How much money was awarded in case 5408589?

Cleaning: $920.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $312.50 awarded to landlord; Pest Control: $345.00 awarded to landlord; Previous Order Application [Redacted…: $5,567.76 awarded to landlord; Property Damage: $1,150.00 awarded to landlord; Property Damage: $92.00 awarded to landlord; 2 Cracked Windows: $575.00 awarded to landlord; Carpet: $3,600.00 awarded to landlord; Property Damage: $1,437.50 awarded to landlord; Floor Laminate: $3,242.50 awarded to landlord; Interior painting, walls, doors and…: $5,750.00 awarded to landlord; Property Damage: $11,270.00 awarded to landlord; Materials Used: $2,300.00 awarded to landlord; Replace Bathroom Skirting: $782.00 awarded to landlord; Property Damage: $3,220.00 awarded to landlord; Replace furnishings: Curtains and bl…: $1,035.00 awarded to landlord; Rubbish Removal: $3,450.00 awarded to landlord

What type of tenancy dispute was case 5408589?

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

Where can I read the official tribunal order for case 5408589?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13355532-Tribunal_Order_Redacted.pdf.

How much money was awarded in case 5408589?

Cleaning: $920.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $312.50 awarded to landlord; Pest Control: $345.00 awarded to landlord; Previous Order Application [Redacted…: $5,567.76 awarded to landlord; Property Damage: $1,150.00 awarded to landlord; Property Damage: $92.00 awarded to landlord; 2 Cracked Windows: $575.00 awarded to landlord; Carpet: $3,600.00 awarded to landlord; Property Damage: $1,437.50 awarded to landlord; Floor Laminate: $3,242.50 awarded to landlord; Interior painting, walls, doors and…: $5,750.00 awarded to landlord; Property Damage: $11,270.00 awarded to landlord; Materials Used: $2,300.00 awarded to landlord; Replace Bathroom Skirting: $782.00 awarded to landlord; Property Damage: $3,220.00 awarded to landlord; Replace furnishings: Curtains and bl…: $1,035.00 awarded to landlord; Rubbish Removal: $3,450.00 awarded to landlord

What type of tenancy dispute was case 5408589?

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

Where can I read the official tribunal order for case 5408589?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13355532-Tribunal_Order_Redacted.pdf.

New Zealand Tenancy Tribunal Case 5408589 — Property damage

Q: What was Tenancy Tribunal case 5408589 about?

The tribunal order states: An application for suppression has been made in this case, and the Tribunal

Claims and awards in Tenancy Tribunal application 5408589 — net $45,077.26 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Previous order application [redacted] dated 20/08/2025	$5,567.76	Previous order application [redacted] dated 20/08/2025
Repairs: Interior walls repair and paint	$11,270.00	Repairs: Interior walls repair and paint
Repairs: Ceilings and scotia repairs and paint	$1,437.50	Repairs: Ceilings and scotia repairs and paint
Repairs: Replace bathroom skirting	$782.00	Repairs: Replace bathroom skirting
Repairs: Carpet	$3,600.00	Repairs: Carpet
Repairs: Floor laminate	$3,242.50	Repairs: Floor laminate
Replace damaged dishwasher and cooktop and instal	$1,150.00	Replace damaged dishwasher and cooktop and instal
Repairs: Replace damaged interior doors	$3,220.00	Repairs: Replace damaged interior doors
Repairs: 2 cracked windows	$575.00	Repairs: 2 cracked windows
Repairs: Interior painting, walls, doors and trim	$5,750.00	Repairs: Interior painting, walls, doors and trim
Pest control: Fleas	$345.00	Pest control: Fleas
Repairs: materials used	$2,300.00	Repairs: materials used
Cleaning	$920.00	Cleaning
Rubbish removal	$3,450.00	Rubbish removal
Lawns and Garden work	$312.50	Lawns and Garden work
Replace furnishings: Curtains and blinds	$1,035.00	Replace furnishings: Curtains and blinds
Air-conditioning remote replacement	$92.00	Air-conditioning remote replacement
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$45,077.26
Total payable by Tenant to Landlord	$45,077.26

Claims and awards in Tenancy Tribunal application 5408589 — net $45,077.26 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.

