What was Tenancy Tribunal case 5337190 about?

The tribunal order states: [The tenant/s] and [The tenant/s] must pay Inspire Property

How much money was awarded in case 5337190?

Cleaning: $285.00 awarded to landlord; Curtains Contribution: $150.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $412.82 awarded to landlord; Property Damage: $1,946.75 awarded to landlord; Rent Arrears: $296.43 awarded to landlord; Holes In Walls: $1,621.50 awarded to landlord; Rubbish Removal: $281.25 awarded to landlord

What type of tenancy dispute was case 5337190?

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

Where can I read the official tribunal order for case 5337190?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12701281-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5337190 about?

The tribunal order states: [The tenant/s] and [The tenant/s] must pay Inspire Property

How much money was awarded in case 5337190?

Cleaning: $285.00 awarded to landlord; Curtains Contribution: $150.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $412.82 awarded to landlord; Property Damage: $1,946.75 awarded to landlord; Rent Arrears: $296.43 awarded to landlord; Holes In Walls: $1,621.50 awarded to landlord; Rubbish Removal: $281.25 awarded to landlord

What type of tenancy dispute was case 5337190?

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

Where can I read the official tribunal order for case 5337190?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12701281-Tenancy_Tribunal_Order.pdf.

Unit/Flat 3, 8A Avenal Street, Avenal, Invercargill 9810 Tenancy Tribunal Case 5337190 — Property damage

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Unit/Flat 3, 8A Avenal Street, Avenal, Invercargill 9810 Tenancy Tribunal Case 5337190 — 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 5337190 — net $3,661.75 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears	$296.43	Rent arrears
Cleaning	$285.00	Cleaning
Rubbish removal	$281.25	Rubbish removal
Curtains contribution	$150.00	Curtains contribution
Repairs: Holes in walls	$1,621.50	Repairs: Holes in walls
Lock/key replacement	$412.82	Lock/key replacement
Carpet replacement contribution	$1,946.75	Carpet replacement contribution
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$3,661.75
Total payable by Tenant to Landlord	$3,661.75

Claims and awards for application 5337190 — net $3,661.75 NZD. Verify on MoJ.

Rent arrears

Amount: $296.43
Awarded to: Landlord
Reason: Rent arrears

Cleaning

Amount: $285.00
Awarded to: Landlord
Reason: Cleaning

Rubbish removal

Amount: $281.25
Awarded to: Landlord
Reason: Rubbish removal

Curtains contribution

Amount: $150.00
Awarded to: Landlord
Reason: Curtains contribution

Repairs: Holes in walls

Amount: $1,621.50
Awarded to: Landlord
Reason: Repairs: Holes in walls

Claim types — money lines allowed on this order

Cleanliness Filing Fee Property damage Rent arrears Rubbish Removal

Order

[The tenant/s] and [The tenant/s] must pay Inspire Property Management Limited $3,661.75 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $1,360.00 (3137421-019) to Inspire Property Management Limited immediately.

Reasons

The tenant failed to attend the hearing.
The landlord has applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.
The tenancy was over a period of just under two years four months.

How much is owed for rent?

The tenancy ended on 12 May 2025. The landlord provided rent records 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 photo evidence clearly shows this to have been the case.
The tenant did not return the keys despite repeated requests following the end of the tenancy.
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 following damage was caused during the tenancy: the curtains were in a very poor condition. They required replacement. Given there is no evidence of the age of the curtains I have taken this into consideration in making an award to contribute to the cost of the new curtains.
The carpets were also in very poor condition on the exit. Again there is no evidence of the age of the curtains, there is evidence of the condition they were in at the commencement of the tenancy. The landlord’s insurance did not cover the damage. The claim is for the replacement of the carpet however I have taken into consideration depreciation and as a result I make an award for a contribution to the costs.
There were a number of holes and damage to a number of walls and internal doors that required repair.
The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved.
I have taken into account 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 taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan.
Because Inspire Property Management Limited 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 5337190 — net $3,661.75 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears	$296.43	Rent arrears
Cleaning	$285.00	Cleaning
Rubbish removal	$281.25	Rubbish removal
Curtains contribution	$150.00	Curtains contribution
Repairs: Holes in walls	$1,621.50	Repairs: Holes in walls
Lock/key replacement	$412.82	Lock/key replacement
Carpet replacement contribution	$1,946.75	Carpet replacement contribution
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$3,661.75
Total payable by Tenant to Landlord	$3,661.75

Claims and awards for application 5337190 — net $3,661.75 NZD. Verify on MoJ.

Rent arrears

Amount: $296.43
Awarded to: Landlord
Reason: Rent arrears

Cleaning

Amount: $285.00
Awarded to: Landlord
Reason: Cleaning

Rubbish removal

Amount: $281.25
Awarded to: Landlord
Reason: Rubbish removal

Curtains contribution

Amount: $150.00
Awarded to: Landlord
Reason: Curtains contribution

Repairs: Holes in walls

Amount: $1,621.50
Awarded to: Landlord
Reason: Repairs: Holes in walls

Claim types — money lines allowed on this order

Cleanliness Filing Fee Property damage Rent arrears Rubbish Removal

Order

[The tenant/s] and [The tenant/s] must pay Inspire Property Management Limited $3,661.75 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $1,360.00 (3137421-019) to Inspire Property Management Limited immediately.

Reasons

The tenant failed to attend the hearing.
The landlord has applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.
The tenancy was over a period of just under two years four months.

How much is owed for rent?

The tenancy ended on 12 May 2025. The landlord provided rent records 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 photo evidence clearly shows this to have been the case.
The tenant did not return the keys despite repeated requests following the end of the tenancy.
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 following damage was caused during the tenancy: the curtains were in a very poor condition. They required replacement. Given there is no evidence of the age of the curtains I have taken this into consideration in making an award to contribute to the cost of the new curtains.
The carpets were also in very poor condition on the exit. Again there is no evidence of the age of the curtains, there is evidence of the condition they were in at the commencement of the tenancy. The landlord’s insurance did not cover the damage. The claim is for the replacement of the carpet however I have taken into consideration depreciation and as a result I make an award for a contribution to the costs.
There were a number of holes and damage to a number of walls and internal doors that required repair.
The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved.
I have taken into account 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 taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan.
Because Inspire Property Management Limited has wholly succeeded with the claim I must reimburse the filing fee.

Tenancy Tribunal case 5337190 — Property damage at Unit/Flat 3, 8A Avenal Street, Avenal, Invercargill 9810

At a glance

Tenancy Tribunal case 5337190 — Property damage at Unit/Flat 3, 8A Avenal Street, Avenal, Invercargill 9810

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

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 rent?

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