has been enforced so is not incorporated.
The landlord’s claim for costs associated with the early end of the fixed term tenancy is allowed in part. The tenancy was due to end on 23/7/2025 so some of the costs claimed would have been incurred irrespective of the break lease, some costs however were incurred to advertise when the tenants left the property in February.

Did the tenant comply with their obligations at the end of the tenancy?

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. The tenant is required to replace worn out smoke alarm batteries during the tenancy. See section 40(1)(ca) Residential Tenancies Act 1986. The tenant must also replace standard light bulbs.
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish. The carpets required cleaning.
The lawns and gardens required mowing/weeding to restore them to a reasonable condition so the property could be relet.
The toilet seat was missing at the end of the tenancy.
The amounts ordered are proved.

Is the tenant responsible for the damage to the premises?

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 the damage is caused carelessly, and is covered by the landlord's insurance, the tenant's liability is limited to the lesser of the insurance excess or four weeks' rent (or four weeks' market rent in the case of a tenant paying income-related rent). See section 49B(3)(a) RTA.
Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for. See section 49B(1) RTA.
Damage is intentional where a person intends to cause damage and takes the necessary steps to achieve that purpose. Damage is also intentional where a person does something, or allows a situation to continue, knowing that damage is a certainty. See Guo v Korck [2019] NZHC 1541.
The following damage was caused during the tenancy: a pane of safety/laminated glass in the siding door was broken and the kitchen cabinetry damaged. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved. I have not taken into account betterment and depreciation. The landlord replaced the glass in the door with the same type of glass as that which was broken, so while the replacement cost is high, it is actual and there cannot be an allowance for betterment.
Because Baath Rentals Limited As Agent For Ranjit, [The tenant/s] landlord/s] has substantially succeeded with the claim I have reimbursed the filing fee.

Claims & awards

What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.

Claims and awards in Tenancy Tribunal application 5281284 — net $4,168.42 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 29/5/2025	$1,700.00	Rent arrears to 29/5/2025
Water rates	$50.67	Water rates
Cleaning	$379.50	Cleaning
Carpet Cleaning	$276.00	Carpet Cleaning
Window repairs	$1,058.00	Window repairs
Replace toilet seat	$109.25	Replace toilet seat
Repair kitchen cabinets	$46.00	Repair kitchen cabinets
Lawns and Garden work	$138.00	Lawns and Garden work
Rubbish removal	$184.00	Rubbish removal
Break lease fees	$200.00	Break lease fees
Filing fee reimbursement	$27.00	Filing fee reimbursement
Net award	$4,168.42
Total payable by Tenant to Landlord	$4,168.42

Claims and awards for application 5281284 — net $4,168.42 NZD. Verify on MoJ.

Rent arrears to 29/5/2025

Amount: $1,700.00
Awarded to: Landlord
Reason: Rent arrears to 29/5/2025

Water rates

Amount: $50.67
Awarded to: Landlord
Reason: Water rates

Cleaning

Amount: $379.50
Awarded to: Landlord
Reason: Cleaning

Carpet Cleaning

Amount: $276.00
Awarded to: Landlord
Reason: Carpet Cleaning

Window repairs

Amount: $1,058.00
Awarded to: Landlord
Reason: Window repairs

Replace toilet seat

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Lawns And Garden Work Property damage Rent arrears Rubbish Removal Water Rates

Order

[The tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay Baath Rentals Limited As Agent For Ranjit, [The tenant/s] landlord/s] $4,168.42 immediately, calculated as shown in table below.

Reasons

Only the applicant landlord attended the hearing. Neither tenant joined the video meeting and neither could be contacted by telephone.
The landlord has applied for rent arrears, compensation, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for rent?

The tenancy ended on 29/5/2025 when the property was relet. The landlord provided rent records and water rates invoices which prove the amount owing at the end of the tenancy. The rent awarded is from 15 May until 29 May which is when the property was relet. A previous order awarded rent until 15 May 2025. That rent debt has been enforced so is not incorporated.
The landlord’s claim for costs associated with the early end of the fixed term tenancy is allowed in part. The tenancy was due to end on 23/7/2025 so some of the costs claimed would have been incurred irrespective of the break lease, some costs however were incurred to advertise when the tenants left the property in February.

Did the tenant comply with their obligations at the end of the tenancy?

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. The tenant is required to replace worn out smoke alarm batteries during the tenancy. See section 40(1)(ca) Residential Tenancies Act 1986. The tenant must also replace standard light bulbs.
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish. The carpets required cleaning.
The lawns and gardens required mowing/weeding to restore them to a reasonable condition so the property could be relet.
The toilet seat was missing at the end of the tenancy.
The amounts ordered are proved.

Is the tenant responsible for the damage to the premises?

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 the damage is caused carelessly, and is covered by the landlord's insurance, the tenant's liability is limited to the lesser of the insurance excess or four weeks' rent (or four weeks' market rent in the case of a tenant paying income-related rent). See section 49B(3)(a) RTA.
Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for. See section 49B(1) RTA.
Damage is intentional where a person intends to cause damage and takes the necessary steps to achieve that purpose. Damage is also intentional where a person does something, or allows a situation to continue, knowing that damage is a certainty. See Guo v Korck [2019] NZHC 1541.
The following damage was caused during the tenancy: a pane of safety/laminated glass in the siding door was broken and the kitchen cabinetry damaged. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved. I have not taken into account betterment and depreciation. The landlord replaced the glass in the door with the same type of glass as that which was broken, so while the replacement cost is high, it is actual and there cannot be an allowance for betterment.
Because Baath Rentals Limited As Agent For Ranjit, [The tenant/s] landlord/s] has substantially succeeded with the claim I have reimbursed the filing fee.

Tenancy Tribunal case 5281284 — Rent arrears at 26 Coles Crescent, Papakura, Papakura 2110

At a glance

Tenancy Tribunal case 5281284 — Rent arrears at 26 Coles Crescent, Papakura, Papakura 2110

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

Did the tenant comply with their obligations at the end of the tenancy?

Is the tenant responsible for the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Reduce avoidable tribunal risk with proper tenant checks.

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

Did the tenant comply with their obligations at the end of the tenancy?

Is the tenant responsible for the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Reduce avoidable tribunal risk with proper tenant checks.