Claim

Landlord

Tenant

Reason

Previous order application [redacted] dated 20/08/2025

$5,567.76

Previous order application [redacted] dated 20/08/2025

Repairs: Interior walls repair and paint

$11,270.00

Repairs: Interior walls repair and paint

Repairs: Ceilings and scotia repairs and paint

$1,437.50

Repairs: Ceilings and scotia repairs and paint

Repairs: Replace bathroom skirting

$782.00

Repairs: Replace bathroom skirting

Repairs: Carpet

$3,600.00

Repairs: Carpet

Repairs: Floor laminate

$3,242.50

Repairs: Floor laminate

Replace damaged dishwasher and cooktop and instal

$1,150.00

Replace damaged dishwasher and cooktop and instal

Repairs: Replace damaged interior doors

$3,220.00

Repairs: Replace damaged interior doors

Repairs: 2 cracked windows

$575.00

Repairs: 2 cracked windows

Repairs: Interior painting, walls, doors and trim

$5,750.00

Repairs: Interior painting, walls, doors and trim

Pest control: Fleas

$345.00

Pest control: Fleas

Repairs: materials used

$2,300.00

Repairs: materials used

Cleaning

$920.00

Cleaning

Rubbish removal

$3,450.00

Rubbish removal

Lawns and Garden work

$312.50

Lawns and Garden work

Replace furnishings: Curtains and blinds

$1,035.00

Replace furnishings: Curtains and blinds

Air-conditioning remote replacement

$92.00

Air-conditioning remote replacement

Filing fee reimbursement

$28.00

Filing fee reimbursement

Net award

$45,077.26

Total payable by Tenant to Landlord

$45,077.26

Order

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

This order incorporates the Tribunal order made on 20 August 2025 under application [redacted].

Debbie Li must pay [The landlord/s] $45,077.26 immediately, calculated as shown in table below.

Reasons

The landlord attended the hearing on 26 March 2026. The tenant did not.

I am satisfied the tenant received the notice of hearing, was aware of the time, date and location of the hearing, and chose not to attend.

On 20 August 2025 the Tribunal made an order relating to this tenancy, for rent arrears of $9,147.76, refund of the bond and the filing fee of $27.00. The previous order is incorporated into this order for enforcement purposes. The amount still owing from this order is $5,567.76.

The landlord has applied for compensation and reimbursement of the filing fee following the end of the tenancy. Background

The landlord had tenant insurance but the insurance claim for the damage was declined due to screening issues identified by the insurer.

When the landlord went to the property for inspections it states that it found the property to be overcrowded, and it had several instances where neighbours had complained about potential domestic violence issues at the property after they heard fighting and the house being damaged.

The landlord also produced evidence the tenants broke into the house after they were evicted and caused further deliberate damage to the premise.

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 has provided evidence the tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish.

The landlord has provided evidence the remote control to the air conditioner was missing at the end of the tenancy and had to be replaced.

One of the smoke alarms was also missing at the end of the tenancy.

The tenant did not return the keys at the end of the tenancy.

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 landlord has provided evidence the following damage was caused during the tenancy through the tenant’s intentional and/or careless acts or omissions or by the intentional and/or careless acts or omissions of persons at the premise with the tenant’s consent: a. Damage to the ranch slider door lock (careless damage); b. Damage to the rubbish bins (careless damage); c. Damage to the back door above the lock(careless damage); d. Damage to the wall heater and towel rail in the family room bathroom (careless damage); e. Damage to light fittings and switches (careless damage); f. Damage to the extractor fan in the second bathroom (careless damage); g. Damage to the interior walls that required repair and paint (intentional holes made by the tenant); h. Damage to the ceilings and scotia that required repair and paint (intentional damage by the tenant); i. Damage to the bathroom skirting requiring replacement (intentional kicking of these boards with something spikey); j. Damage to the carpet and floor laminate that required replacement (careless damage); k. Damage to the dishwasher and cooktop that required replacement, installation and removal of the old appliances (careless damage); l. Damage to interior doors that required replacement or repair (intentional damage from kicking and punching the doors); m. Two cracked windows in dining/kitchen area (international damage from breaking into the property after eviction); and n. Interior painting of walls, doors and trim (intentional damage from kicking and punching these surfaces).

