What was Tenancy Tribunal case 5340123 about?

The tribunal order states: [The tenant/s] must carry out the following work at the premises by 5pm

How much money was awarded in case 5340123?

Verified claim lines are listed on this page.

What type of tenancy dispute was case 5340123?

The dispute type was not classified.

Where can I read the official tribunal order for case 5340123?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12748821-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5340123 about?

The tribunal order states: [The tenant/s] must carry out the following work at the premises by 5pm

How much money was awarded in case 5340123?

Verified claim lines are listed on this page.

What type of tenancy dispute was case 5340123?

The dispute type was not classified.

Where can I read the official tribunal order for case 5340123?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12748821-Tenancy_Tribunal_Order.pdf.

10 Windmill Road, Pukekohe, Pukekohe 2120 Tenancy Tribunal Case 5340123 — Tenancy dispute

Order

[The tenant/s] must carry out the following work at the premises by 5pm on Friday 19 December 2025: a. Remove the dog from the premises. b. Remove the man-made structures forming walls between the house and the garage. c. Mow the lawns so that the grounds are reasonably tidy.
If the tenant fails to comply with this order, the landlord may request a hearing to consider termination of the tenancy and/or any other appropriate remedy.

Reasons

The landlord attended the hearing on 20 November 2025.
The landlord has applied for orders for (1) removal of a dog; (2) removal of man- made structures; (3) access for repairs; and (4) lawn mowing.
The landlord sought a consequential termination clause, meaning that the tenancy would be automatically terminated if the claimed breaches are not remedied.
If the landlord considers the tenant has not complied with this order, it will be necessary to have a further hearing to establish non-compliance. This order is a conditional order, in that termination may follow if it is not complied with. But it will not automatically result in termination if there is a breach. Removal of Dog
The tenancy agreement provided that the landlord would allow a pet to be kept in accordance with guidelines included as an appendix. The guidelines list factors relevant to the landlord’s decision whether to allow pets and dogs.
The landlord says the dog may be a Mastiff. It is certainly big. The property manager said the dog was barking, spitting and attempting to jump the fence at her during a visit on 7 August 2025. The landlord says the dog poses a risk to staff and tradespeople.
I find that a dog is being kept at the premises in breach of the tenancy agreement. The landlord had reasonable grounds for declining permission for the dog. It is large and apparently unfriendly. I have made an order for the dog to be removed. Removal of Structures
The landlord’s inspection photographs taken on 10 July 2025 show various man- made structures on the property. These look like walls of belongings and rubbish piled up to make barricades. The intention appears to be to prevent people walking through the premises.
The breach notice records that these structures are blocking access to front and back entrance doors, which the landlord considers presents a serious health and safety issue.
I find that the alterations to the premises have been made without the landlord’s permission and in breach of the tenancy agreement. I have made a work order. Access for Repairs
The landlord sought access for repairs. While I understand there have been issues with access, these difficulties relate to an annual property condition inspection. The landlord was unable to perform this inspection on 7 July 2025, but it went ahead on 10 July 2025. There was a discussion at the inspection about the repairs that were needed. However, I cannot see that the landlord has given notice to enter for the purpose of repairs and been refused access.
The landlord needs access for repairs following a small fire in the kitchen. The landlord may be able to enter by serving notice. I decline to make an order for access in the absence of service of a notice requiring access for repairs or maintenance. This issue can be looked at again if there is a further hearing. Lawns
The lawn looks overgrown in the 10 July 2025 inspection report. There is a suggestion that the grounds are large and too much for the tenant to manage. On the other hand, the tenant is responsible for maintaining the grounds under the tenancy agreement and the landlord said part of the lawn had been mown.
I have made an order that the tenant mows the lawns. Consequential Matters
If the landlord considers that this order has not been complied with, the landlord may request a hearing to determine whether a termination order should be made.

Order

[The tenant/s] must carry out the following work at the premises by 5pm on Friday 19 December 2025: a. Remove the dog from the premises. b. Remove the man-made structures forming walls between the house and the garage. c. Mow the lawns so that the grounds are reasonably tidy.

If the tenant fails to comply with this order, the landlord may request a hearing to consider termination of the tenancy and/or any other appropriate remedy.

Reasons

The landlord attended the hearing on 20 November 2025.

The landlord has applied for orders for (1) removal of a dog; (2) removal of man- made structures; (3) access for repairs; and (4) lawn mowing.

The landlord sought a consequential termination clause, meaning that the tenancy would be automatically terminated if the claimed breaches are not remedied.

If the landlord considers the tenant has not complied with this order, it will be necessary to have a further hearing to establish non-compliance. This order is a conditional order, in that termination may follow if it is not complied with. But it will not automatically result in termination if there is a breach. Removal of Dog

The tenancy agreement provided that the landlord would allow a pet to be kept in accordance with guidelines included as an appendix. The guidelines list factors relevant to the landlord’s decision whether to allow pets and dogs.

The landlord says the dog may be a Mastiff. It is certainly big. The property manager said the dog was barking, spitting and attempting to jump the fence at her during a visit on 7 August 2025. The landlord says the dog poses a risk to staff and tradespeople.

I find that a dog is being kept at the premises in breach of the tenancy agreement. The landlord had reasonable grounds for declining permission for the dog. It is large and apparently unfriendly. I have made an order for the dog to be removed. Removal of Structures

The landlord’s inspection photographs taken on 10 July 2025 show various man- made structures on the property. These look like walls of belongings and rubbish piled up to make barricades. The intention appears to be to prevent people walking through the premises.

The breach notice records that these structures are blocking access to front and back entrance doors, which the landlord considers presents a serious health and safety issue.

I find that the alterations to the premises have been made without the landlord’s permission and in breach of the tenancy agreement. I have made a work order. Access for Repairs

The landlord sought access for repairs. While I understand there have been issues with access, these difficulties relate to an annual property condition inspection. The landlord was unable to perform this inspection on 7 July 2025, but it went ahead on 10 July 2025. There was a discussion at the inspection about the repairs that were needed. However, I cannot see that the landlord has given notice to enter for the purpose of repairs and been refused access.

The landlord needs access for repairs following a small fire in the kitchen. The landlord may be able to enter by serving notice. I decline to make an order for access in the absence of service of a notice requiring access for repairs or maintenance. This issue can be looked at again if there is a further hearing. Lawns

The lawn looks overgrown in the 10 July 2025 inspection report. There is a suggestion that the grounds are large and too much for the tenant to manage. On the other hand, the tenant is responsible for maintaining the grounds under the tenancy agreement and the landlord said part of the lawn had been mown.

I have made an order that the tenant mows the lawns. Consequential Matters

If the landlord considers that this order has not been complied with, the landlord may request a hearing to determine whether a termination order should be made.

Tenancy Tribunal case 5340123 — Tenancy dispute at 10 Windmill Road, Pukekohe, Pukekohe 2120

At a glance

Claims & awards

Tenancy Tribunal case 5340123 — Tenancy dispute at 10 Windmill Road, Pukekohe, Pukekohe 2120

At a glance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Property management

Frequently asked questions

Order

Reasons

Topics & place

Residential Tenancies Act sections

Property management

Frequently asked questions