What was Tenancy Tribunal case 5303519 about?

The tribunal order states: [The tenant/s] must pay Opes Property Management North Limited As

How much money was awarded in case 5303519?

Property Damage: $750.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Rent Arrears: $4,861.43 awarded to landlord; Rubbish Removal: $1,012.00 awarded to landlord; Water Rates: $290.98 awarded to landlord

What type of tenancy dispute was case 5303519?

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

Where can I read the official tribunal order for case 5303519?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12643677-Tribunal_Order.pdf.

What was Tenancy Tribunal case 5303519 about?

The tribunal order states: [The tenant/s] must pay Opes Property Management North Limited As

How much money was awarded in case 5303519?

Property Damage: $750.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Rent Arrears: $4,861.43 awarded to landlord; Rubbish Removal: $1,012.00 awarded to landlord; Water Rates: $290.98 awarded to landlord

What type of tenancy dispute was case 5303519?

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

Where can I read the official tribunal order for case 5303519?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12643677-Tribunal_Order.pdf.

31 Marumaru Lane, Manurewa, Auckland 2102 Tenancy Tribunal Case 5303519 — Rent arrears

Tenantcheck Insights

31 Marumaru Lane, Manurewa, Auckland 2102 Tenancy Tribunal Case 5303519 — 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 5303519 — net $4,222.41 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears	$4,861.43	Rent arrears
Carpet replacement: Excess	$750.00	Carpet replacement: Excess
Water rates	$290.98	Water rates
Cleaning/Rubbish Removal/Drain Unblocking	$1,012.00	Cleaning/Rubbish Removal/Drain Unblocking
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$4,222.41
Total payable by Tenant to Landlord	$4,222.41

Claims and awards for application 5303519 — net $4,222.41 NZD. Verify on MoJ.

Rent arrears

Amount: $4,861.43
Awarded to: Landlord
Reason: Rent arrears

Carpet replacement: Excess

Amount: $750.00
Awarded to: Landlord
Reason: Carpet replacement: Excess

Water rates

Amount: $290.98
Awarded to: Landlord
Reason: Water rates

Cleaning/Rubbish Removal/Drain Unblocking

Amount: $1,012.00
Awarded to: Landlord
Reason: Cleaning/Rubbish Removal/Drain Unblocking

Filing fee reimbursement

Amount: $28.00
Awarded to: Landlord
Reason: Filing fee reimbursement

Claim types — money lines allowed on this order

Property damage Filing Fee Rent arrears Rubbish Removal Water Rates

Order

[The tenant/s] must pay Opes Property Management North Limited As Agent For Debbie & Phillip Stutter $4,222.41 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,720.00 (6432022-009) to Opes Property Management North Limited As Agent For Debbie & Phillip Stutter immediately.
The applicant advises that this tenancy ended on the 20th of June 2025 by mutual agreement to terminate the fixed term tenancy before its expiry. The applicant states that various amounts remain outstanding in relation to rent, insurance excesses, and associated cleaning and replacement costs. The carpet was required to be replaced due to extensive urine damage. The applicant further notes that a contribution was made by the insurance company toward the cleaning costs associated with the carpet. The amounts claimed are as follows: a) Rent arrears owing to the state: $4,861.43 b) Additional rent owing to the 20th of June 2025: $290.98 c) Three separate insurance excesses for carpet replacement: $750.00 d) Balance of invoice for carpet cleaning and replacement: $1,012.00 (Original invoice amount: $1,414.50, less $402.50 contribution by insurer)

Is the respondent liable for the rent and water rates arrears?

The applicant has provided rent and water account records showing the amounts owing to the end of the tenancy. I am satisfied that these records accurately reflect the amounts outstanding, and the amounts claimed are accordingly awarded.

Is the respondent liable for the carpet replacement excess?

The tenant is prohibited, under section 40(2)(a), from causing careless or intentional damage to the property. The photographic evidence shows extensive damp staining on the carpet, which the applicant states was caused by a significant amount of cat urine. The insurance company has accepted the claim, which I consider to provide independent verification that this was the cause of the damage.
The excess amount claimed is $250.00 per affected area, which is less than the excess amount recorded in the tenancy agreement. For these

Reasons

, I am satisfied that the tenant is liable for the total insurance excess of $750.00 for the replacement of the carpet, which was required as a result of the cat urination. The amount is awarded.

Is the respondent liable for the cleaning, drain unblocking and rubbish removal invoice?

Section 40(1)(e)(iii) requires the tenant, at the conclusion of the tenancy, to leave the premises in a reasonably clean and tidy condition and to remove all rubbish. From the photographs provided in the exit inspection, I am satisfied that the cleaning and rubbish removal costs were reasonably incurred. As the tenant was in breach of this obligation, the amount claimed is awarded. The amounts ordered are proved. The filing fee:
Because the applicant has been wholly successful in this application, the application filing fee is awarded.

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 5303519 — net $4,222.41 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears	$4,861.43	Rent arrears
Carpet replacement: Excess	$750.00	Carpet replacement: Excess
Water rates	$290.98	Water rates
Cleaning/Rubbish Removal/Drain Unblocking	$1,012.00	Cleaning/Rubbish Removal/Drain Unblocking
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$4,222.41
Total payable by Tenant to Landlord	$4,222.41

Claims and awards for application 5303519 — net $4,222.41 NZD. Verify on MoJ.

Rent arrears

Amount: $4,861.43
Awarded to: Landlord
Reason: Rent arrears

Carpet replacement: Excess

Amount: $750.00
Awarded to: Landlord
Reason: Carpet replacement: Excess

Water rates

Amount: $290.98
Awarded to: Landlord
Reason: Water rates

Cleaning/Rubbish Removal/Drain Unblocking

Amount: $1,012.00
Awarded to: Landlord
Reason: Cleaning/Rubbish Removal/Drain Unblocking

Filing fee reimbursement

Amount: $28.00
Awarded to: Landlord
Reason: Filing fee reimbursement

Claim types — money lines allowed on this order

Property damage Filing Fee Rent arrears Rubbish Removal Water Rates

Order

[The tenant/s] must pay Opes Property Management North Limited As Agent For Debbie & Phillip Stutter $4,222.41 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,720.00 (6432022-009) to Opes Property Management North Limited As Agent For Debbie & Phillip Stutter immediately.
The applicant advises that this tenancy ended on the 20th of June 2025 by mutual agreement to terminate the fixed term tenancy before its expiry. The applicant states that various amounts remain outstanding in relation to rent, insurance excesses, and associated cleaning and replacement costs. The carpet was required to be replaced due to extensive urine damage. The applicant further notes that a contribution was made by the insurance company toward the cleaning costs associated with the carpet. The amounts claimed are as follows: a) Rent arrears owing to the state: $4,861.43 b) Additional rent owing to the 20th of June 2025: $290.98 c) Three separate insurance excesses for carpet replacement: $750.00 d) Balance of invoice for carpet cleaning and replacement: $1,012.00 (Original invoice amount: $1,414.50, less $402.50 contribution by insurer)

Is the respondent liable for the rent and water rates arrears?

The applicant has provided rent and water account records showing the amounts owing to the end of the tenancy. I am satisfied that these records accurately reflect the amounts outstanding, and the amounts claimed are accordingly awarded.

Is the respondent liable for the carpet replacement excess?

The tenant is prohibited, under section 40(2)(a), from causing careless or intentional damage to the property. The photographic evidence shows extensive damp staining on the carpet, which the applicant states was caused by a significant amount of cat urine. The insurance company has accepted the claim, which I consider to provide independent verification that this was the cause of the damage.
The excess amount claimed is $250.00 per affected area, which is less than the excess amount recorded in the tenancy agreement. For these

Reasons

, I am satisfied that the tenant is liable for the total insurance excess of $750.00 for the replacement of the carpet, which was required as a result of the cat urination. The amount is awarded.

Is the respondent liable for the cleaning, drain unblocking and rubbish removal invoice?

Section 40(1)(e)(iii) requires the tenant, at the conclusion of the tenancy, to leave the premises in a reasonably clean and tidy condition and to remove all rubbish. From the photographs provided in the exit inspection, I am satisfied that the cleaning and rubbish removal costs were reasonably incurred. As the tenant was in breach of this obligation, the amount claimed is awarded. The amounts ordered are proved. The filing fee:
Because the applicant has been wholly successful in this application, the application filing fee is awarded.

Tenancy Tribunal case 5303519 — Rent arrears at 31 Marumaru Lane, Manurewa, Auckland 2102

At a glance

Tenancy Tribunal case 5303519 — Rent arrears at 31 Marumaru Lane, Manurewa, Auckland 2102

At a glance

Award balance

Claims & awards

Order

Is the respondent liable for the rent and water rates arrears?

Is the respondent liable for the carpet replacement excess?

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Award balance

Claims & awards

Order

Is the respondent liable for the rent and water rates arrears?

Is the respondent liable for the carpet replacement excess?

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions