What was Tenancy Tribunal case 5327221 about?

The tribunal order states: [The tenant/s] tenant/s], [The tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay [The tenant/s] landlord/s] and [The tenant/s] landlord/s] $2,870.10 immediately, calculated as shown in table

How much money was awarded in case 5327221?

Cleaning: $450.00 awarded to landlord; Property Damage: $67.85 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $273.98 awarded to landlord; Carpet: $100.00 awarded to landlord; Property Damage: $750.00 awarded to landlord; Replace Furnishings: Mirror: $45.00 awarded to landlord; Rubbish Removal: $155.27 awarded to landlord; Smoke Alarms: $1,000.00 awarded to landlord

What type of tenancy dispute was case 5327221?

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

Where can I read the official tribunal order for case 5327221?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12635920-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5327221 about?

The tribunal order states: [The tenant/s] tenant/s], [The tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay [The tenant/s] landlord/s] and [The tenant/s] landlord/s] $2,870.10 immediately, calculated as shown in table

How much money was awarded in case 5327221?

Cleaning: $450.00 awarded to landlord; Property Damage: $67.85 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $273.98 awarded to landlord; Carpet: $100.00 awarded to landlord; Property Damage: $750.00 awarded to landlord; Replace Furnishings: Mirror: $45.00 awarded to landlord; Rubbish Removal: $155.27 awarded to landlord; Smoke Alarms: $1,000.00 awarded to landlord

What type of tenancy dispute was case 5327221?

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

Where can I read the official tribunal order for case 5327221?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12635920-Tenancy_Tribunal_Order.pdf.

176 Langdons Road, Northcote, Christchurch 8052 Tenancy Tribunal Case 5327221 — Property damage

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176 Langdons Road, Northcote, Christchurch 8052 Tenancy Tribunal Case 5327221 — 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 5327221 — net $2,870.10 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Cleaning	$450.00	Cleaning
Rubbish removal	$155.27	Rubbish removal
Lock/key replacement	$273.98	Lock/key replacement
Electrical fittings replacement/repair: Light Fitting	$67.85	Electrical fittings replacement/repair: Light Fitting
Replace furnishings: Mirror	$45.00	Replace furnishings: Mirror
Repairs: Shower Base (insurance excess	$750.00	Repairs: Shower Base (insurance excess
Repairs: Carpet	$100.00	Repairs: Carpet
Exemplary Damages - Smoke Alarms	$1,000.00	Exemplary Damages - Smoke Alarms
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$2,870.10
Total payable by Tenant to Landlord	$2,870.10

Claims and awards for application 5327221 — net $2,870.10 NZD. Verify on MoJ.

Cleaning

Amount: $450.00
Awarded to: Landlord
Reason: Cleaning

Rubbish removal

Amount: $155.27
Awarded to: Landlord
Reason: Rubbish removal

Lock/key replacement

Amount: $273.98
Awarded to: Landlord
Reason: Lock/key replacement

Electrical fittings replacement/repair: Light Fitting

Amount: $67.85
Awarded to: Landlord
Reason: Electrical fittings replacement/repair: Light Fitting

Replace furnishings: Mirror

Amount: $45.00
Awarded to: Landlord
Reason: Replace furnishings: Mirror

Claim types — money lines allowed on this order

Cleanliness Property damage Filing Fee Rubbish Removal Replace Smoke Alarms

Order

[The tenant/s] tenant/s], [The tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay [The tenant/s] landlord/s] and [The tenant/s] landlord/s] $2,870.10 immediately, calculated as shown in table below. DescriptionLandlord Cleaning$450.00 Rubbish removal$155.27 Lock/key replacement$273.98 Electrical fittings replacement/repair: Light Fitting$67.85 Replace furnishings: Mirror$45.00 Repairs: Shower Base (insurance excess)$750.00 Repairs: Carpet$100.00 Exemplary Damages - Smoke Alarms$1,000.00 Filing fee reimbursement$28.00 Total award$2,870.10 Total payable by Tenant to Landlord$2,870.10

Reasons

Mr Smith attended the hearing for the landlord. The tenants did not attend.
The landlord has applied for compensation, exemplary damages, and reimbursement of the filing fee following 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.
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish. The tenant did not return the keys. A mirror was broken at the end of the tenancy.
The landlord provided photographs and receipts to support its claims for cleaning, keys, rubbish removal and replacement chattels (mirror). The amounts ordered are proved.

