What was Tenancy Tribunal case 5323582 about?

The tribunal order states: [The tenant/s] tenant/s] and Isaac [The tenant/s] tenant/s] must pay Five Am Property

How much money was awarded in case 5323582?

Cleaning: $517.50 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $300.00 awarded to landlord; Property Damage: $241.50 awarded to landlord; Rent Arrears: $4,170.00 awarded to landlord; Smoke Alarms: $82.83 awarded to landlord; Rubbish Removal: $300.00 awarded to landlord; Water Rates: $200.57 awarded to landlord

What type of tenancy dispute was case 5323582?

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

Where can I read the official tribunal order for case 5323582?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12708621-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5323582 about?

The tribunal order states: [The tenant/s] tenant/s] and Isaac [The tenant/s] tenant/s] must pay Five Am Property

How much money was awarded in case 5323582?

Cleaning: $517.50 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $300.00 awarded to landlord; Property Damage: $241.50 awarded to landlord; Rent Arrears: $4,170.00 awarded to landlord; Smoke Alarms: $82.83 awarded to landlord; Rubbish Removal: $300.00 awarded to landlord; Water Rates: $200.57 awarded to landlord

What type of tenancy dispute was case 5323582?

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

Where can I read the official tribunal order for case 5323582?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12708621-Tenancy_Tribunal_Order.pdf.

11 Sandgate Avenue, Botany Downs, Auckland 2010 Tenancy Tribunal Case 5323582 — Rent arrears

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11 Sandgate Avenue, Botany Downs, Auckland 2010 Tenancy Tribunal Case 5323582 — 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 5323582 — net $3,060.40 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears as of 4.9.25	$4,170.00	Rent arrears as of 4.9.25
Water rates as of 18.8.25	$200.57	Water rates as of 18.8.25
Cleaning	$517.50	Cleaning
Lawns and Garden work	$300.00	Lawns and Garden work
Rubbish removal	$300.00	Rubbish removal
Lock/key replacement	$241.50	Lock/key replacement
Replace smoke alarms: and light bulb replacement	$82.83	Replace smoke alarms: and light bulb replacement
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$3,060.40
Total payable by Tenant to Landlord	$3,060.40

Claims and awards for application 5323582 — net $3,060.40 NZD. Verify on MoJ.

Rent arrears as of 4.9.25

Amount: $4,170.00
Awarded to: Landlord
Reason: Rent arrears as of 4.9.25

Water rates as of 18.8.25

Amount: $200.57
Awarded to: Landlord
Reason: Water rates as of 18.8.25

Cleaning

Amount: $517.50
Awarded to: Landlord
Reason: Cleaning

Lawns and Garden work

Amount: $300.00
Awarded to: Landlord
Reason: Lawns and Garden work

Rubbish removal

Amount: $300.00
Awarded to: Landlord
Reason: Rubbish removal

Claim types — money lines allowed on this order

Cleanliness Filing Fee Lawns And Garden Work Property damage Rent arrears Replace Smoke Alarms Rubbish Removal Water Rates

Order

[The tenant/s] tenant/s] and Isaac [The tenant/s] tenant/s] must pay Five Am Property Management Limited As Agent For Judy Gao $3,060.40 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,780.00 (3812841-008) to Five Am Property Management Limited As Agent For Judy Gao immediately.

Reasons

The landlord attended the hearing by video call.
The tenants were telephoned on the phone numbers provided but the phone calls went unanswered or to voicemail. I am satisfied the tenants were properly served with notice of the hearing. The hearing proceeded in their absence.
The landlord has applied for rent arrears, compensation, payment of the bond, and reimbursement of the filing fee following the end of the tenancy. Relevant legal considerations
The relevant law that applies is found in the Residential Tenancies Act 1986 (RTA).
With any claim before the Tenancy Tribunal, the Tribunal applies the usual civil law standards and expectations That includes a requirement that the applicant, establish their claims on the balance of probabilities. The balance of probabilities means more likely than un-likely, or in mathematical terms, has a fractionally more than 50% likelihood.
The Tribunal does not need to be certain or very sure about any claim, only that what is claimed is likely. This obligation carried by the applicant is referred to as the “burden of proof”. Independent witnesses, corroborating documents and photographs are an important part of discharging this burden.

How much is owed for rent?

The tenant must pay the rent as and when it is due and payable under the tenancy agreement. 1
The tenancy was for a fixed term with a contractual end date of 17 October 2025. The tenants asked to reduce the fixed term and the landlord agreed and found a replacement tenancy which commenced on 5 September 2025. The tenants are liable for rent until 4 September 2025.
The landlord provided rent records which prove the amount owing at the end of the tenancy.

How much is owed for water rates?

The tenant is responsible for water consumption charges. 2
The landlord provided water rates invoices and a water rates summary which prove the amount owing 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: 1 See section 40 (1)(a) of the RTA. 2 See section 39 RTA. a. remove all his or her goods from the premises, 3 b. leave the premises (including the land provided with the premises) reasonably clean and tidy, 4 c. remove all rubbish, 5 d. return all keys and security devices, 6 e. leave all chattels provided for their benefit. 7 f. replace worn out smoke alarm batteries during the tenancy. 8 g. replace standard light bulbs.

Is the tenant liable for cleaning and rubbish costs?

There is no scientific way to determine what is ‘reasonably’ clean and tidy, what is required is for the Tribunal to evaluate the evidence available (particularly photographs presented), and then to determine whether the premises would be reasonably clean. The Tribunal will also consider factors such as the length of the tenancy, and the general condition of the premises (for example, surfaces that are new and in a good condition will be easier to clean than older and worn surfaces, particularly with paint work).
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish. The gardens required weeding and surfaces throughout the premises appeared unclean. Pre-tenancy and post-tenancy inspection reports, invoices and oral evidence were provided in support of the claim. The amount ordered is proved.

Is the tenant liable for Lock/key replacement?

The tenant did not return the keys. The landlord provided an invoice and oral evidence in support of the claim. The amount ordered is proved.

Is the tenant liable for the replacement of chattels?

The landlord had to replace light bulbs and a smoke alarm.
The amounts ordered are proved with pre-tenancy and post tenancy inspection reports and invoices in support of the claim. Bond 3 See section 40 (1)(e) (ii) of the RTA. 4 See section 40 (1)(e) (iii) of the RTA. 5 See section 40 (1)(e) (iii) of the RTA. 6 See section 40(1)(e)(iv) of the RTA. 7 See section 40(1)(e)(v) of the RTA. 8 See section 40(1)(ca) RTA and Residential Tenancies (Smoke Alarms and Insulation) Regulations 2016.
The bond is to be paid to the landlord immediately to offset the amounts ordered. Filing fee
As the landlord has succeeded with the claim, I have reimbursed the filing fee. 9 Suppression
The landlord did not seek name suppression.

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 5323582 — net $3,060.40 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears as of 4.9.25	$4,170.00	Rent arrears as of 4.9.25
Water rates as of 18.8.25	$200.57	Water rates as of 18.8.25
Cleaning	$517.50	Cleaning
Lawns and Garden work	$300.00	Lawns and Garden work
Rubbish removal	$300.00	Rubbish removal
Lock/key replacement	$241.50	Lock/key replacement
Replace smoke alarms: and light bulb replacement	$82.83	Replace smoke alarms: and light bulb replacement
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$3,060.40
Total payable by Tenant to Landlord	$3,060.40

Claims and awards for application 5323582 — net $3,060.40 NZD. Verify on MoJ.

Rent arrears as of 4.9.25

Amount: $4,170.00
Awarded to: Landlord
Reason: Rent arrears as of 4.9.25

Water rates as of 18.8.25

Amount: $200.57
Awarded to: Landlord
Reason: Water rates as of 18.8.25

Cleaning

Amount: $517.50
Awarded to: Landlord
Reason: Cleaning

Lawns and Garden work

Amount: $300.00
Awarded to: Landlord
Reason: Lawns and Garden work

Rubbish removal

Amount: $300.00
Awarded to: Landlord
Reason: Rubbish removal

Claim types — money lines allowed on this order

Cleanliness Filing Fee Lawns And Garden Work Property damage Rent arrears Replace Smoke Alarms Rubbish Removal Water Rates

Order

[The tenant/s] tenant/s] and Isaac [The tenant/s] tenant/s] must pay Five Am Property Management Limited As Agent For Judy Gao $3,060.40 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,780.00 (3812841-008) to Five Am Property Management Limited As Agent For Judy Gao immediately.

