What was the outcome of Tenancy Tribunal case 5408470?

The tribunal order states: Cara Ann Byron must pay Inspire Real Estate Limited $212.76 immediately,

How much money was awarded in case 5408470?

Cleaning: $582.83 awarded to landlord; Cleaning: $270.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Laundry Waste Pipe: $416.22 awarded to landlord; Rent Arrears: $235.71 awarded to landlord

What type of tenancy dispute was case 5408470?

The primary dispute was Cleanliness. Related themes: Rent arrears.

Where can I read the official tribunal order for case 5408470?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13166874-Tenancy_Tribunal_Order.pdf.

What was the outcome of Tenancy Tribunal case 5408470?

The tribunal order states: Cara Ann Byron must pay Inspire Real Estate Limited $212.76 immediately,

How much money was awarded in case 5408470?

Cleaning: $582.83 awarded to landlord; Cleaning: $270.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Laundry Waste Pipe: $416.22 awarded to landlord; Rent Arrears: $235.71 awarded to landlord

What type of tenancy dispute was case 5408470?

The primary dispute was Cleanliness. Related themes: Rent arrears.

Where can I read the official tribunal order for case 5408470?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13166874-Tenancy_Tribunal_Order.pdf.

Unit/Flat Flat 1, 71 Main Street, Mataura, Mataura 9712 Tenancy Tribunal Case 5408470 — Cleanliness

Reasons

Claims and awards in Tenancy Tribunal application 5408470 — net $212.76 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears	$235.71	Rent arrears
Laundry waste pipe	$416.22	Laundry waste pipe
Carpet Cleaning	$582.83	Carpet Cleaning
Cleaning	$270.00	Cleaning
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$212.76
Total payable by Tenant to Landlord	$212.76

An hour before the hearing was due to commence the Tenant emailed the remote registry to advise that that she would not be in attendance due to being ‘unwell’.

An email was sent to the tenant confirming that she would be contacted by phone. She did not reply to that email nor answer her phone.

There has been no evidence to oppose the application before me. The tenancy ended on 3 November 2025 and the application was filed on 18 December 2025.

I attempted to have the tenant contacted for the hearing and I am not prepared to adjourn it.

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 on 3 November 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 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 photo evidence confirms this I am not satisfied that it could be proven that this was not required. This included the carpet cleaning. The pre inspection and exit inspection photos show clearly the need for the carpets to be cleaned.

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:

The laundry waste pipe had clearly been removed from the wall. This is not fear wear and tear.

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.

Because Inspire Real Estate Limited has wholly succeeded with the claim I must reimburse the filing fee.

Claims and awards in Tenancy Tribunal application 5408470 — net $212.76 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears	$235.71	Rent arrears
Laundry waste pipe	$416.22	Laundry waste pipe
Carpet Cleaning	$582.83	Carpet Cleaning
Cleaning	$270.00	Cleaning
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$212.76
Total payable by Tenant to Landlord	$212.76

Order

Cara Ann Byron must pay Inspire Real Estate Limited $212.76 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $1,320.00 to Inspire Real Estate Limited immediately.

Reasons

An hour before the hearing was due to commence the Tenant emailed the remote registry to advise that that she would not be in attendance due to being ‘unwell’.
An email was sent to the tenant confirming that she would be contacted by phone. She did not reply to that email nor answer her phone.
There has been no evidence to oppose the application before me. The tenancy ended on 3 November 2025 and the application was filed on 18 December 2025.
I attempted to have the tenant contacted for the hearing and I am not prepared to adjourn it.
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 on 3 November 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 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 photo evidence confirms this I am not satisfied that it could be proven that this was not required. This included the carpet cleaning. The pre inspection and exit inspection photos show clearly the need for the carpets to be cleaned.
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:
The laundry waste pipe had clearly been removed from the wall. This is not fear wear and tear.
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.
Because Inspire Real Estate Limited has wholly succeeded with the claim I must reimburse the filing fee.

Tenancy Tribunal case 5408470 — Cleanliness at Unit/Flat Flat 1, 71 Main Street, Mataura, Mataura 9712

At a glance

Tenancy Tribunal case 5408470 — Cleanliness at Unit/Flat Flat 1, 71 Main Street, Mataura, Mataura 9712

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?

Is the tenant responsible for the damage to the premises?

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?

Is the tenant responsible for the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions