Tenantcheck Insights · Case study
Tenancy Tribunal case 5347801 — Property damage at 18 Harlston Road, Mount Albert, Auckland 1025
Decided 27 January 2026 · Published 27 January 2026 · Application 5347801
- Property damage
- Rent arrears
- Cleanliness
- Smoke alarms
At a glance
Key facts from the published tribunal order.
Outcome
Landlord favoured
From published order
Location
Auckland
Tribunal region
Adjudicator
J Tam
Dispute themes
Award balance
Gross awards, any bond applied per the order, and the remaining balance payable.
- Gross award
- $3,102.54
- Total balance for Tenant to pay Landlord
- $3,102.54
Claims & awards
What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.
| Claim | Landlord | Tenant | Reason |
|---|---|---|---|
| Rent arrears 24 August 2025 | $511.43 | Rent arrears 24 August 2025 | |
| Water rates | $234.94 | Water rates | |
| Lock/key replacement | $49.20 | Lock/key replacement | |
| Repairs: Replacement of oven knob | $50.98 | Repairs: Replacement of oven knob | |
| Repairs: rehanging of curtains | $67.55 | Repairs: rehanging of curtains | |
| Repairs: sliding door | $230.60 | Repairs: sliding door | |
| Replace smoke alarms | $22.11 | Replace smoke alarms | |
| Repairs: walls | $947.05 | Repairs: walls | |
| Light bulbs/batteries | $10.00 | Light bulbs/batteries | |
| Electrical fittings replacement/repair | $505.68 | Electrical fittings replacement/repair | |
| Cleaning | $445.00 | Cleaning | |
| Filing fee reimbursement | $28.00 | Filing fee reimbursement | |
| Net award | $3,102.54 | ||
| Bond | $3,280.00 | ||
| Total payable by Tenant to Landlord | $3,102.54 |
Claims and awards for application 5347801 — net $3,102.54 NZD. Verify on MoJ.
Rent arrears 24 August 2025
- Amount
- $511.43
- Awarded to
- Landlord
- Reason
- Rent arrears 24 August 2025
Water rates
- Amount
- $234.94
- Awarded to
- Landlord
- Reason
- Water rates
Lock/key replacement
- Amount
- $49.20
- Awarded to
- Landlord
- Reason
- Lock/key replacement
Repairs: Replacement of oven knob
- Amount
- $50.98
- Awarded to
- Landlord
- Reason
- Repairs: Replacement of oven knob
Repairs: rehanging of curtains
- Amount
- $67.55
- Awarded to
- Landlord
- Reason
- Repairs: rehanging of curtains
Repairs: sliding door
- Amount
- $230.60
- Awarded to
- Landlord
- Reason
- Repairs: sliding door
Replace smoke alarms
- Amount
- $22.11
- Awarded to
- Landlord
- Reason
- Replace smoke alarms
Repairs: walls
- Amount
- $947.05
- Awarded to
- Landlord
- Reason
- Repairs: walls
Light bulbs/batteries
- Amount
- $10.00
- Awarded to
- Landlord
- Reason
- Light bulbs/batteries
Electrical fittings replacement/repair
- Amount
- $505.68
- Awarded to
- Landlord
- Reason
- Electrical fittings replacement/repair
Cleaning
- Amount
- $445.00
- Awarded to
- Landlord
- Reason
- Cleaning
Filing fee reimbursement
- Amount
- $28.00
- Awarded to
- Landlord
- Reason
- Filing fee reimbursement
Net award
Landlord $3,102.54
Bond
Landlord $3,280.00
Total payable by Tenant to Landlord
Landlord $3,102.54
Claim types — money lines allowed on this order
Order
- Laura Lisa Pahiri to pay Louvin Holdings Limited $3,102.54 from the bond, calculated as shown in table below.
- The Bond Centre is to pay the bond of $3,280.00 (4999674-006) immediately apportioned as follows: Louvin Holdings Limited: $3,102.54 Laura Lisa Pahiri: $177.46
Reasons
- Only the landlord attended 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 24 August 2025. The landlord provided rent and water rates 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.
- The tenant did not return the keys.
- The landlord had to replace light bulbs and smoke alarm batteries.
- 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.
- 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: oven knob, curtains, sliding door, electrical fittings, battens, lampshades and holders, and walls. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
- The amounts ordered are proved.
Topics & place
Topics are dispute themes across the order (not the same as claim-type money lines).
Residential Tenancies Act sections
s24, s40(1), s40(2), s49B(1)
Key findings
- Dispute theme: rent arrears
- Dispute theme: property damage
- Dispute theme: smoke alarms
Property management
- LOUVIN HOLDINGS LIMITED (applicant)
Frequently asked questions
Common questions about this Tenancy Tribunal case.
What was the outcome of Tenancy Tribunal case 5347801?
The tribunal order states: Laura Lisa Pahiri to pay Louvin Holdings Limited $3,102.54 from the bond,
How much money was awarded in case 5347801?
Cleaning: $445.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lightbulbs: $10.00 awarded to landlord; Property Damage: $49.20 awarded to landlord; Property Damage: $505.68 awarded to landlord; Rent Arrears: $511.43 awarded to landlord; Rehanging Of Curtains: $67.55 awarded to landlord; Oven Knob: $50.98 awarded to landlord; Sliding Door: $230.60 awarded to landlord; Walls: $947.05 awarded to landlord; Smoke Alarms: $22.11 awarded to landlord; Water Rates: $234.94 awarded to landlord
What type of tenancy dispute was case 5347801?
The primary dispute was Property damage. Related themes: Rent arrears, Cleanliness, Smoke alarms.
Where can I read the official tribunal order for case 5347801?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13030347-Tenancy_Tribunal_Order.pdf.