Reasons

The landlord attended the hearing by video call.
The tenants were telephoned on the phone numbers provided but the phone calls went unanswered or to voicemail. I am satisfied the tenants were properly served with notice of the hearing. The hearing proceeded in their absence.
The landlord has applied for rent arrears, compensation, payment of the bond, and reimbursement of the filing fee following the end of the tenancy. Relevant legal considerations
The relevant law that applies is found in the Residential Tenancies Act 1986 (RTA).
With any claim before the Tenancy Tribunal, the Tribunal applies the usual civil law standards and expectations That includes a requirement that the applicant, establish their claims on the balance of probabilities. The balance of probabilities means more likely than un-likely, or in mathematical terms, has a fractionally more than 50% likelihood.
The Tribunal does not need to be certain or very sure about any claim, only that what is claimed is likely. This obligation carried by the applicant is referred to as the “burden of proof”. Independent witnesses, corroborating documents and photographs are an important part of discharging this burden.

How much is owed for rent?

The tenant must pay the rent as and when it is due and payable under the tenancy agreement. 1
The tenancy was for a fixed term with a contractual end date of 17 October 2025. The tenants asked to reduce the fixed term and the landlord agreed and found a replacement tenancy which commenced on 5 September 2025. The tenants are liable for rent until 4 September 2025.
The landlord provided rent records which prove the amount owing at the end of the tenancy.

How much is owed for water rates?

The tenant is responsible for water consumption charges. 2
The landlord provided water rates invoices and a water rates summary which prove the amount owing 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: 1 See section 40 (1)(a) of the RTA. 2 See section 39 RTA. a. remove all his or her goods from the premises, 3 b. leave the premises (including the land provided with the premises) reasonably clean and tidy, 4 c. remove all rubbish, 5 d. return all keys and security devices, 6 e. leave all chattels provided for their benefit. 7 f. replace worn out smoke alarm batteries during the tenancy. 8 g. replace standard light bulbs.

Is the tenant liable for cleaning and rubbish costs?

There is no scientific way to determine what is ‘reasonably’ clean and tidy, what is required is for the Tribunal to evaluate the evidence available (particularly photographs presented), and then to determine whether the premises would be reasonably clean. The Tribunal will also consider factors such as the length of the tenancy, and the general condition of the premises (for example, surfaces that are new and in a good condition will be easier to clean than older and worn surfaces, particularly with paint work).
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish. The gardens required weeding and surfaces throughout the premises appeared unclean. Pre-tenancy and post-tenancy inspection reports, invoices and oral evidence were provided in support of the claim. The amount ordered is proved.

Is the tenant liable for Lock/key replacement?

The tenant did not return the keys. The landlord provided an invoice and oral evidence in support of the claim. The amount ordered is proved.

Is the tenant liable for the replacement of chattels?

The landlord had to replace light bulbs and a smoke alarm.
The amounts ordered are proved with pre-tenancy and post tenancy inspection reports and invoices in support of the claim. Bond 3 See section 40 (1)(e) (ii) of the RTA. 4 See section 40 (1)(e) (iii) of the RTA. 5 See section 40 (1)(e) (iii) of the RTA. 6 See section 40(1)(e)(iv) of the RTA. 7 See section 40(1)(e)(v) of the RTA. 8 See section 40(1)(ca) RTA and Residential Tenancies (Smoke Alarms and Insulation) Regulations 2016.
The bond is to be paid to the landlord immediately to offset the amounts ordered. Filing fee
As the landlord has succeeded with the claim, I have reimbursed the filing fee. 9 Suppression
The landlord did not seek name suppression.

Tenancy Tribunal case 5323582 — Rent arrears at 11 Sandgate Avenue, Botany Downs, Auckland 2010

At a glance

Tenancy Tribunal case 5323582 — Rent arrears at 11 Sandgate Avenue, Botany Downs, Auckland 2010

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

How much is owed for water rates?

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

Is the tenant liable for cleaning and rubbish costs?

Is the tenant liable for Lock/key replacement?

Is the tenant liable for the replacement of chattels?

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?

How much is owed for water rates?

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

Is the tenant liable for cleaning and rubbish costs?

Is the tenant liable for Lock/key replacement?

Is the tenant liable for the replacement of chattels?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Reduce avoidable tribunal risk with proper tenant checks.