What was Tenancy Tribunal case 5359461 about?

The tribunal order states: [The tenant/s] must pay Orbit Property Management Limited as Agent for

How much money was awarded in case 5359461?

Cleaning: $207.00 awarded to landlord; Cleaning: $943.00 awarded to landlord; Cleaning: $115.00 awarded to landlord; Cleaning: $97.75 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Flea Treatment: $299.00 awarded to landlord; Odour Treatment: $230.00 awarded to landlord; Outside Work: $115.00 awarded to landlord; Property Damage: $3,629.40 awarded to landlord; Rent Arrears: $2,562.86 awarded to landlord; Rubbish Removal: $310.50 awarded to landlord

What type of tenancy dispute was case 5359461?

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

Where can I read the official tribunal order for case 5359461?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12979859-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5359461 about?

The tribunal order states: [The tenant/s] must pay Orbit Property Management Limited as Agent for

How much money was awarded in case 5359461?

Cleaning: $207.00 awarded to landlord; Cleaning: $943.00 awarded to landlord; Cleaning: $115.00 awarded to landlord; Cleaning: $97.75 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Flea Treatment: $299.00 awarded to landlord; Odour Treatment: $230.00 awarded to landlord; Outside Work: $115.00 awarded to landlord; Property Damage: $3,629.40 awarded to landlord; Rent Arrears: $2,562.86 awarded to landlord; Rubbish Removal: $310.50 awarded to landlord

What type of tenancy dispute was case 5359461?

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

Where can I read the official tribunal order for case 5359461?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/12979859-Tenancy_Tribunal_Order.pdf.

8 Mustang Avenue, Wigram, Christchurch 8042 Tenancy Tribunal Case 5359461 — Property damage

Tenantcheck Insights

8 Mustang Avenue, Wigram, Christchurch 8042 Tenancy Tribunal Case 5359461 — 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 5359461 — net $6,377.51 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 23 July 2025	$2,562.86	Rent arrears to 23 July 2025
Cleaning	$943.00	Cleaning
Carpet Cleaning	$207.00	Carpet Cleaning
Outside work	$115.00	Outside work
Odour treatment	$230.00	Odour treatment
Oven/stove cleaning	$115.00	Oven/stove cleaning
Cleaning garage floor	$97.75	Cleaning garage floor
Rubbish removal	$310.50	Rubbish removal
Flea treatment	$299.00	Flea treatment
Repairing damage, painting and lock changing	$3,629.40	Repairing damage, painting and lock changing
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$6,377.51
Total payable by Tenant to Landlord	$6,377.51

Claims and awards for application 5359461 — net $6,377.51 NZD. Verify on MoJ.

Rent arrears to 23 July 2025

Amount: $2,562.86
Awarded to: Landlord
Reason: Rent arrears to 23 July 2025

Cleaning

Amount: $943.00
Awarded to: Landlord
Reason: Cleaning

Carpet Cleaning

Amount: $207.00
Awarded to: Landlord
Reason: Carpet Cleaning

Outside work

Amount: $115.00
Awarded to: Landlord
Reason: Outside work

Odour treatment

Amount: $230.00
Awarded to: Landlord
Reason: Odour treatment

Oven/stove cleaning

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Rent arrears Rubbish Removal

Order

[The tenant/s] must pay Orbit Property Management Limited as Agent for Yang Yao $6,377.51, calculated as shown in the table below.
The tenant must pay the debt in this order at the rate of $1,000 per month.
The first payment must be made on Wednesday 21 January 2026 and payments must continue o be made on the 21 st day of every month until the debt is paid in full.
If the tenant fails to make any payment within 2 working days of the due date, the balance of the debt owing will be payable immediately and can be enforced through the District Court.

Reasons

Only the landlords attended the hearing. The tenant sent the Tribunal an email yesterday 15 January requesting an adjournment and proposing a payment arrangement of $1,000 per month beginning next Wednesday 21 January.
This morning, the Tribunal declined to adjourn the hearing but gave the tenant permission to attend the hearing by telephone. In the short time available to him, the tenant did not respond. The Tribunal telephoned him at the time of the hearing, but the call rang off. I therefore proceeded with the hearing, requiring the landlords to formally prove their claims.
The landlords have applied for rent arrears, compensation and reimbursement of the filing fee following the end of the tenancy. The bond has been paid to the landlord. Rent
The tenancy ended on 20 July 2025, but the tenant remained in occupation until 23 July. The landlord provided rent records to prove the amount owing at the vacate date. Relevant Law
At the end of the tenancy the tenant must leave the premises reasonably clean and tidy, remove all rubbish and return all keys and security devices.
The tenant must not carelessly or intentionally damage 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.
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).
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).
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.
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. Claims
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish.
The tenant did not return the keys.
The landlord produced ingoing and outgoing condition reports for the premises and an invoice for cleaning and the other related work referred to in this order.
I am satisfied from the evidence provided that the work was required due to the tenant’s breach of his obligations and that the costs incurred by the landlord and claimed from the tenant are reasonable.
I note that the invoice included cleaning the inside and outside of windows in the premises. Tenants are not usually responsible for cleaning the outside of the premises, including windows, but in this case, windows were dirty from dog paw marks.
The outside work consisted of picking up dog poo. I note that the lawn was left in a poor condition but there was no claim for remediation costs.
There was a strong dog odour left in the premises and there was a flea infestation.
There was damage to the premises during the tenancy including to three doors that needed replacing, walls and three broken windows. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage. At least some of the damage was likely to have been intentional either in the sense of deliberate damage or allowing animals to cause the damage.
Insurance is not a consideration in any case because no single incident of damage resulted in a cost exceeding the landlord’s insurance excess ($750).
The landlord produced an invoice which included the repairs and painting and changing the locks. I find that cost of the work is reasonable.
I have awarded the filing fee because the landlord has succeeded.
The landlord accepted the tenant’s payment proposal and so I have incorporated that in this order.