I am satisfied the damage is more than fair wear and tear. The tenant has not disproved liability for the damage.

The amounts ordered are proved.

I have considered 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 considered the age and condition of the items at the start of the tenancy and their likely useful lifespan. Reimbursement of filing fee

Section 102(4) of the RTA confirms that applicants that are wholly or substantially successful in proving their claims will have their filing fee reimbursed.

Because [The landlord/s] has wholly succeeded with the claim I must reimburse the filing fee. Name suppression

The landlord applies for non-publication of its name and identifying details.

The Tribunal must, on the application of a party that has wholly or substantially succeeded in proceedings, order that the party’s name or identifying particulars not be published, unless the Tribunal considers that publication is in the public interest or is justified because of the party’s conduct or any other circumstances of the case.

The landlord has wholly succeeded in its proceedings, and I do not consider publication is in the public interest or justified because of the landlord’s conduct.

The landlord’s application for non-publication is ordered.

Claims and awards in Tenancy Tribunal application 5408589 — net $45,077.26 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Previous order application [redacted] dated 20/08/2025	$5,567.76	Previous order application [redacted] dated 20/08/2025
Repairs: Interior walls repair and paint	$11,270.00	Repairs: Interior walls repair and paint
Repairs: Ceilings and scotia repairs and paint	$1,437.50	Repairs: Ceilings and scotia repairs and paint
Repairs: Replace bathroom skirting	$782.00	Repairs: Replace bathroom skirting
Repairs: Carpet	$3,600.00	Repairs: Carpet
Repairs: Floor laminate	$3,242.50	Repairs: Floor laminate
Replace damaged dishwasher and cooktop and instal	$1,150.00	Replace damaged dishwasher and cooktop and instal
Repairs: Replace damaged interior doors	$3,220.00	Repairs: Replace damaged interior doors
Repairs: 2 cracked windows	$575.00	Repairs: 2 cracked windows
Repairs: Interior painting, walls, doors and trim	$5,750.00	Repairs: Interior painting, walls, doors and trim
Pest control: Fleas	$345.00	Pest control: Fleas
Repairs: materials used	$2,300.00	Repairs: materials used
Cleaning	$920.00	Cleaning
Rubbish removal	$3,450.00	Rubbish removal
Lawns and Garden work	$312.50	Lawns and Garden work
Replace furnishings: Curtains and blinds	$1,035.00	Replace furnishings: Curtains and blinds
Air-conditioning remote replacement	$92.00	Air-conditioning remote replacement
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$45,077.26
Total payable by Tenant to Landlord	$45,077.26

Claims and awards in Tenancy Tribunal application 5408589 — net $45,077.26 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.

Claim

Landlord

Tenant

Reason

Previous order application [redacted] dated 20/08/2025

$5,567.76

Previous order application [redacted] dated 20/08/2025

Repairs: Interior walls repair and paint

$11,270.00

Repairs: Interior walls repair and paint

Repairs: Ceilings and scotia repairs and paint

$1,437.50

Repairs: Ceilings and scotia repairs and paint

Repairs: Replace bathroom skirting

$782.00

Repairs: Replace bathroom skirting

Repairs: Carpet

$3,600.00

Repairs: Carpet

Repairs: Floor laminate

$3,242.50

Repairs: Floor laminate

Replace damaged dishwasher and cooktop and instal

$1,150.00

Replace damaged dishwasher and cooktop and instal

Repairs: Replace damaged interior doors

$3,220.00

Repairs: Replace damaged interior doors

Repairs: 2 cracked windows

$575.00

Repairs: 2 cracked windows

Repairs: Interior painting, walls, doors and trim

$5,750.00

Repairs: Interior painting, walls, doors and trim

Pest control: Fleas

$345.00

Pest control: Fleas

Repairs: materials used

$2,300.00

Repairs: materials used

Cleaning

$920.00

Cleaning

Rubbish removal

$3,450.00

Rubbish removal

Lawns and Garden work

$312.50

Lawns and Garden work

Replace furnishings: Curtains and blinds

$1,035.00

Replace furnishings: Curtains and blinds

Air-conditioning remote replacement

$92.00

Air-conditioning remote replacement

Filing fee reimbursement

$28.00

Filing fee reimbursement

Net award

$45,077.26

Total payable by Tenant to Landlord

$45,077.26

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the Landlord’s name and identifying details.
This order incorporates the Tribunal order made on 20 August 2025 under application [redacted].
Debbie Li must pay [The landlord/s] $45,077.26 immediately, calculated as shown in table below.

Reasons

The landlord attended the hearing on 26 March 2026. The tenant did not.
I am satisfied the tenant received the notice of hearing, was aware of the time, date and location of the hearing, and chose not to attend.
On 20 August 2025 the Tribunal made an order relating to this tenancy, for rent arrears of $9,147.76, refund of the bond and the filing fee of $27.00. The previous order is incorporated into this order for enforcement purposes. The amount still owing from this order is $5,567.76.
The landlord has applied for compensation and reimbursement of the filing fee following the end of the tenancy. Background
The landlord had tenant insurance but the insurance claim for the damage was declined due to screening issues identified by the insurer.
When the landlord went to the property for inspections it states that it found the property to be overcrowded, and it had several instances where neighbours had complained about potential domestic violence issues at the property after they heard fighting and the house being damaged.
The landlord also produced evidence the tenants broke into the house after they were evicted and caused further deliberate damage to the premise.

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 has provided evidence the tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish.
The landlord has provided evidence the remote control to the air conditioner was missing at the end of the tenancy and had to be replaced.
One of the smoke alarms was also missing at the end of the tenancy.
The tenant did not return the keys at the end of the tenancy.
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 landlord has provided evidence the following damage was caused during the tenancy through the tenant’s intentional and/or careless acts or omissions or by the intentional and/or careless acts or omissions of persons at the premise with the tenant’s consent: a. Damage to the ranch slider door lock (careless damage); b. Damage to the rubbish bins (careless damage); c. Damage to the back door above the lock(careless damage); d. Damage to the wall heater and towel rail in the family room bathroom (careless damage); e. Damage to light fittings and switches (careless damage); f. Damage to the extractor fan in the second bathroom (careless damage); g. Damage to the interior walls that required repair and paint (intentional holes made by the tenant); h. Damage to the ceilings and scotia that required repair and paint (intentional damage by the tenant); i. Damage to the bathroom skirting requiring replacement (intentional kicking of these boards with something spikey); j. Damage to the carpet and floor laminate that required replacement (careless damage); k. Damage to the dishwasher and cooktop that required replacement, installation and removal of the old appliances (careless damage); l. Damage to interior doors that required replacement or repair (intentional damage from kicking and punching the doors); m. Two cracked windows in dining/kitchen area (international damage from breaking into the property after eviction); and n. Interior painting of walls, doors and trim (intentional damage from kicking and punching these surfaces).
I am satisfied the damage is more than fair wear and tear. The tenant has not disproved liability for the damage.
The amounts ordered are proved.
I have considered 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 considered the age and condition of the items at the start of the tenancy and their likely useful lifespan. Reimbursement of filing fee
Section 102(4) of the RTA confirms that applicants that are wholly or substantially successful in proving their claims will have their filing fee reimbursed.
Because [The landlord/s] has wholly succeeded with the claim I must reimburse the filing fee. Name suppression
The landlord applies for non-publication of its name and identifying details.
The Tribunal must, on the application of a party that has wholly or substantially succeeded in proceedings, order that the party’s name or identifying particulars not be published, unless the Tribunal considers that publication is in the public interest or is justified because of the party’s conduct or any other circumstances of the case.
The landlord has wholly succeeded in its proceedings, and I do not consider publication is in the public interest or justified because of the landlord’s conduct.
The landlord’s application for non-publication is ordered.

Tenancy Tribunal case 5408589 — Property damage

At a glance

Tenancy Tribunal case 5408589 — Property damage

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