Is the tenant responsible for the damage to 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. See sections 40(2)(a), 41 and 49B RTA.
A shower base and light fitting were damaged during the tenancy. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage. The landlord provided photographs and costings to support the claims. The amounts ordered are proved.
Carpet in a bedroom also received a red stain during the tenancy. The landlord’s insurer accepted a claim for replacement carpet. The landlord sought to recover the insurance excess of $750.00. The replacement cost of the carpet was $1,111.63. The carpet was in poor condition with multiple stains at the start of the tenancy. It appeared to be near the end of the is useful life. I have taken into account betterment and depreciation and award a nominal amount of $100 for the carpet. Smoke Alarms
The landlord claims the tenant has removed or interfered with the smoke alarms.
A tenant must not cause or permit any interference with, or render inoperative, any means of escape from fire within the meaning of the Building Act 2004. See section 40(2)(ab) Residential Tenancies Act 1986. The definition of “means of escape” includes “all active and passive protection features required to warn people of fire...”, which covers smoke alarms.
Breaching this obligation is an unlawful act for which exemplary damages may be awarded up to a maximum of $4,000.00. See section 40(3A)(b) and Schedule 1A Residential Tenancies Act 1986.
During a routine inspection on 26 April 2025, the landlord noted that the smoke alarm outside an upstairs bedroom had been removed. The landlord sent an email to tenants asking them to reinstate the smoke alarm and advising them of their obligations under the RTA. The tenant did reinstate the smoke alarm before 16 May 2025, but removed it again by the next time the landlord was at the property on 16 June 2025. I find that the tenants have intentionally committed an unlawful act.
Where a party has committed an unlawful act intentionally, the Tribunal may award exemplary damages where it is satisfied that it would be just to do so, having regard to the party’s intent, the effect of the unlawful act, the interests of the other party, and the public interest. See section 109(3) Residential Tenancies Act 1986.
Working smoke alarms are proven to save lives by providing early warning in the event of a fire. Ensuring tenants maintain smoke alarms helps achieve the broader public safety goal of reducing fire-related injuries and fatalities. There are very strong policy reasons for ensuring that both landlords and tenants comply with their obligations in respect of smoke alarms. I order the tenants to pay exemplary damages of $1,000 for removal of the smoke alarm.
As the landlord was the successful party, I also award reimbursement of the Tribunal application fee.

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 5327221 — net $2,870.10 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Cleaning	$450.00	Cleaning
Rubbish removal	$155.27	Rubbish removal
Lock/key replacement	$273.98	Lock/key replacement
Electrical fittings replacement/repair: Light Fitting	$67.85	Electrical fittings replacement/repair: Light Fitting
Replace furnishings: Mirror	$45.00	Replace furnishings: Mirror
Repairs: Shower Base (insurance excess	$750.00	Repairs: Shower Base (insurance excess
Repairs: Carpet	$100.00	Repairs: Carpet
Exemplary Damages - Smoke Alarms	$1,000.00	Exemplary Damages - Smoke Alarms
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$2,870.10
Total payable by Tenant to Landlord	$2,870.10

Claims and awards for application 5327221 — net $2,870.10 NZD. Verify on MoJ.

Cleaning

Amount: $450.00
Awarded to: Landlord
Reason: Cleaning

Rubbish removal

Amount: $155.27
Awarded to: Landlord
Reason: Rubbish removal

Lock/key replacement

Amount: $273.98
Awarded to: Landlord
Reason: Lock/key replacement

Electrical fittings replacement/repair: Light Fitting

Amount: $67.85
Awarded to: Landlord
Reason: Electrical fittings replacement/repair: Light Fitting

Replace furnishings: Mirror

Amount: $45.00
Awarded to: Landlord
Reason: Replace furnishings: Mirror

Claim types — money lines allowed on this order

Cleanliness Property damage Filing Fee Rubbish Removal Replace Smoke Alarms

Order

[The tenant/s] tenant/s], [The tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay [The tenant/s] landlord/s] and [The tenant/s] landlord/s] $2,870.10 immediately, calculated as shown in table below. DescriptionLandlord Cleaning$450.00 Rubbish removal$155.27 Lock/key replacement$273.98 Electrical fittings replacement/repair: Light Fitting$67.85 Replace furnishings: Mirror$45.00 Repairs: Shower Base (insurance excess)$750.00 Repairs: Carpet$100.00 Exemplary Damages - Smoke Alarms$1,000.00 Filing fee reimbursement$28.00 Total award$2,870.10 Total payable by Tenant to Landlord$2,870.10

Reasons

Mr Smith attended the hearing for the landlord. The tenants did not attend.
The landlord has applied for compensation, exemplary damages, and reimbursement of the filing fee following 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.
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish. The tenant did not return the keys. A mirror was broken at the end of the tenancy.
The landlord provided photographs and receipts to support its claims for cleaning, keys, rubbish removal and replacement chattels (mirror). The amounts ordered are proved.

Is the tenant responsible for the damage to 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. See sections 40(2)(a), 41 and 49B RTA.
A shower base and light fitting were damaged during the tenancy. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage. The landlord provided photographs and costings to support the claims. The amounts ordered are proved.
Carpet in a bedroom also received a red stain during the tenancy. The landlord’s insurer accepted a claim for replacement carpet. The landlord sought to recover the insurance excess of $750.00. The replacement cost of the carpet was $1,111.63. The carpet was in poor condition with multiple stains at the start of the tenancy. It appeared to be near the end of the is useful life. I have taken into account betterment and depreciation and award a nominal amount of $100 for the carpet. Smoke Alarms
The landlord claims the tenant has removed or interfered with the smoke alarms.
A tenant must not cause or permit any interference with, or render inoperative, any means of escape from fire within the meaning of the Building Act 2004. See section 40(2)(ab) Residential Tenancies Act 1986. The definition of “means of escape” includes “all active and passive protection features required to warn people of fire...”, which covers smoke alarms.
Breaching this obligation is an unlawful act for which exemplary damages may be awarded up to a maximum of $4,000.00. See section 40(3A)(b) and Schedule 1A Residential Tenancies Act 1986.
During a routine inspection on 26 April 2025, the landlord noted that the smoke alarm outside an upstairs bedroom had been removed. The landlord sent an email to tenants asking them to reinstate the smoke alarm and advising them of their obligations under the RTA. The tenant did reinstate the smoke alarm before 16 May 2025, but removed it again by the next time the landlord was at the property on 16 June 2025. I find that the tenants have intentionally committed an unlawful act.
Where a party has committed an unlawful act intentionally, the Tribunal may award exemplary damages where it is satisfied that it would be just to do so, having regard to the party’s intent, the effect of the unlawful act, the interests of the other party, and the public interest. See section 109(3) Residential Tenancies Act 1986.
Working smoke alarms are proven to save lives by providing early warning in the event of a fire. Ensuring tenants maintain smoke alarms helps achieve the broader public safety goal of reducing fire-related injuries and fatalities. There are very strong policy reasons for ensuring that both landlords and tenants comply with their obligations in respect of smoke alarms. I order the tenants to pay exemplary damages of $1,000 for removal of the smoke alarm.
As the landlord was the successful party, I also award reimbursement of the Tribunal application fee.

Tenancy Tribunal case 5327221 — Property damage at 176 Langdons Road, Northcote, Christchurch 8052

At a glance

Tenancy Tribunal case 5327221 — Property damage at 176 Langdons Road, Northcote, Christchurch 8052

At a glance

Award balance

Claims & awards

Order

Reasons

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

Is the tenant responsible for the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions

Reduce avoidable tribunal risk with proper tenant checks.

Award balance

Claims & awards

Order

Reasons

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

Is the tenant responsible for the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions

Reduce avoidable tribunal risk with proper tenant checks.