Published tribunal order
Tenancy Tribunal case 5317502 — Property damage at 10 Brailsford Court, Dannemora, Auckland 2016
Decided 24 Oct 2025 · Published 24 Oct 2025 · Application 5317502
- Property damage
- Rent arrears
Order
- [The tenant/s] and [The tenant/s] must pay Grovefield Joal Ltd as agent for Aixinyaju Family Trust (Ailing Chen) $324.30 immediately, as calculated in the table below:
Reasons
- Both parties attended the hearing.
- The landlord has applied for rent arrears, outgoings, compensation, and reimbursement of the filing fee following the end of the tenancy.
How much is owed for rent and water rates?
- The tenancy ended on 7 July 2025. There was a previous Tribunal order that terminated the tenancy, granted possession to the landlord on 6 July 2025 and awarded rent until that same date.
- However, the tenant did not move out until 7 July 2025 and the landlord sought one further day of rent. There was also a final water bill that was not included in the previous order.
- The landlord provided rent records and water rates invoices which prove the amounts owing of $131.43 for rent and $141.88 for water at the end of the tenancy.
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 (RTA). The tenant is required to replace worn out smoke alarm batteries during the tenancy. See section 40(1)(ca) RTA. The tenant must also replace standard light bulbs.
- The landlord says that the tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish. The landlord was required to arrange for removal of two foam sheets and a large piece of timber in the garden and carry out general cleaning through.
- There were also carpet stains that required remediating and removal of an unauthorised bidet spray in the guest bedroom. The invoiced amount for these works was $782.00 and the landlord has provided photographs in support.
- The landlord had to replace light bulbs throughout the house and claims the cost of doing so of $200.00. I note that the total invoiced amount for this was $270.00, however, the landlord agreed to reduce the claimed amount.
- The tenants dispute all claims against them and say that they did clean the property and believe they have been overcharged by the property manager.
- On review of the evidence provided I consider that the landlord has proven the claims, and the amounts claimed are reasonable.
- The amounts ordered are proved.
- Because Grovefield Joal Ltd as agent for Aixinyaju Family Trust (Ailing Chen) has wholly succeeded with the claim I must also reimburse the filing fee. R Harvey-Lane 24 October 2025