How much money was awarded in case 5402129?

Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $200.00 awarded to landlord; Property Damage: $568.00 awarded to landlord; Property Damage: $2,600.00 awarded to landlord; Property Damage: $2,100.00 awarded to landlord; Rent Arrears: $3,600.00 awarded to landlord; Replace Broken Wardrobe: $99.00 awarded to landlord; Rubbish Removal: $1,200.28 awarded to landlord

What type of tenancy dispute was case 5402129?

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

Where can I read the official tribunal order for case 5402129?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13307218-Tribunal_Order_Redacted.pdf.

How much money was awarded in case 5402129?

Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $200.00 awarded to landlord; Property Damage: $568.00 awarded to landlord; Property Damage: $2,600.00 awarded to landlord; Property Damage: $2,100.00 awarded to landlord; Rent Arrears: $3,600.00 awarded to landlord; Replace Broken Wardrobe: $99.00 awarded to landlord; Rubbish Removal: $1,200.28 awarded to landlord

What type of tenancy dispute was case 5402129?

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

Where can I read the official tribunal order for case 5402129?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13307218-Tribunal_Order_Redacted.pdf.

117 Onslow Street, Kawerau 3127 Tenancy Tribunal Case 5402129 — Property damage

Q: What was Tenancy Tribunal case 5402129 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 5402129 — net $7,995.28 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears as at 24 December 2025	$3,600.00	Rent arrears as at 24 December 2025
Cleaning and rubbish removal	$1,200.28	Cleaning and rubbish removal
Window repairs x 3	$568.00	Window repairs x 3
Replace broken wardrobe	$99.00	Replace broken wardrobe
Wall repairs	$2,600.00	hat the hole in bedroom 2 is not included and so have ordered the tenant to pay $2,600.00.
Floor repairs	$2,100.00	Floor repairs
Lawns and Garden work	$200.00	Lawns and Garden work
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$7,995.28
Total payable by Tenant to Landlord	$7,995.28

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

Dejah Rahi-reeves must pay [The landlord/s] $7,995.28 immediately, calculated as shown in table below.

The Bond Centre is to pay the bond of $2,400.00 ([Bond number suppressed]) to [The landlord/s] immediately.

Reasons

Both parties attended the hearing which was held on 17 March 2026 – the landlord by video conference and the tenant by telephone.

The hearing on 4 February 2026 was adjourned so as to ensure that the tenant received all documentation in a timely way.

At that hearing the tenant stated that she wished to file a cross claim. While she subsequently sent in a document with the title “Cross Claim”, she has not filed an application with Tenancy Services as she was required to do. Therefore the only claim I could hear today was the claim by the landlord against the tenant.

I advised the tenant that this does not mean that she cannot file a claim against the landlord in the future.

The landlord has applied for rent arrears, compensation, payment of the bond, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for rent?

The tenancy ended on 24 December 2025. The landlord provided a rent record which shows that as at that date the tenant owed $3,600.00 in rent.

Did the tenant comply with her 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 photographs show that the tenant left the house in a very dirty condition with a significant amount of rubbish left behind. The lawns were also very overgrown as were the gardens.

I have received evidence of the cost of going to the transfer station to dump the rubbish. I also accept the cost of labour to remedy these issues as being reasonable, given the state of the house and gardens. I note that the landlord and her husband did the work required.

Is the tenant responsible for the damage to the premises?

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 RTA.

The photographs show that a significant amount of damage was caused to the premises during the tenancy. I accept the evidence that the house was renovated just prior to the tenant moved in.

The tenant accepted that three windows were broken during her tenancy. The cost of repair was evidenced.

The tenant also accepted that a wardrobe had broken during her tenancy and the cost of its replacement was also evidenced and accepted.

The photographs show that there was significant wall damage to various rooms in the house – either holes in the walls or where the tenant had painted 2 doors and the skirting boards in the lounge.

I do not accept the tenant’s explanation that some of the holes were caused by rats. This is because there is no evidence of her complaining about rats to the landlord, either in the form of messages to the landlord or in the inspection report that she completed. Those holes also show rubbish stuffed inside them.

I accept the tenant’s evidence that the hole in bedroom 2 was caused by there initially being no door stopper. Although the photo shows a door stopper, I do not accept the landlord’s evidence that the hole was caused by opening the door with significant force. If that was the case the door stopper would have broken.

I have reduced the amount claimed for repairing the walls to reflect that the hole in bedroom 2 is not included and so have ordered the tenant to pay $2,600.00.

The photographs show that kitchen tiles were broken, there was a hole in the laminate in the lounge and there was a significant hole in the toilet entrance laminate.

The tenant accepted that she had caused the hole in the living room and the broken tiles in the kitchen.

