What was Tenancy Tribunal case 5332081 about?

The tribunal order states: [The tenant/s] must pay Topline Rentals Limited T/A Harcourts As Agent

How much money was awarded in case 5332081?

Cleaning: $345.00 awarded to landlord; Cleaning: $517.50 awarded to landlord; Curtains: $690.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Rent Arrears: $4,020.00 awarded to landlord; Rubbish Removal: $839.50 awarded to landlord; Water Rates: $131.88 awarded to landlord

What type of tenancy dispute was case 5332081?

The primary dispute was Rent arrears. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5332081?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13074487-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5332081 about?

The tribunal order states: [The tenant/s] must pay Topline Rentals Limited T/A Harcourts As Agent

How much money was awarded in case 5332081?

Cleaning: $345.00 awarded to landlord; Cleaning: $517.50 awarded to landlord; Curtains: $690.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Rent Arrears: $4,020.00 awarded to landlord; Rubbish Removal: $839.50 awarded to landlord; Water Rates: $131.88 awarded to landlord

What type of tenancy dispute was case 5332081?

The primary dispute was Rent arrears. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5332081?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13074487-Tenancy_Tribunal_Order.pdf.

13 Larnoch Road, Henderson, Auckland 0610 Tenancy Tribunal Case 5332081 — Rent arrears

Tenantcheck Insights

13 Larnoch Road, Henderson, Auckland 0610 Tenancy Tribunal Case 5332081 — 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 5332081 — net $3,891.88 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 11 August 2025	$4,020.00	Rent arrears to 11 August 2025
Water rates (03/04/2025 – 09/07/2025	$131.88	Water rates (03/04/2025 – 09/07/2025
Cleaning	$517.50	Cleaning
Rubbish removal	$839.50	Rubbish removal
Carpet Cleaning	$345.00	Carpet Cleaning
Curtains	$690.00	Curtains
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$3,891.88
Total payable by Tenant to Landlord	$3,891.88

Claims and awards for application 5332081 — net $3,891.88 NZD. Verify on MoJ.

Rent arrears to 11 August 2025

Amount: $4,020.00
Awarded to: Landlord
Reason: Rent arrears to 11 August 2025

Water rates (03/04/2025 – 09/07/2025

Amount: $131.88
Awarded to: Landlord
Reason: Water rates (03/04/2025 – 09/07/2025

Cleaning

Amount: $517.50
Awarded to: Landlord
Reason: Cleaning

Rubbish removal

Amount: $839.50
Awarded to: Landlord
Reason: Rubbish removal

Carpet Cleaning

Amount: $345.00
Awarded to: Landlord
Reason: Carpet Cleaning

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Rent arrears Rubbish Removal Water Rates

Order

[The tenant/s] must pay Topline Rentals Limited T/A Harcourts As Agent For Yasmin Kalia $3,891.88 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,680.00 (6466399-014) to Topline Rentals Limited T/A Harcourts As Agent For Yasmin Kalia immediately.

Reasons

The landlord attended the hearing on 4 February 2026. The tenant did not.
The landlord has applied for rent arrears, outgoings, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.
As the applicant, the landlord must prove their claim to the civil law standard of proof, on the balance of probabilities.

How much does the tenant owe in rent arrears?

The tenancy ended on 11 August 2025. The landlord submitted a rent summary, which proves the tenant owes $4,020.00 in rent arrears up to the end of the tenancy.

How much does the tenant owe in outstanding water rates invoices?

The landlord submitted a water rates invoice summary and copies of original invoices from Watercare. These documents prove the tenant owes $131.88 in outstanding water rates invoices for the period 3 April 2025 – 9 July 2025.

