What was the outcome of Tenancy Tribunal case 5394201?

The tribunal order states: Meiana Josephine Gardiner to pay T And T Property Management Limited As

How much money was awarded in case 5394201?

Cleaning: $388.59 awarded to landlord; Cleaning: $197.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lightbulbs: $38.27 awarded to landlord; Property Damage: $454.25 awarded to landlord; Rent Arrears: $378.57 awarded to landlord; Rubbish Removal: $522.50 awarded to landlord; Rubbish Removal: $106.18 awarded to landlord

What type of tenancy dispute was case 5394201?

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

Where can I read the official tribunal order for case 5394201?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13347412-Tenancy_Tribunal_Order.pdf.

What was the outcome of Tenancy Tribunal case 5394201?

The tribunal order states: Meiana Josephine Gardiner to pay T And T Property Management Limited As

How much money was awarded in case 5394201?

Cleaning: $388.59 awarded to landlord; Cleaning: $197.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lightbulbs: $38.27 awarded to landlord; Property Damage: $454.25 awarded to landlord; Rent Arrears: $378.57 awarded to landlord; Rubbish Removal: $522.50 awarded to landlord; Rubbish Removal: $106.18 awarded to landlord

What type of tenancy dispute was case 5394201?

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

Where can I read the official tribunal order for case 5394201?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13347412-Tenancy_Tribunal_Order.pdf.

100B Mavora Court, Heidelberg, Invercargill 9812 Tenancy Tribunal Case 5394201 — Cleanliness

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100B Mavora Court, Heidelberg, Invercargill 9812 Tenancy Tribunal Case 5394201 — Cleanliness | 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 5394201 — net $2,113.36 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 28 Oct 2025	$378.57	Rent arrears to 28 Oct 2025
Cleaning	$197.00	Cleaning
Carpet Cleaning	$388.59	Carpet Cleaning
Rubbish removal	$522.50	Rubbish removal
Rubbish removal	$106.18	Rubbish removal
Lawns and repair holes in walls	$454.25	Lawns and repair holes in walls
Light bulbs/batteries	$38.27	Light bulbs/batteries
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$2,113.36
Bond	$2,120.00
Total payable by Tenant to Landlord	$2,113.36

Claims and awards for application 5394201 — net $2,113.36 NZD. Verify on MoJ.

Rent arrears to 28 Oct 2025

Amount: $378.57
Awarded to: Landlord
Reason: Rent arrears to 28 Oct 2025

Cleaning

Amount: $197.00
Awarded to: Landlord
Reason: Cleaning

Carpet Cleaning

Amount: $388.59
Awarded to: Landlord
Reason: Carpet Cleaning

Rubbish removal

Amount: $522.50
Awarded to: Landlord
Reason: Rubbish removal

Rubbish removal

Amount: $106.18
Awarded to: Landlord
Reason: Rubbish removal

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Rent arrears Rubbish Removal

Order

Meiana Josephine Gardiner to pay T And T Property Management Limited As Agent For Barry Thomasen $2,113.36 from the bond, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,120.00 (BN-00083874) immediately apportioned as follows: T And T Property Management Limited As Agent For Barry Thomasen: $2,113.36 Meiana Josephine Gardiner: $6.64

Reasons

The landlord attended the hearing which was held by teleconference. The tenant did not seek to be admitted to the hearing or request an adjournment. Because the tenant was served in accordance with the Residential Tenancies Act, 1986, (to an email address which was included on the tenancy agreement as an address for service), I conducted the hearing in her absence.
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?

The tenancy ended by consent on 28 October 2025. The landlord provided rent records which prove the amount owing at the end of the tenancy was $378.57.

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 must also replace standard light bulbs.
The landlord said the tenant did not leave the premises reasonably clean and tidy, and did not remove all rubbish.
hen I look at the photographs provided by the landlord I can see there were belongings left behind, but the overall condition of the premises is what I consider to be very close to reasonable clean and tidy. I have awarded 50% of the cleaning costs to account for this. A responsible landlord may undertake a deep clean between tenancies, but this is not the standard required of an exiting tenant. I did not see any evidence of the windows being left not reasonably clean. This claim is partially proved.
The landlord provided photographs that show significant stains on the carpet, lawns that needed mowing and two medium sized holes in the interior walls that needed patching. The two holes go beyond fair wear and tear; they amount to careless damage. These claims are proved.
The landlord had to replace eight light bulbs at a cost of $38.27.
The amounts ordered are proved.
I must take into account 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 must taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan.
Because T And T Property Management Limited As Agent For Barry Thomasen has substantially succeeded with the claim I have reimbursed 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 5394201 — net $2,113.36 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 28 Oct 2025	$378.57	Rent arrears to 28 Oct 2025
Cleaning	$197.00	Cleaning
Carpet Cleaning	$388.59	Carpet Cleaning
Rubbish removal	$522.50	Rubbish removal
Rubbish removal	$106.18	Rubbish removal
Lawns and repair holes in walls	$454.25	Lawns and repair holes in walls
Light bulbs/batteries	$38.27	Light bulbs/batteries
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$2,113.36
Bond	$2,120.00
Total payable by Tenant to Landlord	$2,113.36

Claims and awards for application 5394201 — net $2,113.36 NZD. Verify on MoJ.

Rent arrears to 28 Oct 2025

Amount: $378.57
Awarded to: Landlord
Reason: Rent arrears to 28 Oct 2025

Cleaning

Amount: $197.00
Awarded to: Landlord
Reason: Cleaning

Carpet Cleaning

Amount: $388.59
Awarded to: Landlord
Reason: Carpet Cleaning

Rubbish removal

Amount: $522.50
Awarded to: Landlord
Reason: Rubbish removal

Rubbish removal

Amount: $106.18
Awarded to: Landlord
Reason: Rubbish removal

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Rent arrears Rubbish Removal

Order

Meiana Josephine Gardiner to pay T And T Property Management Limited As Agent For Barry Thomasen $2,113.36 from the bond, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,120.00 (BN-00083874) immediately apportioned as follows: T And T Property Management Limited As Agent For Barry Thomasen: $2,113.36 Meiana Josephine Gardiner: $6.64

Reasons

The landlord attended the hearing which was held by teleconference. The tenant did not seek to be admitted to the hearing or request an adjournment. Because the tenant was served in accordance with the Residential Tenancies Act, 1986, (to an email address which was included on the tenancy agreement as an address for service), I conducted the hearing in her absence.
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?

The tenancy ended by consent on 28 October 2025. The landlord provided rent records which prove the amount owing at the end of the tenancy was $378.57.

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 must also replace standard light bulbs.
The landlord said the tenant did not leave the premises reasonably clean and tidy, and did not remove all rubbish.
hen I look at the photographs provided by the landlord I can see there were belongings left behind, but the overall condition of the premises is what I consider to be very close to reasonable clean and tidy. I have awarded 50% of the cleaning costs to account for this. A responsible landlord may undertake a deep clean between tenancies, but this is not the standard required of an exiting tenant. I did not see any evidence of the windows being left not reasonably clean. This claim is partially proved.
The landlord provided photographs that show significant stains on the carpet, lawns that needed mowing and two medium sized holes in the interior walls that needed patching. The two holes go beyond fair wear and tear; they amount to careless damage. These claims are proved.
The landlord had to replace eight light bulbs at a cost of $38.27.
The amounts ordered are proved.
I must take into account 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 must taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan.
Because T And T Property Management Limited As Agent For Barry Thomasen has substantially succeeded with the claim I have reimbursed the filing fee.

Tenancy Tribunal case 5394201 — Cleanliness at 100B Mavora Court, Heidelberg, Invercargill 9812

At a glance

Tenancy Tribunal case 5394201 — Cleanliness at 100B Mavora Court, Heidelberg, Invercargill 9812

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

Did the tenant comply with their obligations at the end of the tenancy?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

Did the tenant comply with their obligations at the end of the tenancy?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions