How much money was awarded in case 5377184?

Cleaning: $253.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $550.00 awarded to landlord; Property Damage: $447.00 awarded to landlord; Property Damage: $747.50 awarded to landlord; Rent Arrears: $1,462.86 awarded to landlord; Rubbish Removal: $191.50 awarded to landlord; Water Rates: $85.03 awarded to landlord

What type of tenancy dispute was case 5377184?

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

Where can I read the official tribunal order for case 5377184?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13344776-Tribunal_Order_Redacted.pdf.

How much money was awarded in case 5377184?

Cleaning: $253.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $550.00 awarded to landlord; Property Damage: $447.00 awarded to landlord; Property Damage: $747.50 awarded to landlord; Rent Arrears: $1,462.86 awarded to landlord; Rubbish Removal: $191.50 awarded to landlord; Water Rates: $85.03 awarded to landlord

What type of tenancy dispute was case 5377184?

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

Where can I read the official tribunal order for case 5377184?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13344776-Tribunal_Order_Redacted.pdf.

New Zealand Tenancy Tribunal Case 5377184 — Property damage

Q: What was Tenancy Tribunal case 5377184 about?

The tribunal order states: An application for suppression has been made in this case, and the Tribunal

Order

Claims and awards in Tenancy Tribunal application 5377184 — net $1,204.89 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 21.9.2025	$1,462.86	Rent arrears to 21.9.2025
Water rates	$85.03	Water rates
Cleaning	$253.00	Cleaning
Rubbish removal	$191.50	Rubbish removal
Carpet replacement	$550.00	Carpet replacement
Curtain replacement	$447.00	Curtain replacement
Wall repairs	$747.50	Wall repairs
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$1,204.89
Total payable by Tenant to Landlord	$1,204.89

An application for suppression has been made in this case, and the Tribunal orders suppression of the tenant’s name and identifying details.

[The tenant/s] must pay Barfoot & Thompson Limited as agent for Long Xu $1,204.89 immediately, calculated as shown in the table below.

The Bond Centre is to pay the bond of $2,560.00 ([Bond number suppressed]) to Barfoot & Thompson Limited as agent for Long Xu immediately.

Reasons

Both parties attended the hearing. The landlord was represented by [the landlord’s representatives]. The tenant attended by teleconference.

The landlord has applied for rent arrears, water charges, compensation, payment from 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 21 September 2025. The landlord provided rent records and water rates invoices which prove the amount owing at the end of the tenancy. The tenant accepts the amounts sought by the landlord, as awarded above.

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) of the Residential Tenancies Act 1986 (the RTA).

The landlord seeks cleaning costs of $253.00 and rubbish removal costs of $191.50. The tenant accepts liability for these costs, and has explained the reasons why the premises was not left in a reasonably clean and tidy condition at the end of the tenancy. The amounts sought by the landlord are awarded above.

Curtains were missing from every room and had to be replaced. The tenant accepts the amount sought of $447.00. Compensation for damage General principles regarding responsibility for damage

The landlord seeks compensation for tenant damage. To be successful, 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 of the RTA.

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) of the 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) of the 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) of the 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.

When determining the quantum of compensation, betterment and depreciation must be taken into account. Applying the principle of betterment, 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, the age and condition of the items at the start of the tenancy and their likely useful lifespan must be considered.

Is the tenant responsible for the damage to the premises?

The landlord seeks compensation for damage to carpet and walls, and provided photographic evidence and invoices. The landlord explained that due to the extent of damage to the carpet, believed to be from dog urine, it was beyond professional cleaning, and the carpet had to be replaced. The landlord incurred the insurance excess of 5 x $550.00, but only seeks the tenant’s contribution to one excess amount of $550.00.

The wall was damaged in multiple areas, and the repair cost of $747.50 is sought. The landlord notes that the full cost is not being claimed.

The tenant accepts liability for both costs claimed by the landlord, which are awarded above. Filing fee and name suppression

The tenant is to pay the landlord’s filing fee, since the landlord has been successful with the application.

An application for suppression has been made by the tenant. While noting that the tenant is the unsuccessful party and the landlord opposes her name being suppressed, due to the individual circumstances in this case, the tenant’s interests outweigh the public interest in her being identified. Therefore, the Tribunal orders suppression of the tenant’s name and identifying details.

The landlord does not seek name suppression.

Claims and awards in Tenancy Tribunal application 5377184 — net $1,204.89 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 21.9.2025	$1,462.86	Rent arrears to 21.9.2025
Water rates	$85.03	Water rates
Cleaning	$253.00	Cleaning
Rubbish removal	$191.50	Rubbish removal
Carpet replacement	$550.00	Carpet replacement
Curtain replacement	$447.00	Curtain replacement
Wall repairs	$747.50	Wall repairs
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$1,204.89
Total payable by Tenant to Landlord	$1,204.89

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the tenant’s name and identifying details.
[The tenant/s] must pay Barfoot & Thompson Limited as agent for Long Xu $1,204.89 immediately, calculated as shown in the table below.

The Bond Centre is to pay the bond of $2,560.00 ([Bond number suppressed]) to Barfoot & Thompson Limited as agent for Long Xu immediately.

Reasons

Both parties attended the hearing. The landlord was represented by [the landlord’s representatives]. The tenant attended by teleconference.
The landlord has applied for rent arrears, water charges, compensation, payment from 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 21 September 2025. The landlord provided rent records and water rates invoices which prove the amount owing at the end of the tenancy. The tenant accepts the amounts sought by the landlord, as awarded above.

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) of the Residential Tenancies Act 1986 (the RTA).
The landlord seeks cleaning costs of $253.00 and rubbish removal costs of $191.50. The tenant accepts liability for these costs, and has explained the reasons why the premises was not left in a reasonably clean and tidy condition at the end of the tenancy. The amounts sought by the landlord are awarded above.
Curtains were missing from every room and had to be replaced. The tenant accepts the amount sought of $447.00. Compensation for damage General principles regarding responsibility for damage
The landlord seeks compensation for tenant damage. To be successful, 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 of the RTA.
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) of the 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) of the 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) of the 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.
When determining the quantum of compensation, betterment and depreciation must be taken into account. Applying the principle of betterment, 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, the age and condition of the items at the start of the tenancy and their likely useful lifespan must be considered.

Is the tenant responsible for the damage to the premises?

The landlord seeks compensation for damage to carpet and walls, and provided photographic evidence and invoices. The landlord explained that due to the extent of damage to the carpet, believed to be from dog urine, it was beyond professional cleaning, and the carpet had to be replaced. The landlord incurred the insurance excess of 5 x $550.00, but only seeks the tenant’s contribution to one excess amount of $550.00.
The wall was damaged in multiple areas, and the repair cost of $747.50 is sought. The landlord notes that the full cost is not being claimed.
The tenant accepts liability for both costs claimed by the landlord, which are awarded above. Filing fee and name suppression
The tenant is to pay the landlord’s filing fee, since the landlord has been successful with the application.
An application for suppression has been made by the tenant. While noting that the tenant is the unsuccessful party and the landlord opposes her name being suppressed, due to the individual circumstances in this case, the tenant’s interests outweigh the public interest in her being identified. Therefore, the Tribunal orders suppression of the tenant’s name and identifying details.
The landlord does not seek name suppression.

Tenancy Tribunal case 5377184 — Property damage

At a glance

Tenancy Tribunal case 5377184 — Property damage

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for rent and water rates?

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

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

How much is owed for rent and water rates?

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

Frequently asked questions