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

At the end of the tenancy, the tenant must remove all belongings, rubbish and leave the premises reasonably clean and tidy. 1
The photographs taken at the end of the tenancy show the tenant left personal belongings and rubbish at the premises. There are items of furniture, clothes, food and rubbish inside the premises. The premises have not been cleaned. There are large stains on the carpet in the lounge, dining room and bedroom 1 that were not present at the beginning of the tenancy. The floors have not been vacuumed or mopped and the surfaces have not been wiped down.
I find the tenant did not remove all of their belongings or rubbish, and did not leave the premises reasonably clean and tidy.
The landlord’s claim for compensation is granted for the following amounts: a. Cleaning: $517.50 b. Rubbish removal: $839.50 c. Carpet cleaning: $345.00
The landlord submitted invoices for these amounts. 1 Residential Tenancies Act 1986, section 40(1)(e)(ii) – (iii). Is the tenant responsible for damage that occurred at the premises during the tenancy? The law
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. 2
Fair wear and tear has been defined as the deterioration of premises due to both reasonable use and ordinary operation of natural forces, reasonable conduct on the part of the tenant being assumed. The amount of damage is not relevant. 3
The purpose of compensation is to restore the landlord to the same position they would have been in had the tenant not breached their obligations. The landlord must not be any better or worse off. To achieve this, there may need to be a reduction to the total amount of compensation sought to reflect betterment and depreciation. This is particularly the case where full replacement or reinstatement has been undertaken. Analysis
The photographs taken at the beginning of the tenancy show all of the curtains in good condition. In contrast, the photographs taken at the end show the curtains have been pulled from their racks and torn in some areas. On the balance of probabilities, I find the curtains were damaged during the tenancy. The damage exceeds fair wear and tear, and the tenant has not disproved liability.
The landlord submitted an invoice for $1,380.00 to replace the curtains. The landlord gave evidence the curtains were approximately 4 years old at the end of the tenancy. There needs to be an adjustment to the amount of compensation ordered to reflect betterment and depreciation. The estimated useful lifespan of curtains is 8 years, according to Inland Revenue’s General Depreciation Rates IR265 4 . Because the curtains were half-way through their estimated useful lifespan at the end of the tenancy, I find an adjustment of 50% to be reasonable.
The landlord’s claim for compensation is granted for $690.00. 2 Residential Tenancies Act 1986, sections 40(2)(a), 41 and 49B. 3 See discussion in Accessible Properties New Zealand Ltd v McKeefry [2019] NZTT 4114629, 4169403. 4 ir265-august-2024.pdf Filing fee
Because Topline Rentals Limited T/A Harcourts As Agent For Yasmin Kalia has wholly succeeded with the 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 5332081 — net $3,891.88 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 11 August 2025	$4,020.00	Rent arrears to 11 August 2025
Water rates (03/04/2025 – 09/07/2025	$131.88	Water rates (03/04/2025 – 09/07/2025
Cleaning	$517.50	Cleaning
Rubbish removal	$839.50	Rubbish removal
Carpet Cleaning	$345.00	Carpet Cleaning
Curtains	$690.00	Curtains
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$3,891.88
Total payable by Tenant to Landlord	$3,891.88

Claims and awards for application 5332081 — net $3,891.88 NZD. Verify on MoJ.

Rent arrears to 11 August 2025

Amount: $4,020.00
Awarded to: Landlord
Reason: Rent arrears to 11 August 2025

Water rates (03/04/2025 – 09/07/2025

Amount: $131.88
Awarded to: Landlord
Reason: Water rates (03/04/2025 – 09/07/2025

Cleaning

Amount: $517.50
Awarded to: Landlord
Reason: Cleaning

Rubbish removal

Amount: $839.50
Awarded to: Landlord
Reason: Rubbish removal

Carpet Cleaning

Amount: $345.00
Awarded to: Landlord
Reason: Carpet Cleaning

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Rent arrears Rubbish Removal Water Rates

Order

[The tenant/s] must pay Topline Rentals Limited T/A Harcourts As Agent For Yasmin Kalia $3,891.88 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,680.00 (6466399-014) to Topline Rentals Limited T/A Harcourts As Agent For Yasmin Kalia immediately.

