What was the outcome of Tenancy Tribunal case 5403529?

The tribunal order states: Makerita Brown must pay Kāinga Ora–Homes And Communities $4,730.00

How much money was awarded in case 5403529?

Cleaning: $1,994.75 awarded to landlord; Lawn Work: $362.01 awarded to landlord; Property Damage: $618.00 awarded to landlord; Painting walls for hallway and livin…: $194.00 awarded to landlord; Plastering And Patching: $1,169.96 awarded to landlord; Replace Furnishings: Bedroom 1 Doors: $280.62 awarded to landlord; Rubbish Removal: $110.66 awarded to landlord

What type of tenancy dispute was case 5403529?

The primary dispute was Cleanliness. Related themes: Property damage.

Where can I read the official tribunal order for case 5403529?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13406888-Tenancy_Tribunal_Order.pdf.

What was the outcome of Tenancy Tribunal case 5403529?

The tribunal order states: Makerita Brown must pay Kāinga Ora–Homes And Communities $4,730.00

How much money was awarded in case 5403529?

Cleaning: $1,994.75 awarded to landlord; Lawn Work: $362.01 awarded to landlord; Property Damage: $618.00 awarded to landlord; Painting walls for hallway and livin…: $194.00 awarded to landlord; Plastering And Patching: $1,169.96 awarded to landlord; Replace Furnishings: Bedroom 1 Doors: $280.62 awarded to landlord; Rubbish Removal: $110.66 awarded to landlord

What type of tenancy dispute was case 5403529?

The primary dispute was Cleanliness. Related themes: Property damage.

Where can I read the official tribunal order for case 5403529?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13406888-Tenancy_Tribunal_Order.pdf.

94 Chelburn Crescent, Mangere East, Auckland 2024 Tenancy Tribunal Case 5403529 — Cleanliness

Reasons

Claims and awards in Tenancy Tribunal application 5403529 — net $4,730.00 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Cleaning: House and rangehood	$1,994.75	Cleaning: House and rangehood
Carpet replacement	$618.00	Carpet replacement
Replace furnishings: Bedroom 1 doors	$280.62	Replace furnishings: Bedroom 1 doors
Repairs: Painting walls for hallway and living room	$194.00	Repairs: Painting walls for hallway and living room
Repairs: Plastering and patching	$1,169.96	Repairs: Plastering and patching
Rubbish removal	$110.66	Rubbish removal
Lawn work	$362.01	Lawn work
Net award	$4,730.00
Total payable by Tenant to Landlord	$4,730.00

The Landlord attended the hearing. The Tenant did not appear.

The landlord has applied for compensation.

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 tenant did not leave the premises reasonably clean and tidy, and did not remove all rubbish. The whole house and rangehood required cleaning. The Tenant failed to keep the property reasonably clean and tidy during the tenancy. The lawns also required mowing in the front and back of the property. Rubbish also required removing around the property. Entry and inspection reports were provided to substantiate the costs.

The amounts ordered are proved.

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.

Where the damage is careless, and occurs after 27 August 2019, section 49B RTA applies. If the landlord becomes aware of the damage after 27 August, the damage is presumed to have occurred after that date unless the tenant proves otherwise.

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 (or four weeks' market rent in the case of a tenant paying income-related rent). See section 49B(3)(a) RTA.

Where the damage is careless and is not covered by the landlord's insurance, the tenant's liability is limited to four weeks' rent (or market rent). See section 49B(3)(b) RTA. Where insurance money is irrecoverable because of the tenant's conduct, the property is treated as if it is not insured against the damage. See section 49B(3A)(a) RTA.

Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for. See section 49B(1) RTA.

Damage is intentional where a person intends to cause damage and takes the necessary steps to achieve that purpose. Damage is also intentional where a person does something, or allows a situation to continue, knowing that damage is a certainty. See Guo v Korck [2019] NZHC 1541.

The following damage was caused during the tenancy: Door replacement in bedroom 1, repainting the purple door, painting walls in the entry hallway and living room due to discolouration, excess carpet stains in bedroom 1 and 2, plastering and patching walls by front doorway, hallway, bedroom 3 door and toilet wall. Entry and exit inspection photographs were provided to show the damage occurred during the tenancy. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.

The amounts ordered are proved.

I have taken 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 have taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan. The Landlord submitted the costs claimed to replace the carpet took into account depreciation given the carpet was five years old.

Claims and awards in Tenancy Tribunal application 5403529 — net $4,730.00 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Cleaning: House and rangehood	$1,994.75	Cleaning: House and rangehood
Carpet replacement	$618.00	Carpet replacement
Replace furnishings: Bedroom 1 doors	$280.62	Replace furnishings: Bedroom 1 doors
Repairs: Painting walls for hallway and living room	$194.00	Repairs: Painting walls for hallway and living room
Repairs: Plastering and patching	$1,169.96	Repairs: Plastering and patching
Rubbish removal	$110.66	Rubbish removal
Lawn work	$362.01	Lawn work
Net award	$4,730.00
Total payable by Tenant to Landlord	$4,730.00

Order

Makerita Brown must pay Kāinga Ora–Homes And Communities $4,730.00 immediately, calculated as shown in table below.

Reasons

The Landlord attended the hearing. The Tenant did not appear.
The landlord has applied for compensation.

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 tenant did not leave the premises reasonably clean and tidy, and did not remove all rubbish. The whole house and rangehood required cleaning. The Tenant failed to keep the property reasonably clean and tidy during the tenancy. The lawns also required mowing in the front and back of the property. Rubbish also required removing around the property. Entry and inspection reports were provided to substantiate the costs.
The amounts ordered are proved.

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.
Where the damage is careless, and occurs after 27 August 2019, section 49B RTA applies. If the landlord becomes aware of the damage after 27 August, the damage is presumed to have occurred after that date unless the tenant proves otherwise.
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 (or four weeks' market rent in the case of a tenant paying income-related rent). See section 49B(3)(a) RTA.
Where the damage is careless and is not covered by the landlord's insurance, the tenant's liability is limited to four weeks' rent (or market rent). See section 49B(3)(b) RTA. Where insurance money is irrecoverable because of the tenant's conduct, the property is treated as if it is not insured against the damage. See section 49B(3A)(a) RTA.
Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for. See section 49B(1) RTA.
Damage is intentional where a person intends to cause damage and takes the necessary steps to achieve that purpose. Damage is also intentional where a person does something, or allows a situation to continue, knowing that damage is a certainty. See Guo v Korck [2019] NZHC 1541.
The following damage was caused during the tenancy: Door replacement in bedroom 1, repainting the purple door, painting walls in the entry hallway and living room due to discolouration, excess carpet stains in bedroom 1 and 2, plastering and patching walls by front doorway, hallway, bedroom 3 door and toilet wall. Entry and exit inspection photographs were provided to show the damage occurred during the tenancy. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved.
I have taken 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 have taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan. The Landlord submitted the costs claimed to replace the carpet took into account depreciation given the carpet was five years old.

Tenancy Tribunal case 5403529 — Cleanliness at 94 Chelburn Crescent, Mangere East, Auckland 2024

At a glance

Tenancy Tribunal case 5403529 — Cleanliness at 94 Chelburn Crescent, Mangere East, Auckland 2024

At a glance

Award balance

Claims & awards

Order

Reasons

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

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

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

Frequently asked questions