What was Tenancy Tribunal case 5305659 about?

The tribunal order states: [The tenant/s] tenant/s] must pay Barfoot & Thompson Limited (as agent for Himali

How much money was awarded in case 5305659?

Cleaning: $260.00 awarded to landlord; Cleaning: $1,920.50 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $424.00 awarded to landlord; Painting: $1,654.16 awarded to landlord; Property Damage: $3,148.40 awarded to landlord; Property Damage: $1,300.00 awarded to landlord; Property Damage: $650.00 awarded to landlord; Rent Arrears: $834.29 awarded to landlord; Rubbish Removal: $1,225.10 awarded to landlord; Water Rates: $639.12 awarded to landlord

What type of tenancy dispute was case 5305659?

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

Where can I read the official tribunal order for case 5305659?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12390057-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5305659 about?

The tribunal order states: [The tenant/s] tenant/s] must pay Barfoot & Thompson Limited (as agent for Himali

How much money was awarded in case 5305659?

Cleaning: $260.00 awarded to landlord; Cleaning: $1,920.50 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $424.00 awarded to landlord; Painting: $1,654.16 awarded to landlord; Property Damage: $3,148.40 awarded to landlord; Property Damage: $1,300.00 awarded to landlord; Property Damage: $650.00 awarded to landlord; Rent Arrears: $834.29 awarded to landlord; Rubbish Removal: $1,225.10 awarded to landlord; Water Rates: $639.12 awarded to landlord

What type of tenancy dispute was case 5305659?

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

Where can I read the official tribunal order for case 5305659?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12390057-Tenancy_Tribunal_Order.pdf.

9 Millview Place, Port Whangarei, Whangarei 0110 Tenancy Tribunal Case 5305659 — Property damage

Tenantcheck Insights

9 Millview Place, Port Whangarei, Whangarei 0110 Tenancy Tribunal Case 5305659 — Property damage | 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 5305659 — net $9,263.57 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Tenant	Reason
Rent arrears to 21 March 2025	$834.29		9. The landlord’s rent record establishes rent arrears of $834.29 to the end of the tenancy.
Water rates	$639.12		Water rates
Rubbish removal	$1,225.10		Rubbish removal
Repairs	$3,148.40		Repairs
Carpet Cleaning	$260.00		Carpet Cleaning
Cleaning: and lawns	$1,920.50		Cleaning: and lawns
Painting	$1,654.16		Painting
Carpet replacement (insurance excess	$1,300.00		Carpet replacement (insurance excess
Replace garage door (insurance excess	$650.00		Replace garage door (insurance excess
Lock/key replacement: and replace remotes	$424.00		Lock/key replacement: and replace remotes
Filing fee reimbursement	$28.00		the claim for new painting costs. Landlords must reasonably expect to re-paint the interior every 8-10 years.
Bond released to landlord		$2,820.00	Bond released to landlord
Total award	$12,083.57	$2,820.00
Net award	$9,263.57
Total payable by Tenant to Landlord	$9,263.57

Claims and awards for application 5305659 — net $9,263.57 NZD. Verify on MoJ.

Rent arrears to 21 March 2025

Amount: $834.29
Awarded to: Landlord
Reason: 9. The landlord’s rent record establishes rent arrears of $834.29 to the end of the tenancy.

Water rates

Amount: $639.12
Awarded to: Landlord
Reason: Water rates

Rubbish removal

Amount: $1,225.10
Awarded to: Landlord
Reason: Rubbish removal

Repairs

Amount: $3,148.40
Awarded to: Landlord
Reason: Repairs

Carpet Cleaning

Amount: $260.00
Awarded to: Landlord
Reason: Carpet Cleaning

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Rent arrears Rubbish Removal Water Rates

Order

[The tenant/s] tenant/s] must pay Barfoot & Thompson Limited (as agent for Himali Wethasinghe & Sam Aicken) $9,263.57 immediately, calculated as shown in table below.