Reasons

The landlord attended the hearing on 4 February 2026. The tenant did not.
The landlord has applied for rent arrears, outgoings, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.
As the applicant, the landlord must prove their claim to the civil law standard of proof, on the balance of probabilities.

How much does the tenant owe in rent arrears?

The tenancy ended on 11 August 2025. The landlord submitted a rent summary, which proves the tenant owes $4,020.00 in rent arrears up to the end of the tenancy.

How much does the tenant owe in outstanding water rates invoices?

The landlord submitted a water rates invoice summary and copies of original invoices from Watercare. These documents prove the tenant owes $131.88 in outstanding water rates invoices for the period 3 April 2025 – 9 July 2025.

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

At the end of the tenancy, the tenant must remove all belongings, rubbish and leave the premises reasonably clean and tidy. 1
The photographs taken at the end of the tenancy show the tenant left personal belongings and rubbish at the premises. There are items of furniture, clothes, food and rubbish inside the premises. The premises have not been cleaned. There are large stains on the carpet in the lounge, dining room and bedroom 1 that were not present at the beginning of the tenancy. The floors have not been vacuumed or mopped and the surfaces have not been wiped down.
I find the tenant did not remove all of their belongings or rubbish, and did not leave the premises reasonably clean and tidy.
The landlord’s claim for compensation is granted for the following amounts: a. Cleaning: $517.50 b. Rubbish removal: $839.50 c. Carpet cleaning: $345.00
The landlord submitted invoices for these amounts. 1 Residential Tenancies Act 1986, section 40(1)(e)(ii) – (iii). Is the tenant responsible for damage that occurred at the premises during the tenancy? The law
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. 2
Fair wear and tear has been defined as the deterioration of premises due to both reasonable use and ordinary operation of natural forces, reasonable conduct on the part of the tenant being assumed. The amount of damage is not relevant. 3
The purpose of compensation is to restore the landlord to the same position they would have been in had the tenant not breached their obligations. The landlord must not be any better or worse off. To achieve this, there may need to be a reduction to the total amount of compensation sought to reflect betterment and depreciation. This is particularly the case where full replacement or reinstatement has been undertaken. Analysis
The photographs taken at the beginning of the tenancy show all of the curtains in good condition. In contrast, the photographs taken at the end show the curtains have been pulled from their racks and torn in some areas. On the balance of probabilities, I find the curtains were damaged during the tenancy. The damage exceeds fair wear and tear, and the tenant has not disproved liability.
The landlord submitted an invoice for $1,380.00 to replace the curtains. The landlord gave evidence the curtains were approximately 4 years old at the end of the tenancy. There needs to be an adjustment to the amount of compensation ordered to reflect betterment and depreciation. The estimated useful lifespan of curtains is 8 years, according to Inland Revenue’s General Depreciation Rates IR265 4 . Because the curtains were half-way through their estimated useful lifespan at the end of the tenancy, I find an adjustment of 50% to be reasonable.
The landlord’s claim for compensation is granted for $690.00. 2 Residential Tenancies Act 1986, sections 40(2)(a), 41 and 49B. 3 See discussion in Accessible Properties New Zealand Ltd v McKeefry [2019] NZTT 4114629, 4169403. 4 ir265-august-2024.pdf Filing fee
Because Topline Rentals Limited T/A Harcourts As Agent For Yasmin Kalia has wholly succeeded with the claim I must reimburse the filing fee.

Tenancy Tribunal case 5332081 — Rent arrears at 13 Larnoch Road, Henderson, Auckland 0610

At a glance

Tenancy Tribunal case 5332081 — Rent arrears at 13 Larnoch Road, Henderson, Auckland 0610

At a glance

Award balance

Claims & awards

Order

Reasons

How much does the tenant owe in rent arrears?

How much does the tenant owe in outstanding water rates invoices?

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

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

How much does the tenant owe in rent arrears?

How much does the tenant owe in outstanding water rates invoices?

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

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions