What was Tenancy Tribunal case 5381843 about?

The tribunal order states: [The tenant/s] must immediately pay Opes Property Management North

How much money was awarded in case 5381843?

Cleaning: $448.50 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $342.00 awarded to landlord; Property Damage: $250.00 awarded to landlord; Property Damage: $92.00 awarded to landlord; Property Damage: $276.00 awarded to landlord; Property Damage: $40.25 awarded to landlord; Rent Arrears: $897.86 awarded to landlord; Replace Broken Wardrobe Handle: $51.75 awarded to landlord; Replace Carpets: 3 X Excesses: $1,200.00 awarded to landlord; Replace Door Stopper: $40.25 awarded to landlord; Replace Toilet Seat: $115.00 awarded to landlord; Rubbish Removal: $920.00 awarded to landlord; Water Rates: $549.31 awarded to landlord

What type of tenancy dispute was case 5381843?

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

Where can I read the official tribunal order for case 5381843?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13605606-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5381843 about?

The tribunal order states: [The tenant/s] must immediately pay Opes Property Management North

How much money was awarded in case 5381843?

Cleaning: $448.50 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $342.00 awarded to landlord; Property Damage: $250.00 awarded to landlord; Property Damage: $92.00 awarded to landlord; Property Damage: $276.00 awarded to landlord; Property Damage: $40.25 awarded to landlord; Rent Arrears: $897.86 awarded to landlord; Replace Broken Wardrobe Handle: $51.75 awarded to landlord; Replace Carpets: 3 X Excesses: $1,200.00 awarded to landlord; Replace Door Stopper: $40.25 awarded to landlord; Replace Toilet Seat: $115.00 awarded to landlord; Rubbish Removal: $920.00 awarded to landlord; Water Rates: $549.31 awarded to landlord

What type of tenancy dispute was case 5381843?

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

Where can I read the official tribunal order for case 5381843?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13605606-Tenancy_Tribunal_Order.pdf.

29 Hinonga Loop, Silverdale, Silverdale 0932 Tenancy Tribunal Case 5381843 — Rent arrears

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29 Hinonga Loop, Silverdale, Silverdale 0932 Tenancy Tribunal Case 5381843 — Rent arrears | 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 5381843. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 23 March 2025	$897.86	Rent arrears to 23 March 2025
Water rates	$549.31	Water rates
Cleaning	$448.50	Cleaning
Lawns and garden work	$342.00	Lawns and garden work
Rubbish removal	$920.00	Rubbish removal
Replace broken wardrobe handle	$51.75	Replace broken wardrobe handle
Replace toilet seat	$115.00	Replace toilet seat
Repair vertical blinds	$92.00	Repair vertical blinds
Wall paint repairs	$276.00	Wall paint repairs
Repair banister stay	$40.25	Repair banister stay
Replace door stopper	$40.25	Replace door stopper
Replace carpets: 3 x excesses	$1,200.00	Replace carpets: 3 x excesses
Lock/key/remote replacements: 1 x excess	$250.00	Lock/key/remote replacements: 1 x excess
Filing fee reimbursement	$28.00	Filing fee reimbursement

Claims and awards for application 5381843. Verify on MoJ.

Rent arrears to 23 March 2025

Amount: $897.86
Awarded to: Landlord
Reason: Rent arrears to 23 March 2025

Water rates

Amount: $549.31
Awarded to: Landlord
Reason: Water rates

Cleaning

Amount: $448.50
Awarded to: Landlord
Reason: Cleaning

Lawns and garden work

Amount: $342.00
Awarded to: Landlord
Reason: Lawns and garden work

Rubbish removal

Amount: $920.00
Awarded to: Landlord
Reason: Rubbish removal

Replace broken wardrobe handle

Claim types — money lines allowed on this order

Cleanliness Filing Fee Lawns And Garden Work Property damage Rent arrears Rubbish Removal Water Rates

Order

[The tenant/s] must immediately pay Opes Property Management North Limited as agent for Anderson Consulting Aotearoa Ltd $5,250.92 immediately, calculated as shown in table below. DescriptionLandlord Rent arrears to 23 March 2025$897.86 Water rates$549.31 Cleaning$448.50 Lawns and garden work$342.00 Rubbish removal$920.00 Replace broken wardrobe handle$51.75 Replace toilet seat$115.00 Repair vertical blinds$92.00 Wall paint repairs$276.00 Repair banister stay$40.25 Replace door stopper$40.25 Replace carpets: 3 x excesses @ $400.00$1,200.00 Lock/key/remote replacements: 1 x excess$250.00 Filing fee reimbursement$28.00 Total award$5,250.92

Reasons

I heard this matter yesterday at the North Shore District Court.
Carmel Kavermann attended the hearing for the landlord.
The tenant did not attend. The hearing proceeded in their absence.
The landlord has applied for rent arrears, compensation, and reimbursement of the filing fee following the end of the tenancy.

How much does the tenant owe for rent and water rates?

The tenancy ended on 23 March 2026. Ms Kavermann provided rent records and water rates invoices 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. 1
The tenant did not leave the premises reasonably clean and tidy, did not remove all rubbish, did not return the keys or the garage remotes.
The amounts ordered for cleaning, lawn and garden work, rubbish removal, and replacing the keys and remotes are proved.

