What was Tenancy Tribunal case 5416373 about?

The tribunal order states: [The tenant/s] must pay Uno Property Management Limited As Agent

How much money was awarded in case 5416373?

Filing Fee: $28.00 awarded to landlord; Final Water Charges: $100.75 awarded to landlord; Lease Break: $821.20 awarded to landlord; Loss Of Rent: $3,258.12 awarded to landlord

What type of tenancy dispute was case 5416373?

The dispute type was not classified.

Where can I read the official tribunal order for case 5416373?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13398035-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5416373 about?

The tribunal order states: [The tenant/s] must pay Uno Property Management Limited As Agent

How much money was awarded in case 5416373?

Filing Fee: $28.00 awarded to landlord; Final Water Charges: $100.75 awarded to landlord; Lease Break: $821.20 awarded to landlord; Loss Of Rent: $3,258.12 awarded to landlord

What type of tenancy dispute was case 5416373?

The dispute type was not classified.

Where can I read the official tribunal order for case 5416373?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13398035-Tenancy_Tribunal_Order.pdf.

Unit/Flat Unit 111, 14 Edgerley Avenue, Epsom, Auckland Tenancy Tribunal Case 5416373 — Tenancy dispute

Reasons

Claims and awards in Tenancy Tribunal application 5416373 — net $1,088.07 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Final water charges	$100.75	Final water charges
Lease break	$821.20	Lease break
Loss of rent	$3,258.12	Loss of rent
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$1,088.07
Total payable by Tenant to Landlord	$1,088.07

A hearing was held by video conference on 1 April 2026. The landlord attended and gave evidence. The tenant did not attend. I am satisfied that the notice of hearing was properly served in accordance with the Residential Tenancies Act 1986 (“the Act”). I therefore consider it reasonable to proceed in the tenant’s absence pursuant to section 85 of the Act. Background

The tenancy commenced on 25 July 2025 and was for a fixed term ending 23 July 2026. The weekly rent was $780.00 and a bond of $3,120.00 was paid. The tenancy ended early on 7 December 2025 when the tenant vacated prior to the expiry of the fixed term.

The landlord’s evidence is that the tenant elected to break the fixed term tenancy and was advised of their ongoing liability, including rent until a replacement tenant was secured and any reasonable costs associated with reletting the premises. The landlord subsequently re-let the property at a lower weekly rent.

The landlord seeks the following: final water charges of $100.75, lease break costs of $821.10, and compensation of $3,258.12 representing the difference between the original rent and the new rent for the remainder of the fixed term. Issues for Determination

The issues for determination are whether the tenant is liable for: • The final water charges; • The landlord’s reletting costs; and • Compensation for loss of rent arising from the early termination of the fixed term tenancy. Relevant Law

A fixed term tenancy is binding on both parties for the duration of the term unless lawfully terminated in accordance with the Act. Where a tenant vacates before the end of a fixed term without lawful justification, this constitutes a breach of the tenancy agreement.

Under section 40(2)(a) of the Act, tenants must pay rent as it falls due. Where a tenant vacates early, they remain liable for rent until the tenancy is lawfully terminated or the premises are relet.

While section 49 does not expressly impose a duty on the landlord to mitigate loss in these circumstances, compensation is limited to actual loss. The Tribunal must therefore consider whether the landlord has taken reasonable steps to reduce any loss arising from the tenant’s breach.

The Tribunal has consistently held that reasonable reletting costs, such as advertising and letting fees, may be recoverable where they arise directly from a tenant’s breach.

In relation to outgoings such as water charges, section 39 of the Act permits recovery where the charges are exclusively attributable to the tenant’s use and are properly invoiced. Assessment Water Charges

The landlord has provided invoices supporting the claim for final water charges of $100.75. There is no evidence to suggest that these charges are not properly attributable to the tenant’s use of the premises. I am satisfied this claim is established and reasonable. The tenant is therefore liable for this amount. Lease Break Costs

The landlord claims $821.10 for lease break or reletting costs and has provided an invoice in support. These costs arise directly from the tenant’s decision to end the tenancy early. I am satisfied that such costs are a reasonably foreseeable consequence of the tenant’s breach and are recoverable, provided they are reasonable in amount. The invoice appears consistent with standard letting costs. Accordingly, this claim is allowed in full. Loss of Rent / Rent Differential

The landlord seeks $3,258.12 representing the difference between the original rent and the new rent over 228 days at $100 per week.

The Tribunal accepts that where a property is relet at a lower rent following a tenant’s breach, the landlord may recover the shortfall as compensation, provided the landlord has taken reasonable steps to mitigate loss.

On the evidence before me, the landlord has relet the premises and quantified the loss as the difference in weekly rent over the balance of the fixed term. There is no evidence to suggest that the landlord failed to take reasonable steps to relet the property or that the reduced rent was unreasonable in the market circumstances.

The calculation provided appears consistent with the stated weekly shortfall and duration. While the Tribunal will not permit recovery beyond actual loss, the landlord’s claim reflects a genuine rental shortfall rather than a penalty.

