Tenantcheck Insights · Case study
Tenancy Tribunal case 5288104 — Rent arrears at 27 Oratu Place, Manurewa, Auckland 2102
Decided 11 Sept 2025 · Published 11 Sept 2025 · Application 5288104
- Rent arrears
At a glance
Key facts from the published tribunal order.
Location
Auckland
Tribunal region
Adjudicator
G Baker
Dispute themes
Award balance
Gross awards, any bond applied per the order, and the remaining balance payable.
- Gross award
- $4,603.31
- Bond payment as ordered
- −$2,080.00
- Total balance for Tenant to pay Landlord
- $2,523.31
Claims & awards
What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.
| Claim | Landlord | Tenant | Reason |
|---|---|---|---|
| Rent arrears to 10 September 2025 | $3,930.43 | Rent arrears to 10 September 2025 | |
| Water rates | $645.88 | Water rates | |
| Filing fee reimbursement | $27.00 | Filing fee reimbursement | |
| Net award | $2,523.31 | ||
| Total payable by Tenant to Landlord |
Order
- The tenancy of Laauli Tolo-Auvaa at 27 Oratu Place, Manurewa, Auckland 2102 is terminated, and possession is granted to Reforma P.M. Limited As Agent For Rod Wilson Trust/Rod Wilson, at 11.59 pm Monday 15 September 2025.
- The Bond Centre is to pay the bond of $2,080.00 (3457705-005) to Reforma P.M. Limited As Agent For Rod Wilson Trust/Rod Wilson immediately.
- Laauli Tolo-Auvaa must pay Reforma P.M. Limited As Agent For Rod Wilson Trust/Rod Wilson $2,523.31 immediately, calculated as shown in the table below: DescriptionLandlord Rent arrears to 10 September 2025$3,930.43 Water rates$645.88 Filing fee reimbursement$27.00 Total award$4,603.31 Bond$2,080.00 Total payable by Tenant to Landlord$2,523.31
Reasons
- Both parties attended the hearing by telephone.
- The landlord has applied for termination of the tenancy, rent arrears water rates and refund of the bond.
- Rent was at least 21 days in arrears on the date the application was filed. The tenancy is terminated. See section 55(1)(a) Residential Tenancies Act 1986.
- The landlord provided rent and water rates records which prove the amount owing to 10 September 2025.
- The tenant asked the Tribunal to consider granting a conditional termination order. The landlord opposed the granting of a conditional termination order and confirmed that he was seeking a termination order because of the long history of rent arrears throughout the tenancy.
- I have considered the rent history of this tenancy which has been in place for four years and eight months. Throughout almost the entire term of the tenancy, the tenant’s rent has been arrears. The amount of arrears in every year of the tenancy has often exceeded 21-days and usually for lengthy periods.
- Section 55(1)(a) RTA requires the Tribunal to make an order terminating the tenancy if the tenant was 21-days in rent arrears. The tenant’s rent was 21-days in arrears on the date the landlord filed its application. At the date of the hearing, the tenant’s rent was 45 days in arrears.
- Section 55(1A) RTA allows the Tribunal to grant a conditional termination order if it is satisfied that the tenant will not commit any further breach. On the evidence before the Tribunal, I cannot be satisfied that the tenant will not once again fall into arrears. It is therefore necessary that the tenancy be terminated.
- Because Reforma P.M. Limited As Agent For Rod Wilson Trust/Rod Wilson has wholly succeeded with the claim I must reimburse the filing fee.
Topics & place
Topics are dispute themes across the order (not the same as claim-type money lines).
Residential Tenancies Act sections
s21, s45, s55(1), s55(1A)
Key findings
- Dispute theme: rent arrears
Property management
Frequently asked questions
Common questions about this Tenancy Tribunal case.
What was Tenancy Tribunal case 5288104 about?
The tribunal order states: The tenancy of Laauli Tolo-Auvaa at 27 Oratu Place, Manurewa, Auckland 2102
How much money was awarded in case 5288104?
Filing Fee: $27.00 awarded to landlord; Rent Arrears: $3,930.43 awarded to landlord; Water Rates: $645.88 awarded to landlord
What type of tenancy dispute was case 5288104?
The primary dispute was Rent arrears.
Where can I read the official tribunal order for case 5288104?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12397344-Tenancy_Tribunal_Order.pdf.