Is the tenant responsible for the damage to the premises?

The landlord claims for fixing a gate latch, replacing a broken off wardrobe handle, replacing a broken toilet seat, repairing the lower connecting chain on the lounge’s vertical blinds, repairing significant wall paint damage, repairing a broken off stair banister wall stay, replacing a missing door stop, and replacing carpet due to extensive indelible staining to three different carpet areas.
I am not satisfied that the gate latch was damaged during the tenancy because Ms Kavermann could not produce photographs proving the damage. I am satisfied that the damage alleged did occur during the tenancy and is more than fair wear and tear. 1 Residential Tenancies Act 1986 (RTA) s 40(1)(e)(ii)-(v).
The tenant has not proven they did not carelessly or intentionally cause or permit the damage. 2
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. 3 In this case, the landlord successfully claimed the cost of replacing three areas of carpet from its insurer but had to pay three excesses of $400.00 each.
I have adjusted the amounts ordered to account for betterment and depreciation. 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, I have assessed the age and condition of the items at the start of the tenancy and their likely remaining useful lifespan at the time the damage occurred.
The amounts ordered are proved. Filing fee
The tenant must reimburse the landlord for the filing fee.

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 5381843. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 23 March 2025	$897.86	Rent arrears to 23 March 2025
Water rates	$549.31	Water rates
Cleaning	$448.50	Cleaning
Lawns and garden work	$342.00	Lawns and garden work
Rubbish removal	$920.00	Rubbish removal
Replace broken wardrobe handle	$51.75	Replace broken wardrobe handle
Replace toilet seat	$115.00	Replace toilet seat
Repair vertical blinds	$92.00	Repair vertical blinds
Wall paint repairs	$276.00	Wall paint repairs
Repair banister stay	$40.25	Repair banister stay
Replace door stopper	$40.25	Replace door stopper
Replace carpets: 3 x excesses	$1,200.00	Replace carpets: 3 x excesses
Lock/key/remote replacements: 1 x excess	$250.00	Lock/key/remote replacements: 1 x excess
Filing fee reimbursement	$28.00	Filing fee reimbursement

Claims and awards for application 5381843. Verify on MoJ.

Rent arrears to 23 March 2025

Amount: $897.86
Awarded to: Landlord
Reason: Rent arrears to 23 March 2025

Water rates

Amount: $549.31
Awarded to: Landlord
Reason: Water rates

Cleaning

Amount: $448.50
Awarded to: Landlord
Reason: Cleaning

Lawns and garden work

Amount: $342.00
Awarded to: Landlord
Reason: Lawns and garden work

Rubbish removal

Amount: $920.00
Awarded to: Landlord
Reason: Rubbish removal

Replace broken wardrobe handle

Claim types — money lines allowed on this order

Cleanliness Filing Fee Lawns And Garden Work Property damage Rent arrears Rubbish Removal Water Rates

Order

Reasons

I heard this matter yesterday at the North Shore District Court.
Carmel Kavermann attended the hearing for the landlord.
The tenant did not attend. The hearing proceeded in their absence.
The landlord has applied for rent arrears, compensation, and reimbursement of the filing fee following the end of the tenancy.

How much does the tenant owe for rent and water rates?

The tenancy ended on 23 March 2026. Ms Kavermann provided rent records and water rates invoices 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. 1
The tenant did not leave the premises reasonably clean and tidy, did not remove all rubbish, did not return the keys or the garage remotes.
The amounts ordered for cleaning, lawn and garden work, rubbish removal, and replacing the keys and remotes are proved.

Is the tenant responsible for the damage to the premises?

The landlord claims for fixing a gate latch, replacing a broken off wardrobe handle, replacing a broken toilet seat, repairing the lower connecting chain on the lounge’s vertical blinds, repairing significant wall paint damage, repairing a broken off stair banister wall stay, replacing a missing door stop, and replacing carpet due to extensive indelible staining to three different carpet areas.
I am not satisfied that the gate latch was damaged during the tenancy because Ms Kavermann could not produce photographs proving the damage. I am satisfied that the damage alleged did occur during the tenancy and is more than fair wear and tear. 1 Residential Tenancies Act 1986 (RTA) s 40(1)(e)(ii)-(v).
The tenant has not proven they did not carelessly or intentionally cause or permit the damage. 2
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. 3 In this case, the landlord successfully claimed the cost of replacing three areas of carpet from its insurer but had to pay three excesses of $400.00 each.
I have adjusted the amounts ordered to account for betterment and depreciation. 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, I have assessed the age and condition of the items at the start of the tenancy and their likely remaining useful lifespan at the time the damage occurred.
The amounts ordered are proved. Filing fee
The tenant must reimburse the landlord for the filing fee.

Tenancy Tribunal case 5381843 — Rent arrears at 29 Hinonga Loop, Silverdale, Silverdale 0932

At a glance

Tenancy Tribunal case 5381843 — Rent arrears at 29 Hinonga Loop, Silverdale, Silverdale 0932

At a glance

Claims & awards

Order

Reasons

How much does the tenant owe 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

Property management

Frequently asked questions

Claims & awards

Order

Reasons

How much does the tenant owe 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

Property management

Frequently asked questions