I am therefore satisfied that the claimed amount of $3,258.12 represents a reasonably foreseeable and quantifiable loss arising directly from the tenant’s breach. This claim is allowed. Filing fee

As the landlord has wholly succeeded with the claim, I must order the tenant to reimburse the filing fee.

Claims and awards in Tenancy Tribunal application 5416373 — net $1,088.07 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Final water charges	$100.75	Final water charges
Lease break	$821.20	Lease break
Loss of rent	$3,258.12	Loss of rent
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$1,088.07
Total payable by Tenant to Landlord	$1,088.07

Order

[The tenant/s] must pay Uno Property Management Limited As Agent For Jing-Yiing Gau $1,088.07 immediately, calculated as shown in the table below.
The Bond Centre is to pay the bond of $3120.00 (BN-00123816) to Uno Property Management Limited As Agent For Jing-Yiing Gau immediately.

Reasons

A hearing was held by video conference on 1 April 2026. The landlord attended and gave evidence. The tenant did not attend. I am satisfied that the notice of hearing was properly served in accordance with the Residential Tenancies Act 1986 (“the Act”). I therefore consider it reasonable to proceed in the tenant’s absence pursuant to section 85 of the Act. Background
The tenancy commenced on 25 July 2025 and was for a fixed term ending 23 July 2026. The weekly rent was $780.00 and a bond of $3,120.00 was paid. The tenancy ended early on 7 December 2025 when the tenant vacated prior to the expiry of the fixed term.
The landlord’s evidence is that the tenant elected to break the fixed term tenancy and was advised of their ongoing liability, including rent until a replacement tenant was secured and any reasonable costs associated with reletting the premises. The landlord subsequently re-let the property at a lower weekly rent.
The landlord seeks the following: final water charges of $100.75, lease break costs of $821.10, and compensation of $3,258.12 representing the difference between the original rent and the new rent for the remainder of the fixed term. Issues for Determination
The issues for determination are whether the tenant is liable for: • The final water charges; • The landlord’s reletting costs; and • Compensation for loss of rent arising from the early termination of the fixed term tenancy. Relevant Law
A fixed term tenancy is binding on both parties for the duration of the term unless lawfully terminated in accordance with the Act. Where a tenant vacates before the end of a fixed term without lawful justification, this constitutes a breach of the tenancy agreement.
Under section 40(2)(a) of the Act, tenants must pay rent as it falls due. Where a tenant vacates early, they remain liable for rent until the tenancy is lawfully terminated or the premises are relet.
While section 49 does not expressly impose a duty on the landlord to mitigate loss in these circumstances, compensation is limited to actual loss. The Tribunal must therefore consider whether the landlord has taken reasonable steps to reduce any loss arising from the tenant’s breach.
The Tribunal has consistently held that reasonable reletting costs, such as advertising and letting fees, may be recoverable where they arise directly from a tenant’s breach.
In relation to outgoings such as water charges, section 39 of the Act permits recovery where the charges are exclusively attributable to the tenant’s use and are properly invoiced. Assessment Water Charges
The landlord has provided invoices supporting the claim for final water charges of $100.75. There is no evidence to suggest that these charges are not properly attributable to the tenant’s use of the premises. I am satisfied this claim is established and reasonable. The tenant is therefore liable for this amount. Lease Break Costs
The landlord claims $821.10 for lease break or reletting costs and has provided an invoice in support. These costs arise directly from the tenant’s decision to end the tenancy early. I am satisfied that such costs are a reasonably foreseeable consequence of the tenant’s breach and are recoverable, provided they are reasonable in amount. The invoice appears consistent with standard letting costs. Accordingly, this claim is allowed in full. Loss of Rent / Rent Differential
The landlord seeks $3,258.12 representing the difference between the original rent and the new rent over 228 days at $100 per week.
The Tribunal accepts that where a property is relet at a lower rent following a tenant’s breach, the landlord may recover the shortfall as compensation, provided the landlord has taken reasonable steps to mitigate loss.
On the evidence before me, the landlord has relet the premises and quantified the loss as the difference in weekly rent over the balance of the fixed term. There is no evidence to suggest that the landlord failed to take reasonable steps to relet the property or that the reduced rent was unreasonable in the market circumstances.
The calculation provided appears consistent with the stated weekly shortfall and duration. While the Tribunal will not permit recovery beyond actual loss, the landlord’s claim reflects a genuine rental shortfall rather than a penalty.
I am therefore satisfied that the claimed amount of $3,258.12 represents a reasonably foreseeable and quantifiable loss arising directly from the tenant’s breach. This claim is allowed. Filing fee
As the landlord has wholly succeeded with the claim, I must order the tenant to reimburse the filing fee.

Tenancy Tribunal case 5416373 — Tenancy dispute at Unit/Flat Unit 111, 14 Edgerley Avenue, Epsom, Auckland

At a glance

Award balance

Tenancy Tribunal case 5416373 — Tenancy dispute at Unit/Flat Unit 111, 14 Edgerley Avenue, Epsom, Auckland

At a glance

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions