What was Tenancy Tribunal case 5328813 about?

The tribunal order states: [The tenant/s] must pay Nzpro Property Management Limited T/A Lj

How much money was awarded in case 5328813?

Cleaning: $402.50 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Previous Order Application 5287019 D…: $2,589.86 awarded to landlord; (Walls in bedrooms 1 and 2 and hallw…: $517.50 awarded to landlord; Rubbish Removal: $425.50 awarded to landlord; Water Rates: $305.93 awarded to landlord

What type of tenancy dispute was case 5328813?

The primary dispute was Property damage. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5328813?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12649535-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5328813 about?

The tribunal order states: [The tenant/s] must pay Nzpro Property Management Limited T/A Lj

How much money was awarded in case 5328813?

Cleaning: $402.50 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Previous Order Application 5287019 D…: $2,589.86 awarded to landlord; (Walls in bedrooms 1 and 2 and hallw…: $517.50 awarded to landlord; Rubbish Removal: $425.50 awarded to landlord; Water Rates: $305.93 awarded to landlord

What type of tenancy dispute was case 5328813?

The primary dispute was Property damage. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5328813?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12649535-Tenancy_Tribunal_Order.pdf.

16 Ewenson Avenue, One Tree Hill, Auckland 1061 Tenancy Tribunal Case 5328813 — Property damage

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16 Ewenson Avenue, One Tree Hill, Auckland 1061 Tenancy Tribunal Case 5328813 — 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 5328813 — net $4,269.29 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Previous order application 5287019 dated 12/08/2025	$2,589.86	Previous order application 5287019 dated 12/08/2025
Water rates: (June to August 2025	$305.93	Water rates: (June to August 2025
Cleaning	$402.50	Cleaning
Rubbish removal	$425.50	Rubbish removal
Repairs: (Walls in bedrooms 1 and 2 and hallway	$517.50	Repairs: (Walls in bedrooms 1 and 2 and hallway
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$4,269.29
Total payable by Tenant to Landlord	$4,269.29

Claims and awards for application 5328813 — net $4,269.29 NZD. Verify on MoJ.

Previous order application 5287019 dated 12/08/2025

Amount: $2,589.86
Awarded to: Landlord
Reason: Previous order application 5287019 dated 12/08/2025

Water rates: (June to August 2025

Amount: $305.93
Awarded to: Landlord
Reason: Water rates: (June to August 2025

Cleaning

Amount: $402.50
Awarded to: Landlord
Reason: Cleaning

Rubbish removal

Amount: $425.50
Awarded to: Landlord
Reason: Rubbish removal

Repairs: (Walls in bedrooms 1 and 2 and hallway

Amount: $517.50
Awarded to: Landlord
Reason: Repairs: (Walls in bedrooms 1 and 2 and hallway

Claim types — money lines allowed on this order

Cleanliness Filing Fee Property damage Rubbish Removal Water Rates

Order

[The tenant/s] must pay Nzpro Property Management Limited T/A Lj Hooker Mt Albert As The Agent For Premium Investment Ltd $4,269.29 immediately, calculated as shown in table below.

Reasons

The landlord attended the hearing. The tenant did not.
I am satisfied that the tenant had received proper notice of the hearing time, date and place and chose not to attend.
On 12 August 2025 the Tribunal made an order relating to this tenancy terminating the tenancy, awarding rent arrears, refunding the bond and reimbursing the filing fee of $7.00. The previous order is incorporated into this order for enforcement purposes. The amount still owing from this order is $2,589.86.
The landlord has applied for compensation and reimbursement of the filing fee following the end of the tenancy.

How much is owed for water rates?

The tenancy ended on 12 August 2025. The landlord provided water rates invoices 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 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 is required to replace worn out smoke alarm batteries during the tenancy. See section 40(1)(ca) Residential Tenancies Act 1986. The tenant must also replace standard light bulbs.
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish.
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.
Where the damage is careless, and occurs after 27 August 2019, section 49B RTA applies. If the landlord becomes aware of the damage after 27 August, the damage is presumed to have occurred after that date unless the tenant proves otherwise.
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). See section 49B(3)(a) RTA.
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). See section 49B(3)(b) RTA. Where insurance money is irrecoverable because of the tenant's conduct, the property is treated as if it is not insured against the damage. See section 49B(3A)(a) RTA.
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. See section 49B(1) RTA.
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. See Guo v Korck [2019] NZHC 1541.
The tenant damaged the walls in bedrooms one and two and the hallway during the tenancy. The damage is more than fair wear and tear and appears to be from the tenant’s careless acts or omissions or the careless acts or omissions of persons at the tenant’s home with her consent. The tenant has not disproved liability for the damage.
The amounts ordered are proved.
I have considered betterment and depreciation. The landlord should be returned to the position they would have been in had the tenant not breached their obligations and should not be better or worse off. In calculating depreciation, I have considered the age and condition of the items at the start of the tenancy and their likely useful lifespan. Reimbursement of filing fee
Section 102(4) of the RTA confirms that applicants that are wholly or substantially successful in proving their claims will have their filing fee reimbursed.
Because the landlord has wholly succeeded with its claim, I must reimburse the filing 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 5328813 — net $4,269.29 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Previous order application 5287019 dated 12/08/2025	$2,589.86	Previous order application 5287019 dated 12/08/2025
Water rates: (June to August 2025	$305.93	Water rates: (June to August 2025
Cleaning	$402.50	Cleaning
Rubbish removal	$425.50	Rubbish removal
Repairs: (Walls in bedrooms 1 and 2 and hallway	$517.50	Repairs: (Walls in bedrooms 1 and 2 and hallway
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$4,269.29
Total payable by Tenant to Landlord	$4,269.29

Claims and awards for application 5328813 — net $4,269.29 NZD. Verify on MoJ.

Previous order application 5287019 dated 12/08/2025

Amount: $2,589.86
Awarded to: Landlord
Reason: Previous order application 5287019 dated 12/08/2025

Water rates: (June to August 2025

Amount: $305.93
Awarded to: Landlord
Reason: Water rates: (June to August 2025

Cleaning

Amount: $402.50
Awarded to: Landlord
Reason: Cleaning

Rubbish removal

Amount: $425.50
Awarded to: Landlord
Reason: Rubbish removal

Repairs: (Walls in bedrooms 1 and 2 and hallway

Amount: $517.50
Awarded to: Landlord
Reason: Repairs: (Walls in bedrooms 1 and 2 and hallway

Claim types — money lines allowed on this order

Cleanliness Filing Fee Property damage Rubbish Removal Water Rates

Order

[The tenant/s] must pay Nzpro Property Management Limited T/A Lj Hooker Mt Albert As The Agent For Premium Investment Ltd $4,269.29 immediately, calculated as shown in table below.

Reasons

The landlord attended the hearing. The tenant did not.
I am satisfied that the tenant had received proper notice of the hearing time, date and place and chose not to attend.
On 12 August 2025 the Tribunal made an order relating to this tenancy terminating the tenancy, awarding rent arrears, refunding the bond and reimbursing the filing fee of $7.00. The previous order is incorporated into this order for enforcement purposes. The amount still owing from this order is $2,589.86.
The landlord has applied for compensation and reimbursement of the filing fee following the end of the tenancy.

How much is owed for water rates?

The tenancy ended on 12 August 2025. The landlord provided water rates invoices 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 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 is required to replace worn out smoke alarm batteries during the tenancy. See section 40(1)(ca) Residential Tenancies Act 1986. The tenant must also replace standard light bulbs.
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish.
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.
Where the damage is careless, and occurs after 27 August 2019, section 49B RTA applies. If the landlord becomes aware of the damage after 27 August, the damage is presumed to have occurred after that date unless the tenant proves otherwise.
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). See section 49B(3)(a) RTA.
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). See section 49B(3)(b) RTA. Where insurance money is irrecoverable because of the tenant's conduct, the property is treated as if it is not insured against the damage. See section 49B(3A)(a) RTA.
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. See section 49B(1) RTA.
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. See Guo v Korck [2019] NZHC 1541.
The tenant damaged the walls in bedrooms one and two and the hallway during the tenancy. The damage is more than fair wear and tear and appears to be from the tenant’s careless acts or omissions or the careless acts or omissions of persons at the tenant’s home with her consent. The tenant has not disproved liability for the damage.
The amounts ordered are proved.
I have considered betterment and depreciation. The landlord should be returned to the position they would have been in had the tenant not breached their obligations and should not be better or worse off. In calculating depreciation, I have considered the age and condition of the items at the start of the tenancy and their likely useful lifespan. Reimbursement of filing fee
Section 102(4) of the RTA confirms that applicants that are wholly or substantially successful in proving their claims will have their filing fee reimbursed.
Because the landlord has wholly succeeded with its claim, I must reimburse the filing fee.

Tenancy Tribunal case 5328813 — Property damage at 16 Ewenson Avenue, One Tree Hill, Auckland 1061

At a glance

Tenancy Tribunal case 5328813 — Property damage at 16 Ewenson Avenue, One Tree Hill, Auckland 1061

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for water rates?

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

Property management

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

How much is owed for water rates?

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

Property management

Frequently asked questions