What was Tenancy Tribunal case 5324523 about?

The tribunal order states: [The tenant/s] must pay [The landlord/s] $24,678.62

How much money was awarded in case 5324523?

Cleaning: $630.22 awarded to landlord; Compensation: $840.00 awarded to landlord; Filing Fee: $54.00 awarded to landlord; Garage Locks: $162.40 awarded to landlord; Kitchen Vinyl: $650.00 awarded to landlord; Lost Rent: $6,480.00 awarded to landlord; Miscellaneous Chattels And Materials: $1,132.42 awarded to landlord; Outside Work: $567.60 awarded to landlord; Previous Order Application 5324523 D…: $3,520.00 awarded to landlord; Property Damage: $3,470.05 awarded to landlord; Property Damage: $144.22 awarded to landlord; Property Damage: $167.95 awarded to landlord; Property Damage: $1,695.00 awarded to landlord; Property Damage: $5,845.00 awarded to landlord; Rubbish Removal: $1,256.20 awarded to landlord; Smoke Alarms: $200.00 awarded to landlord; Water Rates: $103.56 awarded to landlord

What type of tenancy dispute was case 5324523?

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

Where can I read the official tribunal order for case 5324523?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12772562-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5324523 about?

The tribunal order states: [The tenant/s] must pay [The landlord/s] $24,678.62

How much money was awarded in case 5324523?

Cleaning: $630.22 awarded to landlord; Compensation: $840.00 awarded to landlord; Filing Fee: $54.00 awarded to landlord; Garage Locks: $162.40 awarded to landlord; Kitchen Vinyl: $650.00 awarded to landlord; Lost Rent: $6,480.00 awarded to landlord; Miscellaneous Chattels And Materials: $1,132.42 awarded to landlord; Outside Work: $567.60 awarded to landlord; Previous Order Application 5324523 D…: $3,520.00 awarded to landlord; Property Damage: $3,470.05 awarded to landlord; Property Damage: $144.22 awarded to landlord; Property Damage: $167.95 awarded to landlord; Property Damage: $1,695.00 awarded to landlord; Property Damage: $5,845.00 awarded to landlord; Rubbish Removal: $1,256.20 awarded to landlord; Smoke Alarms: $200.00 awarded to landlord; Water Rates: $103.56 awarded to landlord

What type of tenancy dispute was case 5324523?

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

Where can I read the official tribunal order for case 5324523?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12772562-Tenancy_Tribunal_Order.pdf.

107 Hampshire Street, Aranui, Christchurch 8061 Tenancy Tribunal Case 5324523 — Property damage

Claims and awards in Tenancy Tribunal application 5324523 — net $24,678.62 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Compensation for lost rent 2 October 2025 to 21 December 2025	$6,480.00	Compensation for lost rent 2 October 2025 to 21 December 2025
Previous order application 5324523 dated 1 October 2025	$3,520.00	Previous order application 5324523 dated 1 October 2025
Cleaning	$630.22	Cleaning
Rubbish removal	$1,256.20	Rubbish removal
Outside work	$567.60	Outside work
Replacement carpet	$3,470.05	Replacement carpet
Window repairs	$144.22	Window repairs
Spouting repair	$167.95	Spouting repair
Water rates	$103.56	Water rates
Miscellaneous chattels and materials	$1,132.42	Miscellaneous chattels and materials
Nets and curtains replacement	$1,695.00	Nets and curtains replacement
Vinyl replacement (insurance excess	$650.00	Vinyl replacement (insurance excess
Smoke alarms	$200.00	Smoke alarms
Garage locks	$162.40	Garage locks
Walls and ceilings repair and painting	$5,845.00	Walls and ceilings repair and painting
Compensation for landlord's time	$840.00	Compensation for landlord's time
Filing fees	$54.00	Filing fees
Net award	$24,678.62
Total payable by Tenant to Landlord	$24,678.62

Claims and awards in Tenancy Tribunal application 5324523 — net $24,678.62 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.

