Tenantcheck Insights · Case study
Tenancy Tribunal case 5341765 — Property damage at 2102 Great North Road, Avondale, Auckland 0600
Decided 17 February 2026 · Published 17 February 2026 · Application 5341765
- Property damage
- Cleanliness
- Rent arrears
- Leaks
At a glance
Key facts from the published tribunal order.
Outcome
Landlord favoured
From published order
Location
Auckland
Tribunal region
Adjudicator
C Lamdin
Dispute themes
Award balance
Gross awards, any bond applied per the order, and the remaining balance payable.
- Gross award
- $5,767.17
- Bond payment as ordered
- −$944.00
- Total balance for Tenant to pay Landlord
- $4,823.17
Claims & awards
What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.
| Claim | Landlord | Tenant | Reason |
|---|---|---|---|
| Rent arrears to 27 July 2025 | $737.64 | Rent arrears to 27 July 2025 | |
| Water rates | $527.00 | Water rates | |
| Window repairs | $641.87 | Window repairs | |
| Repairs: Plumbing | $23.17 | Repairs: Plumbing | |
| Cleaning: and rubbish | $1,100.55 | Cleaning: and rubbish | |
| Lawn mowing | $370.00 | Lawn mowing | |
| Repairs | $2,338.94 | Repairs | |
| Filing fee reimbursement | $28.00 | Filing fee reimbursement | |
| Net award | $4,823.17 | ||
| Total payable by Tenant to Landlord | $4,823.17 |
Claims and awards for application 5341765 — net $4,823.17 NZD. Verify on MoJ.
Rent arrears to 27 July 2025
- Amount
- $737.64
- Awarded to
- Landlord
- Reason
- Rent arrears to 27 July 2025
Water rates
- Amount
- $527.00
- Awarded to
- Landlord
- Reason
- Water rates
Window repairs
- Amount
- $641.87
- Awarded to
- Landlord
- Reason
- Window repairs
Repairs: Plumbing
- Amount
- $23.17
- Awarded to
- Landlord
- Reason
- Repairs: Plumbing
Cleaning: and rubbish
- Amount
- $1,100.55
- Awarded to
- Landlord
- Reason
- Cleaning: and rubbish
Lawn mowing
- Amount
- $370.00
- Awarded to
- Landlord
- Reason
- Lawn mowing
Repairs
- Amount
- $2,338.94
- Awarded to
- Landlord
- Reason
- Repairs
Filing fee reimbursement
- Amount
- $28.00
- Awarded to
- Landlord
- Reason
- Filing fee reimbursement
Net award
Landlord $4,823.17
Total payable by Tenant to Landlord
Landlord $4,823.17
Claim types — money lines allowed on this order
Order
corrects the Order issued under the same NZTT number dated 16 February 2026. The only difference is the amount for lawn mowing which has been added to this Corrigendum. Lawn mowing was included as one of the applicant’s claims in the hearing, but was nut recorded in the original Order. The totals have also been amended accordingly.
- The Bond Centre is to pay the bond of $944.00 (BN-00016747) to Visionwest Community Trust As Agent For Climber Property (Prashant Jeet) immediately.
Reasons
- The landlord represented by Ms Ngaro attended the hearing. Ms Quinn attended as a support person. The tenant did not 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.
How much is owed for rent and water rates?
- The tenancy ended on 27 July 2025. The landlord provided rent records and water rates invoices which prove the amount owing at the end of the tenancy was $737.64 for rent arrears and $527.00 for water rates invoices.
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 and remove all rubbish. See section 40(1)(e)(ii)-(v) Residential Tenancies Act 1986.
- At the end of the tenancy, the tenant left a large amount of rubbish and belongings behind, both inside and outside the premises. No cleaning had been undertaken by the tenant at the end of the tenancy.
- The landlord provided photographs and an invoice for $1,100.55 in support of this claim.
- The claim and amount 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.
- 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.
- At the end of the tenancy, the landlord found that the tenant had caused the following damage to the property: a. An opaque film had been applied to many of the windows in the property, b. The windows had been nailed shut, c. Several windows were cracked, d. Many walls had small holes, e. Some walls had hooks that needed to be removed, f. Repairs had been undertaken to the walls by the tenant, but these had not been finished or painted, g. Door frames were cracked, h. Door-knobs had been removed, and door stoppers were missing, and i. The toilet seat was missing.
- The landlord provided photographs and invoices in support of these claims.
- The landlord explained that a plumber had been called out due to blockages cause by plastic wipes being flushed down the toilet. The tenant had made repayments towards these invoices and only a small amount is still outstanding.
- These claims and amounts ordered approved.
- I have considered betterment and depreciation in ordering these amounts.
- Because the landlord has been wholly successful with their claim I must reimburse the filing fee.
Topics & place
Topics are dispute themes across the order (not the same as claim-type money lines).
Residential Tenancies Act sections
s40(1), s40(2), s49B(1)
Key findings
- Dispute theme: rent arrears
- Dispute theme: property damage
- Dispute theme: leaks
Property management
Frequently asked questions
Common questions about this Tenancy Tribunal case.
What was the outcome of Tenancy Tribunal case 5341765?
The tribunal order states: corrects the Order issued under the same NZTT number dated 16
How much money was awarded in case 5341765?
Cleaning: $1,100.55 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawn Mowing: $370.00 awarded to landlord; Property Damage: $641.87 awarded to landlord; Property Damage: $2,338.94 awarded to landlord; Rent Arrears: $737.64 awarded to landlord; Plumbing: $23.17 awarded to landlord; Water Rates: $527.00 awarded to landlord
What type of tenancy dispute was case 5341765?
The primary dispute was Property damage. Related themes: Cleanliness, Rent arrears, Leaks.
Where can I read the official tribunal order for case 5341765?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13139162-Tribunal_Order.pdf.