Tenantcheck Insights · Case study
Tenancy Tribunal case 5404130 — Rent arrears at 36 Redgrave Street, Hoon Hay, Christchurch 8025
Decided 31 March 2026 · Published 31 March 2026 · Application 5404130
- Rent arrears
- Property damage
- Cleanliness
At a glance
Key facts from the published tribunal order.
Outcome
Landlord favoured
From published order
Location
Christchurch
Tribunal region
Adjudicator
N Walker
Dispute themes
Award balance
Gross awards, any bond applied per the order, and the remaining balance payable.
- Gross award
- $6,181.58
- Total balance for Tenant to pay Landlord
- $6,181.58
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 October 2025 | $5,385.15 | Rent arrears to 21 October 2025 | |
| Repairs: Wall - living room | $221.00 | Repairs: Wall - living room | |
| Oven/stove cleaning | $179.14 | Oven/stove cleaning | |
| Repairs: Wall - hallway | $146.00 | Repairs: Wall - hallway | |
| Repairs: Carpet patch | $55.79 | Repairs: Carpet patch | |
| Repairs: Door | $103.60 | Repairs: Door | |
| Repairs: Wall - bedroom | $90.90 | Repairs: Wall - bedroom | |
| Net award | $6,181.58 | ||
| Total payable by Tenant to Landlord | $6,181.58 |
Claims and awards for application 5404130 — net $6,181.58 NZD. Verify on MoJ.
Rent arrears to 21 October 2025
- Amount
- $5,385.15
- Awarded to
- Landlord
- Reason
- Rent arrears to 21 October 2025
Repairs: Wall - living room
- Amount
- $221.00
- Awarded to
- Landlord
- Reason
- Repairs: Wall - living room
Oven/stove cleaning
- Amount
- $179.14
- Awarded to
- Landlord
- Reason
- Oven/stove cleaning
Repairs: Wall - hallway
- Amount
- $146.00
- Awarded to
- Landlord
- Reason
- Repairs: Wall - hallway
Repairs: Carpet patch
- Amount
- $55.79
- Awarded to
- Landlord
- Reason
- Repairs: Carpet patch
Repairs: Door
- Amount
- $103.60
- Awarded to
- Landlord
- Reason
- Repairs: Door
Repairs: Wall - bedroom
- Amount
- $90.90
- Awarded to
- Landlord
- Reason
- Repairs: Wall - bedroom
Net award
Landlord $6,181.58
Total payable by Tenant to Landlord
Landlord $6,181.58
Claim types — money lines allowed on this order
Order
- Anthony Faauila Lam must pay Kāinga Ora–Homes And Communities $6,181.58 immediately, calculated as shown in table below.
Reasons
- The landlord attended the hearing held on 31 March 2026 by video. The tenant did not attend the hearing. An attempt was made to join the tenant to the hearing by telephone, but the call went to voicemail.
- The landlord has applied for rent arrears, and compensation following the end of the tenancy.
How much is owed for rent?
- The tenancy ended on 21 October 2025. The landlord provided rent records which prove the amount owing at 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.
- The tenant did not leave the oven and stovetop in a reasonably clean state. Cleaning of the oven and stovetop was required and the amount ordered is 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 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: wall damage (lounge, hallway, bedroom), door damage, carpet stain. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
- The amounts ordered are proved.
- The landlord’s claim has taken account of depreciation.
Topics & place
Topics are dispute themes across the order (not the same as claim-type money lines).
Residential Tenancies Act sections
s40(1), s40(2), s49B(1), s49B(3), s49B(3A)
Key findings
- Dispute theme: rent arrears
- Dispute theme: property damage
- Dispute theme: cleaning
Frequently asked questions
Common questions about this Tenancy Tribunal case.
What was the outcome of Tenancy Tribunal case 5404130?
The tribunal order states: Anthony Faauila Lam must pay Kāinga Ora–Homes And Communities
How much money was awarded in case 5404130?
Cleaning: $179.14 awarded to landlord; Rent Arrears: $5,385.15 awarded to landlord; Carpet Patch: $55.79 awarded to landlord; Door: $103.60 awarded to landlord; Wall - Bedroom: $90.90 awarded to landlord; Wall - Hallway: $146.00 awarded to landlord; Wall - Living Room: $221.00 awarded to landlord
What type of tenancy dispute was case 5404130?
The primary dispute was Rent arrears. Related themes: Property damage, Cleanliness.
Where can I read the official tribunal order for case 5404130?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13375688-Tenancy_Tribunal_Order.pdf.