Claim

Landlord

Tenant

Reason

Compensation for lost rent 2 October 2025 to 21 December 2025

$6,480.00

Compensation for lost rent 2 October 2025 to 21 December 2025

Previous order application 5324523 dated 1 October 2025

$3,520.00

Previous order application 5324523 dated 1 October 2025

Cleaning

$630.22

Cleaning

Rubbish removal

$1,256.20

Rubbish removal

Outside work

$567.60

Outside work

Replacement carpet

$3,470.05

Replacement carpet

Window repairs

$144.22

Window repairs

Spouting repair

$167.95

Spouting repair

Water rates

$103.56

Water rates

Miscellaneous chattels and materials

$1,132.42

Miscellaneous chattels and materials

Nets and curtains replacement

$1,695.00

Nets and curtains replacement

Vinyl replacement (insurance excess

$650.00

Vinyl replacement (insurance excess

Smoke alarms

$200.00

Smoke alarms

Garage locks

$162.40

Garage locks

Walls and ceilings repair and painting

$5,845.00

Walls and ceilings repair and painting

Compensation for landlord's time

$840.00

Compensation for landlord's time

Filing fees

$54.00

Filing fees

Net award

$24,678.62

Total payable by Tenant to Landlord

$24,678.62

Order

[The tenant/s] must pay [The landlord/s] $24,678.62 immediately, calculated as shown in the table below.

This order incorporates the Tribunal order made on 1 October 2025 under these applications.

The landlord’s other claims are dismissed.

The Bond Centre is to pay the bond of $2,240.00 (BN-00009133) to [The landlord/s] immediately.

Reasons

Only the landlord attended the hearing.

The landlord has applied for compensation for breach of the tenant’s obligations following the end of the tenancy. Background

The tenancy began on 21 December 2024 and was for a fixed term to 21 December 2025.

On 12 August 2025, the landlord applied to the Tribunal to terminate the tenancy for various breaches of the tenant’s obligations including damage to the premises.

Following that application, the situation in the premises worsened, and the tenant stopped paying rent.

On 1 October, the Tribunal terminated the tenancy and awarded rent arrears in the sum of $3,520. The landlord’s other claims were adjourned.

The landlord set about removing rubbish from the premises, cleaning and remediating damage to the premises. Law

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.

The tenant must not carelessly or intentionally damage the premises.

A landlord must prove that damage to the premises occurred during the tenancy and is more than fair wear and tear. If this is established, to avoid liability, the tenant must prove they did not carelessly or intentionally cause or permit the damage. Tenants are liable for the actions of people at the premises with their permission.

Where the damage is caused carelessly, and is covered by the landlord's insurance, the tenant's liability is limited to the lesser of the insurance excess or four weeks' rent (or four weeks' market rent in the case of a tenant paying income-related rent).

Where the damage is careless and is not covered by the landlord's insurance, the tenant's liability is limited to four weeks' rent (or market rent).

Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for.

Damage is intentional where a person intends to cause damage and takes the necessary steps to achieve that purpose. Damage is also intentional where a person does something, or allows a situation to continue, knowing that damage is a certainty. Claims

The tenant did not remove all rubbish from the premises and did not leave the premises reasonably clean and tidy.

The tenant did not return the keys.

The tenant removed chattels from the premises including a shower dome, smoke alarms, a manhole cover and garden hoses.

There was damage to the premises during the tenancy. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage. It included the following: - a. A broken window. b. Carpet throughout the premises contaminated by pet urine. c. Multiple nail holes in the walls of the premises. d. Staining to ceilings from cigarette smoke. e. Damage to vinyl from flooding. f. Impact damage to spouting. g. Nets and curtains damaged from pet urine and pet activity.

The amounts ordered were proved by the production of invoices and evidence from the landlord and her handyman and painter.

The carpet needed to be replaced due to the contamination. It was not covered by the landlord’s insurance. The damage was intentional because the tenant must have known that pets in premises were urinating on the carpet, and she did not take action to prevent it.

The damage to the vinyl was covered by the landlord’s insurance. There was an excess in the sum of $650 which I have awarded.

The wall and ceiling damage was intentional by the tenant or others putting nails in the walls and smoking inside the premises.

The there were unpaid excess water charges incurred during the tenancy.

I have awarded the landlord $840 (28 hours @ $30/hour) to compensate her for her time spent removing rubbish and other work required due to the tenant’s breaches.

There is no need to consider betterment. The premises were refurbished in 2021 including new carpet and vinyl and repainting. Compensation for Loss of Rent

The landlord claimed loss of rent after 1 October on the basis that the premises were not left in a lettable condition. The landlord was not able to let the premises until after the remedial work was completed and the new tenancy will begin on 17 January 2026.

I approach this claim differently. The tenant, by her breaches of the tenancy agreement and of the Residential Tenancies Act 1986, including having dogs on the premises, having more people occupying the premises than were permitted by the agreement and damaging the premises, evidenced an intention not to be bound by the agreement. That constituted a repudiation of the agreement.

