What was Tenancy Tribunal case 5409908 about?

The tribunal order states: [The tenant/s] to pay Reforma P.M. Limited As Agent For Peace Investment Nz

How much money was awarded in case 5409908?

Cleaning: $120.00 awarded to landlord; Cleaning: $80.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $500.00 awarded to landlord; Replace furnishings: curtains (agree…: $640.00 awarded to landlord; Water Rates: $235.78 awarded to landlord

What type of tenancy dispute was case 5409908?

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

Where can I read the official tribunal order for case 5409908?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13279997-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5409908 about?

The tribunal order states: [The tenant/s] to pay Reforma P.M. Limited As Agent For Peace Investment Nz

How much money was awarded in case 5409908?

Cleaning: $120.00 awarded to landlord; Cleaning: $80.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $500.00 awarded to landlord; Replace furnishings: curtains (agree…: $640.00 awarded to landlord; Water Rates: $235.78 awarded to landlord

What type of tenancy dispute was case 5409908?

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

Where can I read the official tribunal order for case 5409908?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13279997-Tenancy_Tribunal_Order.pdf.

Unit/Flat Unit 7, 8 Short Street, Papakura, Papakura 2110 Tenancy Tribunal Case 5409908 — Property damage

Tenantcheck Insights

Unit/Flat Unit 7, 8 Short Street, Papakura, Papakura 2110 Tenancy Tribunal Case 5409908 — Property damage | TenantCheck

Claims & awards

What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.

Claims and awards in Tenancy Tribunal application 5409908 — net $1,603.78 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Carpet Cleaning (having regard to the condition of carpet at start of tenancy	$120.00	Carpet Cleaning (having regard to the condition of carpet at start of tenancy
Water rates (agreed by tenant	$235.78	Water rates (agreed by tenant
Replace furnishings: curtains (agreed by tenant	$640.00	Replace furnishings: curtains (agreed by tenant
Cleaning (to a reasonably clean standard	$80.00	Cleaning (to a reasonably clean standard
Repairs: painting, limited to insurance excess	$500.00	Repairs: painting, limited to insurance excess
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$1,603.78
Bond	$2,392.00
Total payable by Tenant to Landlord	$1,603.78

Claims and awards for application 5409908 — net $1,603.78 NZD. Verify on MoJ.

Carpet Cleaning (having regard to the condition of carpet at start of tenancy

Amount: $120.00
Awarded to: Landlord
Reason: Carpet Cleaning (having regard to the condition of carpet at start of tenancy

Water rates (agreed by tenant

Amount: $235.78
Awarded to: Landlord
Reason: Water rates (agreed by tenant

Replace furnishings: curtains (agreed by tenant

Amount: $640.00
Awarded to: Landlord
Reason: Replace furnishings: curtains (agreed by tenant

Cleaning (to a reasonably clean standard

Amount: $80.00
Awarded to: Landlord
Reason: Cleaning (to a reasonably clean standard

Repairs: painting, limited to insurance excess

Amount: $500.00
Awarded to

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Water Rates

Order

[The tenant/s] to pay Reforma P.M. Limited As Agent For Peace Investment Nz Ltd $1,603.78 from the bond, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,392.00 (6478189-004) immediately apportioned as follows: Reforma P.M. Limited As Agent For Peace Investment Nz Ltd: $1,603.78 [The tenant/s]: $788.22

Reasons

Both parties attended the hearing.
The landlord has applied for water rates, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for water rates?

The tenancy ended on 15 November 2025.
The landlord provided water rates invoices 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 premises reasonably clean and tidy.
I have moderated the landlord’s claims to take into account the state of the carpets at the start of the tenancy and the tenant’s responsibility to bring the property to a reasonable, as opposed to professional, standard of cleanliness at the end of the tenancy.
Only 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 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.
The walls were damaged during the tenancy.
The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
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.
Pursuant to section 49B(3)(a) RTA, I limit the tenant's liability on painting costs to the lesser of the insurance excess of $500.00.
I disburse the bond in accordance with the above findings.

Claims & awards

What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.

Claims and awards in Tenancy Tribunal application 5409908 — net $1,603.78 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Carpet Cleaning (having regard to the condition of carpet at start of tenancy	$120.00	Carpet Cleaning (having regard to the condition of carpet at start of tenancy
Water rates (agreed by tenant	$235.78	Water rates (agreed by tenant
Replace furnishings: curtains (agreed by tenant	$640.00	Replace furnishings: curtains (agreed by tenant
Cleaning (to a reasonably clean standard	$80.00	Cleaning (to a reasonably clean standard
Repairs: painting, limited to insurance excess	$500.00	Repairs: painting, limited to insurance excess
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$1,603.78
Bond	$2,392.00
Total payable by Tenant to Landlord	$1,603.78

Claims and awards for application 5409908 — net $1,603.78 NZD. Verify on MoJ.

Carpet Cleaning (having regard to the condition of carpet at start of tenancy

Amount: $120.00
Awarded to: Landlord
Reason: Carpet Cleaning (having regard to the condition of carpet at start of tenancy

Water rates (agreed by tenant

Amount: $235.78
Awarded to: Landlord
Reason: Water rates (agreed by tenant

Replace furnishings: curtains (agreed by tenant

Amount: $640.00
Awarded to: Landlord
Reason: Replace furnishings: curtains (agreed by tenant

Cleaning (to a reasonably clean standard

Amount: $80.00
Awarded to: Landlord
Reason: Cleaning (to a reasonably clean standard

Repairs: painting, limited to insurance excess

Amount: $500.00
Awarded to

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Water Rates

Order

[The tenant/s] to pay Reforma P.M. Limited As Agent For Peace Investment Nz Ltd $1,603.78 from the bond, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,392.00 (6478189-004) immediately apportioned as follows: Reforma P.M. Limited As Agent For Peace Investment Nz Ltd: $1,603.78 [The tenant/s]: $788.22

Reasons

Both parties attended the hearing.
The landlord has applied for water rates, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for water rates?

The tenancy ended on 15 November 2025.
The landlord provided water rates invoices 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 premises reasonably clean and tidy.
I have moderated the landlord’s claims to take into account the state of the carpets at the start of the tenancy and the tenant’s responsibility to bring the property to a reasonable, as opposed to professional, standard of cleanliness at the end of the tenancy.
Only 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 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.
The walls were damaged during the tenancy.
The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
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.
Pursuant to section 49B(3)(a) RTA, I limit the tenant's liability on painting costs to the lesser of the insurance excess of $500.00.
I disburse the bond in accordance with the above findings.

Tenancy Tribunal case 5409908 — Property damage at Unit/Flat Unit 7, 8 Short Street, Papakura, Papakura 2110

At a glance

Tenancy Tribunal case 5409908 — Property damage at Unit/Flat Unit 7, 8 Short Street, Papakura, Papakura 2110

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for water rates?

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 water rates?

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