I do not accept her statement that the hole in the laminate in the entrance to the toilet was fair wear and tear. Given the age of the laminate (2 years old) the hole is too significant to be fair wear and tear.

I have taken into account betterment and depreciation when ordering the tenant to pay $2,100.00 as the cost of repairing damage to the floor. 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 taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan. Filing fee reimbursement

I am ordering the tenant to reimburse the filing fee to the landlord because the landlord was substantially successful with the claim made against her. Suppression of landlord’s name

For the same reason I am allowing the landlord’s application for suppression of their name. C ter Haar 18 March 2026

Claims and awards in Tenancy Tribunal application 5402129 — net $7,995.28 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears as at 24 December 2025	$3,600.00	Rent arrears as at 24 December 2025
Cleaning and rubbish removal	$1,200.28	Cleaning and rubbish removal
Window repairs x 3	$568.00	Window repairs x 3
Replace broken wardrobe	$99.00	Replace broken wardrobe
Wall repairs	$2,600.00	hat the hole in bedroom 2 is not included and so have ordered the tenant to pay $2,600.00.
Floor repairs	$2,100.00	Floor repairs
Lawns and Garden work	$200.00	Lawns and Garden work
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$7,995.28
Total payable by Tenant to Landlord	$7,995.28

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the Landlord’s name and identifying details.
Dejah Rahi-reeves must pay [The landlord/s] $7,995.28 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,400.00 ([Bond number suppressed]) to [The landlord/s] immediately.

Reasons

Both parties attended the hearing which was held on 17 March 2026 – the landlord by video conference and the tenant by telephone.
The hearing on 4 February 2026 was adjourned so as to ensure that the tenant received all documentation in a timely way.
At that hearing the tenant stated that she wished to file a cross claim. While she subsequently sent in a document with the title “Cross Claim”, she has not filed an application with Tenancy Services as she was required to do. Therefore the only claim I could hear today was the claim by the landlord against the tenant.
I advised the tenant that this does not mean that she cannot file a claim against the landlord in the future.
The landlord has applied for rent arrears, compensation, payment of the bond, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for rent?

The tenancy ended on 24 December 2025. The landlord provided a rent record which shows that as at that date the tenant owed $3,600.00 in rent.

Did the tenant comply with her 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 photographs show that the tenant left the house in a very dirty condition with a significant amount of rubbish left behind. The lawns were also very overgrown as were the gardens.
I have received evidence of the cost of going to the transfer station to dump the rubbish. I also accept the cost of labour to remedy these issues as being reasonable, given the state of the house and gardens. I note that the landlord and her husband did the work required.

Is the tenant responsible for the damage to the premises?

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 RTA.
The photographs show that a significant amount of damage was caused to the premises during the tenancy. I accept the evidence that the house was renovated just prior to the tenant moved in.
The tenant accepted that three windows were broken during her tenancy. The cost of repair was evidenced.
The tenant also accepted that a wardrobe had broken during her tenancy and the cost of its replacement was also evidenced and accepted.
The photographs show that there was significant wall damage to various rooms in the house – either holes in the walls or where the tenant had painted 2 doors and the skirting boards in the lounge.
I do not accept the tenant’s explanation that some of the holes were caused by rats. This is because there is no evidence of her complaining about rats to the landlord, either in the form of messages to the landlord or in the inspection report that she completed. Those holes also show rubbish stuffed inside them.
I accept the tenant’s evidence that the hole in bedroom 2 was caused by there initially being no door stopper. Although the photo shows a door stopper, I do not accept the landlord’s evidence that the hole was caused by opening the door with significant force. If that was the case the door stopper would have broken.
I have reduced the amount claimed for repairing the walls to reflect that the hole in bedroom 2 is not included and so have ordered the tenant to pay $2,600.00.
The photographs show that kitchen tiles were broken, there was a hole in the laminate in the lounge and there was a significant hole in the toilet entrance laminate.
The tenant accepted that she had caused the hole in the living room and the broken tiles in the kitchen.
I do not accept her statement that the hole in the laminate in the entrance to the toilet was fair wear and tear. Given the age of the laminate (2 years old) the hole is too significant to be fair wear and tear.
I have taken into account betterment and depreciation when ordering the tenant to pay $2,100.00 as the cost of repairing damage to the floor. 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 taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan. Filing fee reimbursement
I am ordering the tenant to reimburse the filing fee to the landlord because the landlord was substantially successful with the claim made against her. Suppression of landlord’s name
For the same reason I am allowing the landlord’s application for suppression of their name. C ter Haar 18 March 2026

Tenancy Tribunal case 5402129 — Property damage at 117 Onslow Street, Kawerau 3127

At a glance

Tenancy Tribunal case 5402129 — Property damage at 117 Onslow Street, Kawerau 3127

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

Did the tenant comply with her 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?

Did the tenant comply with her 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