The landlord accepted the tenant’s repudiation and sought termination. Therefore, the landlord retains the right to claim and recover loss of rent after the end of the tenancy.

This was a fixed term tenancy to 21 December 2025. If the tenant had complied with her obligations, the tenancy would have continued until 21 December and the tenant would have paid rent until then. I have therefore awarded the landlord compensation for the loss of rent from 2 October to 21 December. Dismissed Claims

The landlord made claims for compensation for emotional and financial stress, interest and costs associated with making these applications. The Tribunal has no power to award interest. Costs can be awarded in certain limited situations but none of them apply in this case. The Tribunal considers letting as a business operation and general damages for emotional or financial stress are not awarded for breach in a commercial context. Those claims have therefore been dismissed. Previous Order

On 1 October 2025 the Tribunal made an order relating to this tenancy, for rent arrears to 1 October in the sum of $3,520. The previous order is incorporated into this order for enforcement purposes. Filing Fee

The landlord has succeeded and so I have awarded the filing fees. Result

The bond will be paid to the landlord and the tenant must pay the remainder of the liability under this order.

Claims and awards in Tenancy Tribunal application 5324523 — net $24,678.62 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Compensation for lost rent 2 October 2025 to 21 December 2025	$6,480.00	Compensation for lost rent 2 October 2025 to 21 December 2025
Previous order application 5324523 dated 1 October 2025	$3,520.00	Previous order application 5324523 dated 1 October 2025
Cleaning	$630.22	Cleaning
Rubbish removal	$1,256.20	Rubbish removal
Outside work	$567.60	Outside work
Replacement carpet	$3,470.05	Replacement carpet
Window repairs	$144.22	Window repairs
Spouting repair	$167.95	Spouting repair
Water rates	$103.56	Water rates
Miscellaneous chattels and materials	$1,132.42	Miscellaneous chattels and materials
Nets and curtains replacement	$1,695.00	Nets and curtains replacement
Vinyl replacement (insurance excess	$650.00	Vinyl replacement (insurance excess
Smoke alarms	$200.00	Smoke alarms
Garage locks	$162.40	Garage locks
Walls and ceilings repair and painting	$5,845.00	Walls and ceilings repair and painting
Compensation for landlord's time	$840.00	Compensation for landlord's time
Filing fees	$54.00	Filing fees
Net award	$24,678.62
Total payable by Tenant to Landlord	$24,678.62

Claims and awards in Tenancy Tribunal application 5324523 — net $24,678.62 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.

Claim

Landlord

Tenant

Reason

Compensation for lost rent 2 October 2025 to 21 December 2025

$6,480.00

Compensation for lost rent 2 October 2025 to 21 December 2025

Previous order application 5324523 dated 1 October 2025

$3,520.00

Previous order application 5324523 dated 1 October 2025

Cleaning

$630.22

Cleaning

Rubbish removal

$1,256.20

Rubbish removal

Outside work

$567.60

Outside work

Replacement carpet

$3,470.05

Replacement carpet

Window repairs

$144.22

Window repairs

Spouting repair

$167.95

Spouting repair

Water rates

$103.56

Water rates

Miscellaneous chattels and materials

$1,132.42

Miscellaneous chattels and materials

Nets and curtains replacement

$1,695.00

Nets and curtains replacement

Vinyl replacement (insurance excess

$650.00

Vinyl replacement (insurance excess

Smoke alarms

$200.00

Smoke alarms

Garage locks

$162.40

Garage locks

Walls and ceilings repair and painting

$5,845.00

Walls and ceilings repair and painting

Compensation for landlord's time

$840.00

Compensation for landlord's time

Filing fees

$54.00

Filing fees

Net award

$24,678.62

Total payable by Tenant to Landlord

$24,678.62

Order

[The tenant/s] must pay [The landlord/s] $24,678.62 immediately, calculated as shown in the table below.
This order incorporates the Tribunal order made on 1 October 2025 under these applications.
The landlord’s other claims are dismissed.
The Bond Centre is to pay the bond of $2,240.00 (BN-00009133) to [The landlord/s] immediately.

Reasons

Only the landlord attended the hearing.
The landlord has applied for compensation for breach of the tenant’s obligations following the end of the tenancy. Background
The tenancy began on 21 December 2024 and was for a fixed term to 21 December 2025.
On 12 August 2025, the landlord applied to the Tribunal to terminate the tenancy for various breaches of the tenant’s obligations including damage to the premises.
Following that application, the situation in the premises worsened, and the tenant stopped paying rent.
On 1 October, the Tribunal terminated the tenancy and awarded rent arrears in the sum of $3,520. The landlord’s other claims were adjourned.
The landlord set about removing rubbish from the premises, cleaning and remediating damage to the premises. Law
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.
The tenant must not carelessly or intentionally damage the premises.
A landlord must prove that damage to the premises occurred during the tenancy and is more than fair wear and tear. If this is established, to avoid liability, the tenant must prove they did not carelessly or intentionally cause or permit the damage. Tenants are liable for the actions of people at the premises with their permission.
Where the damage is caused carelessly, and is covered by the landlord's insurance, the tenant's liability is limited to the lesser of the insurance excess or four weeks' rent (or four weeks' market rent in the case of a tenant paying income-related rent).
Where the damage is careless and is not covered by the landlord's insurance, the tenant's liability is limited to four weeks' rent (or market rent).
Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for.
Damage is intentional where a person intends to cause damage and takes the necessary steps to achieve that purpose. Damage is also intentional where a person does something, or allows a situation to continue, knowing that damage is a certainty. Claims
The tenant did not remove all rubbish from the premises and did not leave the premises reasonably clean and tidy.
The tenant did not return the keys.
The tenant removed chattels from the premises including a shower dome, smoke alarms, a manhole cover and garden hoses.
There was damage to the premises during the tenancy. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage. It included the following: - a. A broken window. b. Carpet throughout the premises contaminated by pet urine. c. Multiple nail holes in the walls of the premises. d. Staining to ceilings from cigarette smoke. e. Damage to vinyl from flooding. f. Impact damage to spouting. g. Nets and curtains damaged from pet urine and pet activity.
The amounts ordered were proved by the production of invoices and evidence from the landlord and her handyman and painter.
The carpet needed to be replaced due to the contamination. It was not covered by the landlord’s insurance. The damage was intentional because the tenant must have known that pets in premises were urinating on the carpet, and she did not take action to prevent it.
The damage to the vinyl was covered by the landlord’s insurance. There was an excess in the sum of $650 which I have awarded.
The wall and ceiling damage was intentional by the tenant or others putting nails in the walls and smoking inside the premises.
The there were unpaid excess water charges incurred during the tenancy.
I have awarded the landlord $840 (28 hours @ $30/hour) to compensate her for her time spent removing rubbish and other work required due to the tenant’s breaches.
There is no need to consider betterment. The premises were refurbished in 2021 including new carpet and vinyl and repainting. Compensation for Loss of Rent
The landlord claimed loss of rent after 1 October on the basis that the premises were not left in a lettable condition. The landlord was not able to let the premises until after the remedial work was completed and the new tenancy will begin on 17 January 2026.
I approach this claim differently. The tenant, by her breaches of the tenancy agreement and of the Residential Tenancies Act 1986, including having dogs on the premises, having more people occupying the premises than were permitted by the agreement and damaging the premises, evidenced an intention not to be bound by the agreement. That constituted a repudiation of the agreement.
The landlord accepted the tenant’s repudiation and sought termination. Therefore, the landlord retains the right to claim and recover loss of rent after the end of the tenancy.
This was a fixed term tenancy to 21 December 2025. If the tenant had complied with her obligations, the tenancy would have continued until 21 December and the tenant would have paid rent until then. I have therefore awarded the landlord compensation for the loss of rent from 2 October to 21 December. Dismissed Claims
The landlord made claims for compensation for emotional and financial stress, interest and costs associated with making these applications. The Tribunal has no power to award interest. Costs can be awarded in certain limited situations but none of them apply in this case. The Tribunal considers letting as a business operation and general damages for emotional or financial stress are not awarded for breach in a commercial context. Those claims have therefore been dismissed. Previous Order
On 1 October 2025 the Tribunal made an order relating to this tenancy, for rent arrears to 1 October in the sum of $3,520. The previous order is incorporated into this order for enforcement purposes. Filing Fee
The landlord has succeeded and so I have awarded the filing fees. Result
The bond will be paid to the landlord and the tenant must pay the remainder of the liability under this order.

Tenancy Tribunal case 5324523 — Property damage at 107 Hampshire Street, Aranui, Christchurch 8061

At a glance

Tenancy Tribunal case 5324523 — Property damage at 107 Hampshire Street, Aranui, Christchurch 8061

At a glance

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions