Tenantcheck Insights · Case study
Tenancy Tribunal case 5416754 — Rent arrears at Unit/Flat Flat 5, 482 Hereford Street, Linwood, Christchurch
Decided 10 March 2026 · Published 10 March 2026 · Application 5416754
- Rent arrears
- Property damage
At a glance
Key facts from the published tribunal order.
Outcome
Landlord favoured
From published order
Location
Christchurch
Tribunal region
Adjudicator
J Greene
Dispute themes
Award balance
Gross awards, any bond applied per the order, and the remaining balance payable.
- Gross award
- $5,926.02
- Bond payment as ordered
- −$1,700.00
- Total balance for Tenant to pay Landlord
- $4,226.02
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 12 January 2026 | $3,512.85 | Rent arrears to 12 January 2026 | |
| Repairs to walls and doors (plastering and painting) and replace door in bedroom | $455.21 | Repairs to walls and doors (plastering and painting) and replace door in bedroom | |
| Repair broken power socket | $28.75 | Repair broken power socket | |
| Cleaning, carpet cleaning, and rubbish removal | $791.61 | Cleaning, carpet cleaning, and rubbish removal | |
| Repairs to gate, kitchen cabinetry | $474.38 | Repairs to gate, kitchen cabinetry | |
| Dump fees | $155.27 | Dump fees | |
| Lock/key replacement | $125.00 | Lock/key replacement | |
| Repairs to fence | $354.95 | Repairs to fence | |
| Filing fee reimbursement | $28.00 | Filing fee reimbursement | |
| Net award | $4,226.02 | ||
| Total payable by Tenant to Landlord | $4,226.02 |
Claims and awards for application 5416754 — net $4,226.02 NZD. Verify on MoJ.
Rent arrears to 12 January 2026
- Amount
- $3,512.85
- Awarded to
- Landlord
- Reason
- Rent arrears to 12 January 2026
Repairs to walls and doors (plastering and painting) and replace door in bedroom
- Amount
- $455.21
- Awarded to
- Landlord
- Reason
- Repairs to walls and doors (plastering and painting) and replace door in bedroom
Repair broken power socket
- Amount
- $28.75
- Awarded to
- Landlord
- Reason
- Repair broken power socket
Cleaning, carpet cleaning, and rubbish removal
- Amount
- $791.61
- Awarded to
- Landlord
- Reason
- Cleaning, carpet cleaning, and rubbish removal
Repairs to gate, kitchen cabinetry
- Amount
- $474.38
- Awarded to
- Landlord
- Reason
- Repairs to gate, kitchen cabinetry
Dump fees
- Amount
- $155.27
- Awarded to
- Landlord
- Reason
- Dump fees
Lock/key replacement
- Amount
- $125.00
- Awarded to
- Landlord
- Reason
- Lock/key replacement
Repairs to fence
- Amount
- $354.95
- Awarded to
- Landlord
- Reason
- Repairs to fence
Filing fee reimbursement
- Amount
- $28.00
- Awarded to
- Landlord
- Reason
- Filing fee reimbursement
Net award
Landlord $4,226.02
Total payable by Tenant to Landlord
Landlord $4,226.02
Claim types — money lines allowed on this order
Order
- Brett Michael Thomson must pay Maranello Property Investments Limited $4,226.02 immediately, calculated as shown in table below:
- The Bond Centre is to pay the bond of $1,700.00 (BN-00129858) to Maranello Property Investments Limited immediately.
Reasons
- Ms Russell (in person) and Mr Loader (by phone) represented the landlord. The tenant did not attend the hearing.
- 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 landlord found the tenancy abandoned on 12 January 2026. The landlord has limited its claim for rent to that date. The landlord provided rent records which prove the amount of rent owing.
Did the tenant comply with his 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 1 .
- The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish.
- Because the property appeared to be abandoned, the landlord changed the locks. The tenant did not return the keys.
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 2 .
- The following damage was caused during the tenancy: there were holes in walls; a door was damaged and had to be replaced; the kitchen cabinetry was damaged; a power socket was broken; and a fence was damaged because it had been driven into.
- The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage. 1 See section 40(1)(e)(ii)-(v) Residential Tenancies Act 1986 (RTA) 2 See sections 40(2)(a), 41 and 49B RTA
- The amounts ordered are proved by invoices, quotes, and photos, and by the evidence the landlord’s representatives gave at the hearing.
- I have reimbursed the landlord the filing fee on the successful application.
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)
Key findings
- Dispute theme: rent arrears
- Dispute theme: property damage
Property management
- MARANELLO PROPERTY INVESTMENTS LIMITED (applicant)
Frequently asked questions
Common questions about this Tenancy Tribunal case.
What was the outcome of Tenancy Tribunal case 5416754?
The tribunal order states: Brett Michael Thomson must pay Maranello Property Investments Limited
How much money was awarded in case 5416754?
Dump Fees: $155.27 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $28.75 awarded to landlord; Property Damage: $474.38 awarded to landlord; Property Damage: $125.00 awarded to landlord; Property Damage: $354.95 awarded to landlord; Rent Arrears: $3,512.85 awarded to landlord; Rubbish Removal: $791.61 awarded to landlord; Walls and Doors: $455.21 awarded to landlord
What type of tenancy dispute was case 5416754?
The primary dispute was Rent arrears. Related themes: Property damage.
Where can I read the official tribunal order for case 5416754?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13255228-Tenancy_Tribunal_Order.pdf.