Reasons

Background

The tenancy began on 23 April 2021 and ended on 21 March 2025.
Ms Shortland is the sole named tenant in the tenancy agreement.
The landlord’s application seeks rent arrears, water rates, repairs, cleaning, rubbish removal, and other costs.
The bond was released to the landlord at the end of the tenancy.
The hearing took place in Whangarei on 10 September 2025. Ms Hargood and Ms Dinnan represented the landlord. There was no appearance by Ms Shortland.
Notice of the hearing was served on Ms Shortland in accordance with the Residential Tenancies Act 1986 (“RTA”). The hearing proceeded in Ms Shortland’s absence. 1 Rent, water
The landlord gave a 90-day notice to terminate the tenancy. Ms Shortland then gave a 21-day notice.
Ms Shortland stopped paying rent near the end of the tenancy.
The landlord’s rent record establishes rent arrears of $834.29 to the end of the tenancy.
Ms Shortland owes $639.12 for water, comprised of: a. Balance owing on WDC invoices pre-September 2024 $216.62. b. WDC invoice for water used from 4 September 2024 to 10 March 2025 $422.50. Cleaning, rubbish, keys
Tenants must remove all rubbish, return all keys and security devices, and leave the premises reasonably clean and tidy at the end of the tenancy. 2
The landlords provided a copy of the exit inspection report, which is detailed and includes several hundred photographs showing the condition of the premises at the end of the tenancy. 1 Section 92 RTA 2 Section 40(1)(e)(iii) RTA
The photographs were left in a very unclean and untidy state. There was rubbish and belongings left inside and outside the house. The house was very unclean throughout.
The claim seeks $1,225.10 for rubbish removal, and $1,920.50 for cleaning and lawns.
Ms Hargood provided invoices for these costs from Andy B’s Property Maintenance (rubbish removal) and from Market Ready (cleaning and lawns).
The costs claimed for rubbish removal and cleaning are significant. However, I am satisfied that the costs are justified on the evidence provided to me. The labour rates applied for cleaning and rubbish removal are within the range of normal in the market.
The tenant did not return the keys and garage door remotes at the end of the tenancy. The cost of change of locks and replacement of remotes is proven. Damage
Tenants are liable for careless or intentional damage that occurs during the tenancy.
A tenant’s liability for careless damage is limited to the amount of the landlord’s insurance excess, if the landlord holds insurance cover.
This house was newly built in 2020 and there was one tenancy before Ms Shortland’s tenancy began in April 2021.
Ms Hargood provided a copy of the entry inspection report showing the condition of the premises at the start of this tenancy.
The exit inspection report shows that there was damage to the premises during the tenancy including: a. Damage to walls and doors throughout the house, including marks, gouges, holes, and children’s writing. Some of the damage was partially repaired by the tenant. b. Damaged and missing light covers and powerpoint covers. c. Missing shower waste trap and damage shower slide. d. Damaged and missing door handles. e. Stained carpet. f. Impact damage to exterior of garage roller door, and white paint on the inside of the door.
The damage is beyond fair wear and tear.
The owners made an insurance claim and the insurer settled the claim for replacement of carpet in two rooms, and replacement of the garage roller door. The insurance excess for each of those was $650.00.
Andy B’s Property Maintenance carried out the repairs to walls and doors, replacement of light covers and power point covers, and other repairs.
Teahon Property Maintenance carried out minor repairs to walls (plastering) and painting.
I am satisfied that: a. The amount claimed for repairs is proven and is fair and reasonable. b. The extent of damage to walls and architraves necessitated extensive repainting. The cost of this work is proven. c. The tenancy lasted for four years, and it is appropriate to consider depreciation in the claim for new painting costs. Landlords must reasonably expect to re-paint the interior every 8-10 years. In considering an appropriate amount of depreciation I have had regard to the fact that the property is relatively new, and the landlord is now required to fund an expected capital expense. I will apply depreciation of 20%. Filing fee, bond
The landlord has been successful in this application and I must also award the landlord the filing fee of $28.00.
The bond has been released to the landlord.

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 5305659 — net $9,263.57 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Tenant	Reason
Rent arrears to 21 March 2025	$834.29		9. The landlord’s rent record establishes rent arrears of $834.29 to the end of the tenancy.
Water rates	$639.12		Water rates
Rubbish removal	$1,225.10		Rubbish removal
Repairs	$3,148.40		Repairs
Carpet Cleaning	$260.00		Carpet Cleaning
Cleaning: and lawns	$1,920.50		Cleaning: and lawns
Painting	$1,654.16		Painting
Carpet replacement (insurance excess	$1,300.00		Carpet replacement (insurance excess
Replace garage door (insurance excess	$650.00		Replace garage door (insurance excess
Lock/key replacement: and replace remotes	$424.00		Lock/key replacement: and replace remotes
Filing fee reimbursement	$28.00		the claim for new painting costs. Landlords must reasonably expect to re-paint the interior every 8-10 years.
Bond released to landlord		$2,820.00	Bond released to landlord
Total award	$12,083.57	$2,820.00
Net award	$9,263.57
Total payable by Tenant to Landlord	$9,263.57

Claims and awards for application 5305659 — net $9,263.57 NZD. Verify on MoJ.

Rent arrears to 21 March 2025

Amount: $834.29
Awarded to: Landlord
Reason: 9. The landlord’s rent record establishes rent arrears of $834.29 to the end of the tenancy.

