Tenantcheck Insights · Case study
Tenancy Tribunal case 5397430 — Rent arrears at 1047A Dominion Road, Mount Roskill, Auckland 1041
Decided 30 Jan 2026 · Published 30 Jan 2026 · Application 5397430
- Rent arrears
At a glance
Key facts from the published tribunal order.
Location
Auckland
Tribunal region
Adjudicator
M Manhire
Dispute themes
Award balance
Gross awards, any bond applied per the order, and the remaining balance payable.
- Gross award
- $3,525.43
- Bond payment as ordered
- −$2,680.00
- Total balance for Tenant to pay Landlord
- $845.43
Claims & awards
What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.
| Claim | Landlord | Tenant | Reason |
|---|---|---|---|
| Rent arrears to 21.12.25 | $3,110.00 | Rent arrears to 21.12.25 | |
| Water rates | $329.93 | Water rates | |
| Lawns and Garden work: Lawns | $57.50 | Lawns and Garden work: Lawns | |
| Filing fee reimbursement | $28.00 | Filing fee reimbursement |
Order
- [The tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay Street Smart Property Management Limited As Agent For Karishma Ranchhod Family Trust $845.43 immediately, calculated as shown in table below.
- The Bond Centre is to pay the bond of $2,680.00 (BN-00113156) to Street Smart Property Management Limited As Agent For Karishma Ranchhod Family Trust immediately.
Reasons
- Both parties attended the hearing via remote video conference. The tenant was assisted by the court appointed Arabic interpreter.
- 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 and water rates?
- The tenancy ended on 21 December 2025. The tenants were subject to a 12- month fixed term agreement from 14 July 2025 to 20 July 2026. The tenants moved out during the fixed term on 30 October 2025 saying that the house was having an impact on the health of their family.
- Unfortunately, the tenants did not lodge their own application with the Tribunal against the landlord. Because the tenants were subject to a fixed term agreement this makes them liable for their rent obligation up until the start of a new tenancy.
- The landlord confirmed during the hearing that new tenants moved into the property on 22 December 2025. A copy of the new tenancy agreement was provided to the Tribunal during the hearing. The tenants confirmed during the hearing that they paid the first water invoice but not the remaining invoices.
- The landlord provided rent records and water rates invoices which prove the amount owing at the end of the tenancy. Having sighted the landlord’s rent and water evidence I am satisfied that the tenants are responsible for this debt.
- The claim for rent and water charges is proven.
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 is required to replace worn out smoke alarm batteries during the tenancy. See section 40(1)(ca) Residential Tenancies Act 1986. The tenant must also replace standard light bulbs.
- The landlord claims that the tenants did not leave the lawns in a reasonable condition at the end of the tenancy on 21 December 2025. The landlord provided an invoice for the amount claimed. The amount claimed is reasonable.
- The amount ordered for lawnmowing is proved.
- Because Street Smart Property Management Limited As Agent For Karishma Ranchhod Family Trust has wholly succeeded with the claim I must reimburse the filing fee.
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: rent arrears
Property management
Frequently asked questions
Common questions about this Tenancy Tribunal case.
What was Tenancy Tribunal case 5397430 about?
The tribunal order states: [The tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay Street Smart
How much money was awarded in case 5397430?
Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $57.50 awarded to landlord; Rent Arrears: $3,110.00 awarded to landlord; Water Rates: $329.93 awarded to landlord
What type of tenancy dispute was case 5397430?
The primary dispute was Rent arrears.
Where can I read the official tribunal order for case 5397430?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13052262-Tenancy_Tribunal_Order.pdf.
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