Tenantcheck Insights · Case study
Tenancy Tribunal case 5387385 — Cleanliness at 13 Burwood Road, Burwood, Christchurch 8083
Decided 28 January 2026 · Published 28 January 2026 · Application 5387385
- Cleanliness
At a glance
Key facts from the published tribunal order.
Outcome
Landlord favoured
From published order
Location
Christchurch
Tribunal region
Adjudicator
J Tam
Dispute themes
Award balance
Gross awards, any bond applied per the order, and the remaining balance payable.
- Gross award
- $285.00
- Total balance for Tenant to pay Landlord
- $285.00
Claims & awards
What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.
| Claim | Landlord | Tenant | Reason |
|---|---|---|---|
| Carpet Cleaning | $90.00 | Carpet Cleaning | |
| Cleaning | $47.00 | Cleaning | |
| Curtain cleaning | $120.00 | Curtain cleaning | |
| Filing fee reimbursement | $28.00 | Filing fee reimbursement | |
| Net award | $285.00 | ||
| Bond | $1,440.00 | ||
| Total payable by Tenant to Landlord | $285.00 |
Claims and awards for application 5387385 — net $285.00 NZD. Verify on MoJ.
Carpet Cleaning
- Amount
- $90.00
- Awarded to
- Landlord
- Reason
- Carpet Cleaning
Cleaning
- Amount
- $47.00
- Awarded to
- Landlord
- Reason
- Cleaning
Curtain cleaning
- Amount
- $120.00
- Awarded to
- Landlord
- Reason
- Curtain cleaning
Filing fee reimbursement
- Amount
- $28.00
- Awarded to
- Landlord
- Reason
- Filing fee reimbursement
Net award
Landlord $285.00
Bond
Landlord $1,440.00
Total payable by Tenant to Landlord
Landlord $285.00
Claim types — money lines allowed on this order
Order
- Ashley Barlow and Hossein Kafshgari to pay Whalan And Partners Limited T/A Bayleys Property Management Canterbury $285.00 from the bond, calculated as shown in table below.
- The Bond Centre is to pay the bond of $1,440.00 (3577695-003) immediately apportioned as follows: Whalan And Partners Limited T/A Bayleys Property Management Canterbury: $285.00 Ashley Barlow and Hossein Kafshgari: $1,155.00
Reasons
- Both parties attended the hearing.
- The landlord has applied for reimbursement of cleaning costs, refund of part of the bond, and reimbursement of the filing fee following 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.
- Considering the evidence before me, in particular the photographs adduced, I find that the tenant did not leave the premises reasonably clean and tidy. There is pet hair on carpets and curtains.
- I have however moderated the full costs sought by the landlord to reflect the obligation of the tenant to leave the premises in a “reasonably clean and reasonably tidy” condition only rather than a higher or professional standard of cleanliness.
- Only the amounts ordered are proved.
- Because Whalan And Partners Limited T/A Bayleys Property Management Canterbury has substantially succeeded with the claim I have reimbursed the filing fee.
- The bond is accordingly disbursed to the parties in the above portions.
Topics & place
Topics are dispute themes across the order (not the same as claim-type money lines).
Residential Tenancies Act sections
s40(1)
Key findings
- Dispute theme: cleaning
Property management
Frequently asked questions
Common questions about this Tenancy Tribunal case.
What was the outcome of Tenancy Tribunal case 5387385?
The tribunal order states: Ashley Barlow and Hossein Kafshgari to pay Whalan And Partners Limited T/A
How much money was awarded in case 5387385?
Cleaning: $90.00 awarded to landlord; Cleaning: $47.00 awarded to landlord; Cleaning: $120.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord
What type of tenancy dispute was case 5387385?
The primary dispute was Cleanliness.
Where can I read the official tribunal order for case 5387385?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13037273-Tenancy_Tribunal_Order.pdf.