Water rates

Amount: $639.12
Awarded to: Landlord
Reason: Water rates

Rubbish removal

Amount: $1,225.10
Awarded to: Landlord
Reason: Rubbish removal

Repairs

Amount: $3,148.40
Awarded to: Landlord
Reason: Repairs

Carpet Cleaning

Amount: $260.00
Awarded to: Landlord
Reason: Carpet Cleaning

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Rent arrears Rubbish Removal Water Rates

Order

[The tenant/s] tenant/s] must pay Barfoot & Thompson Limited (as agent for Himali Wethasinghe & Sam Aicken) $9,263.57 immediately, calculated as shown in table below.

Reasons

Background

The tenancy began on 23 April 2021 and ended on 21 March 2025.
Ms Shortland is the sole named tenant in the tenancy agreement.
The landlord’s application seeks rent arrears, water rates, repairs, cleaning, rubbish removal, and other costs.
The bond was released to the landlord at the end of the tenancy.
The hearing took place in Whangarei on 10 September 2025. Ms Hargood and Ms Dinnan represented the landlord. There was no appearance by Ms Shortland.
Notice of the hearing was served on Ms Shortland in accordance with the Residential Tenancies Act 1986 (“RTA”). The hearing proceeded in Ms Shortland’s absence. 1 Rent, water
The landlord gave a 90-day notice to terminate the tenancy. Ms Shortland then gave a 21-day notice.
Ms Shortland stopped paying rent near the end of the tenancy.
The landlord’s rent record establishes rent arrears of $834.29 to the end of the tenancy.
Ms Shortland owes $639.12 for water, comprised of: a. Balance owing on WDC invoices pre-September 2024 $216.62. b. WDC invoice for water used from 4 September 2024 to 10 March 2025 $422.50. Cleaning, rubbish, keys
Tenants must remove all rubbish, return all keys and security devices, and leave the premises reasonably clean and tidy at the end of the tenancy. 2
The landlords provided a copy of the exit inspection report, which is detailed and includes several hundred photographs showing the condition of the premises at the end of the tenancy. 1 Section 92 RTA 2 Section 40(1)(e)(iii) RTA
The photographs were left in a very unclean and untidy state. There was rubbish and belongings left inside and outside the house. The house was very unclean throughout.
The claim seeks $1,225.10 for rubbish removal, and $1,920.50 for cleaning and lawns.
Ms Hargood provided invoices for these costs from Andy B’s Property Maintenance (rubbish removal) and from Market Ready (cleaning and lawns).
The costs claimed for rubbish removal and cleaning are significant. However, I am satisfied that the costs are justified on the evidence provided to me. The labour rates applied for cleaning and rubbish removal are within the range of normal in the market.
The tenant did not return the keys and garage door remotes at the end of the tenancy. The cost of change of locks and replacement of remotes is proven. Damage
Tenants are liable for careless or intentional damage that occurs during the tenancy.
A tenant’s liability for careless damage is limited to the amount of the landlord’s insurance excess, if the landlord holds insurance cover.
This house was newly built in 2020 and there was one tenancy before Ms Shortland’s tenancy began in April 2021.
Ms Hargood provided a copy of the entry inspection report showing the condition of the premises at the start of this tenancy.
The exit inspection report shows that there was damage to the premises during the tenancy including: a. Damage to walls and doors throughout the house, including marks, gouges, holes, and children’s writing. Some of the damage was partially repaired by the tenant. b. Damaged and missing light covers and powerpoint covers. c. Missing shower waste trap and damage shower slide. d. Damaged and missing door handles. e. Stained carpet. f. Impact damage to exterior of garage roller door, and white paint on the inside of the door.
The damage is beyond fair wear and tear.
The owners made an insurance claim and the insurer settled the claim for replacement of carpet in two rooms, and replacement of the garage roller door. The insurance excess for each of those was $650.00.
Andy B’s Property Maintenance carried out the repairs to walls and doors, replacement of light covers and power point covers, and other repairs.
Teahon Property Maintenance carried out minor repairs to walls (plastering) and painting.
I am satisfied that: a. The amount claimed for repairs is proven and is fair and reasonable. b. The extent of damage to walls and architraves necessitated extensive repainting. The cost of this work is proven. c. The tenancy lasted for four years, and it is appropriate to consider depreciation in the claim for new painting costs. Landlords must reasonably expect to re-paint the interior every 8-10 years. In considering an appropriate amount of depreciation I have had regard to the fact that the property is relatively new, and the landlord is now required to fund an expected capital expense. I will apply depreciation of 20%. Filing fee, bond
The landlord has been successful in this application and I must also award the landlord the filing fee of $28.00.
The bond has been released to the landlord.

Tenancy Tribunal case 5305659 — Property damage at 9 Millview Place, Port Whangarei, Whangarei 0110

At a glance

Tenancy Tribunal case 5305659 — Property damage at 9 Millview Place, Port Whangarei, Whangarei 0110

At a glance

Award balance

Claims & awards

Order

Reasons

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

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Reduce avoidable tribunal risk with proper tenant checks.