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 5359461 — net $6,377.51 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 23 July 2025	$2,562.86	Rent arrears to 23 July 2025
Cleaning	$943.00	Cleaning
Carpet Cleaning	$207.00	Carpet Cleaning
Outside work	$115.00	Outside work
Odour treatment	$230.00	Odour treatment
Oven/stove cleaning	$115.00	Oven/stove cleaning
Cleaning garage floor	$97.75	Cleaning garage floor
Rubbish removal	$310.50	Rubbish removal
Flea treatment	$299.00	Flea treatment
Repairing damage, painting and lock changing	$3,629.40	Repairing damage, painting and lock changing
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$6,377.51
Total payable by Tenant to Landlord	$6,377.51

Claims and awards for application 5359461 — net $6,377.51 NZD. Verify on MoJ.

Rent arrears to 23 July 2025

Amount: $2,562.86
Awarded to: Landlord
Reason: Rent arrears to 23 July 2025

Cleaning

Amount: $943.00
Awarded to: Landlord
Reason: Cleaning

Carpet Cleaning

Amount: $207.00
Awarded to: Landlord
Reason: Carpet Cleaning

Outside work

Amount: $115.00
Awarded to: Landlord
Reason: Outside work

Odour treatment

Amount: $230.00
Awarded to: Landlord
Reason: Odour treatment

Oven/stove cleaning

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Rent arrears Rubbish Removal

Order

[The tenant/s] must pay Orbit Property Management Limited as Agent for Yang Yao $6,377.51, calculated as shown in the table below.
The tenant must pay the debt in this order at the rate of $1,000 per month.
The first payment must be made on Wednesday 21 January 2026 and payments must continue o be made on the 21 st day of every month until the debt is paid in full.
If the tenant fails to make any payment within 2 working days of the due date, the balance of the debt owing will be payable immediately and can be enforced through the District Court.

Reasons

Only the landlords attended the hearing. The tenant sent the Tribunal an email yesterday 15 January requesting an adjournment and proposing a payment arrangement of $1,000 per month beginning next Wednesday 21 January.
This morning, the Tribunal declined to adjourn the hearing but gave the tenant permission to attend the hearing by telephone. In the short time available to him, the tenant did not respond. The Tribunal telephoned him at the time of the hearing, but the call rang off. I therefore proceeded with the hearing, requiring the landlords to formally prove their claims.
The landlords have applied for rent arrears, compensation and reimbursement of the filing fee following the end of the tenancy. The bond has been paid to the landlord. Rent
The tenancy ended on 20 July 2025, but the tenant remained in occupation until 23 July. The landlord provided rent records to prove the amount owing at the vacate date. Relevant Law
At the end of the tenancy the tenant must leave the premises reasonably clean and tidy, remove all rubbish and return all keys and security devices.
The tenant must not carelessly or intentionally damage 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.
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).
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).
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.
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. Claims
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish.
The tenant did not return the keys.
The landlord produced ingoing and outgoing condition reports for the premises and an invoice for cleaning and the other related work referred to in this order.
I am satisfied from the evidence provided that the work was required due to the tenant’s breach of his obligations and that the costs incurred by the landlord and claimed from the tenant are reasonable.
I note that the invoice included cleaning the inside and outside of windows in the premises. Tenants are not usually responsible for cleaning the outside of the premises, including windows, but in this case, windows were dirty from dog paw marks.
The outside work consisted of picking up dog poo. I note that the lawn was left in a poor condition but there was no claim for remediation costs.
There was a strong dog odour left in the premises and there was a flea infestation.
There was damage to the premises during the tenancy including to three doors that needed replacing, walls and three broken windows. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage. At least some of the damage was likely to have been intentional either in the sense of deliberate damage or allowing animals to cause the damage.
Insurance is not a consideration in any case because no single incident of damage resulted in a cost exceeding the landlord’s insurance excess ($750).
The landlord produced an invoice which included the repairs and painting and changing the locks. I find that cost of the work is reasonable.
I have awarded the filing fee because the landlord has succeeded.
The landlord accepted the tenant’s payment proposal and so I have incorporated that in this order.

Tenancy Tribunal case 5359461 — Property damage at 8 Mustang Avenue, Wigram, Christchurch 8042

At a glance

Tenancy Tribunal case 5359461 — Property damage at 8 Mustang Avenue, Wigram, Christchurch 8042

At a glance

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions