What was Tenancy Tribunal case 5419631 about?

The tribunal order states: [The tenant/s] must pay Kāinga Ora–Homes And Communities

How much money was awarded in case 5419631?

Cleaning: $165.85 awarded to landlord; Cleaning: $104.26 awarded to landlord; Rent Credit: $162.00 awarded to tenant

What type of tenancy dispute was case 5419631?

The primary dispute was Cleanliness.

Where can I read the official tribunal order for case 5419631?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13542420-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5419631 about?

The tribunal order states: [The tenant/s] must pay Kāinga Ora–Homes And Communities

How much money was awarded in case 5419631?

Cleaning: $165.85 awarded to landlord; Cleaning: $104.26 awarded to landlord; Rent Credit: $162.00 awarded to tenant

What type of tenancy dispute was case 5419631?

The primary dispute was Cleanliness.

Where can I read the official tribunal order for case 5419631?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13542420-Tenancy_Tribunal_Order.pdf.

6 Kotero Road, Mount Roskill, Auckland 1041 Tenancy Tribunal Case 5419631 — Cleanliness

Reasons

Claims and awards in Tenancy Tribunal application 5419631 — net $108.11 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Tenant	Reason
Stove clean	$165.85		Stove clean
Kitchen cupboard clean	$104.26		Kitchen cupboard clean
Rent credit		$162.00	Rent credit
Total award	$270.11	$162.00
Net award	$108.11
Total payable by Tenant to Landlord	$108.11

This matter concerns the landlord’s claim for compensation following the end of a tenancy. The hearing was conducted by video conference on 22 April 2026. The landlord attended. The tenant did not attend and could not be contacted on the number provided. I am satisfied that the notice of hearing was properly served. I therefore proceeded to hear and determine the application in the tenant’s absence. Background

The tenancy commenced on 18 November 2020 and ended on 10 November 2025. Following the end of the tenancy, the landlord filed a claim for compensation relating to cleaning costs said to arise from the condition in which the premises were left.

In support of the claim, the landlord provided a pre-tenancy property condition report, a vacated property condition report, photographic evidence, and invoices for the work carried out. Legal Framework

Under section 40(1)(e) of the Residential Tenancies Act 1986, a tenant must, on the termination of the tenancy, leave the premises in a reasonably clean and reasonably tidy condition. The obligation is not to return the premises in a pristine or professionally cleaned state, but rather to a standard that is reasonable having regard to the nature and duration of the tenancy.

It is well established that what amounts to “reasonably clean and tidy” must be assessed in context. Allowance must be made for fair wear and tear, particularly in long-term tenancies. A landlord is not entitled to recover the cost of improvements or betterment, nor to impose a higher standard than that required by the Act.

The onus rests on the landlord to establish, on the balance of probabilities, that the tenant has failed to meet this statutory obligation and that the costs claimed are reasonable and directly attributable to that failure. Assessment of the Evidence

The landlord seeks compensation for stove cleaning in the sum of $165.85, kitchen cupboard cleaning in the sum of $104.26, and a whole house clean in the sum of $465.35.

Having carefully considered the photographic evidence and property condition reports, I am satisfied that the oven was left with baked-on grime and residue beyond what would be expected from ordinary use. Similarly, the kitchen cupboards were left in a condition that required more than a routine wipe-down. The claims for stove cleaning and kitchen cupboard cleaning are therefore proved and are allowed.

In contrast, the photographs show that, overall, the premises were left in a condition that was reasonably clean and tidy when viewed in the context of a tenancy of approximately five years’ duration. Minor deficiencies evident in the general condition of the property are consistent with normal use over time and do not justify the cost of a full professional clean. It is reasonable to expect that a landlord would undertake a standard clean between tenancies in any event. Accordingly, the claim for whole house cleaning is not established and is dismissed. Rent Credit

The landlord acknowledges that the tenant has a rent credit of $163.00. It is appropriate that this amount be applied as a set-off against the compensation awarded.

Claims and awards in Tenancy Tribunal application 5419631 — net $108.11 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Tenant	Reason
Stove clean	$165.85		Stove clean
Kitchen cupboard clean	$104.26		Kitchen cupboard clean
Rent credit		$162.00	Rent credit
Total award	$270.11	$162.00
Net award	$108.11
Total payable by Tenant to Landlord	$108.11

Order

[The tenant/s] must pay Kāinga Ora–Homes And Communities $108.11 immediately, calculated as shown in the table below.

Reasons

This matter concerns the landlord’s claim for compensation following the end of a tenancy. The hearing was conducted by video conference on 22 April 2026. The landlord attended. The tenant did not attend and could not be contacted on the number provided. I am satisfied that the notice of hearing was properly served. I therefore proceeded to hear and determine the application in the tenant’s absence. Background
The tenancy commenced on 18 November 2020 and ended on 10 November 2025. Following the end of the tenancy, the landlord filed a claim for compensation relating to cleaning costs said to arise from the condition in which the premises were left.
In support of the claim, the landlord provided a pre-tenancy property condition report, a vacated property condition report, photographic evidence, and invoices for the work carried out. Legal Framework
Under section 40(1)(e) of the Residential Tenancies Act 1986, a tenant must, on the termination of the tenancy, leave the premises in a reasonably clean and reasonably tidy condition. The obligation is not to return the premises in a pristine or professionally cleaned state, but rather to a standard that is reasonable having regard to the nature and duration of the tenancy.
It is well established that what amounts to “reasonably clean and tidy” must be assessed in context. Allowance must be made for fair wear and tear, particularly in long-term tenancies. A landlord is not entitled to recover the cost of improvements or betterment, nor to impose a higher standard than that required by the Act.
The onus rests on the landlord to establish, on the balance of probabilities, that the tenant has failed to meet this statutory obligation and that the costs claimed are reasonable and directly attributable to that failure. Assessment of the Evidence
The landlord seeks compensation for stove cleaning in the sum of $165.85, kitchen cupboard cleaning in the sum of $104.26, and a whole house clean in the sum of $465.35.
Having carefully considered the photographic evidence and property condition reports, I am satisfied that the oven was left with baked-on grime and residue beyond what would be expected from ordinary use. Similarly, the kitchen cupboards were left in a condition that required more than a routine wipe-down. The claims for stove cleaning and kitchen cupboard cleaning are therefore proved and are allowed.
In contrast, the photographs show that, overall, the premises were left in a condition that was reasonably clean and tidy when viewed in the context of a tenancy of approximately five years’ duration. Minor deficiencies evident in the general condition of the property are consistent with normal use over time and do not justify the cost of a full professional clean. It is reasonable to expect that a landlord would undertake a standard clean between tenancies in any event. Accordingly, the claim for whole house cleaning is not established and is dismissed. Rent Credit
The landlord acknowledges that the tenant has a rent credit of $163.00. It is appropriate that this amount be applied as a set-off against the compensation awarded.

Tenancy Tribunal case 5419631 — Cleanliness at 6 Kotero Road, Mount Roskill, Auckland 1041

At a glance

Tenancy Tribunal case 5419631 — Cleanliness at 6 Kotero Road, Mount Roskill, Auckland 1041

At a glance

Award balance

Claims & awards

Dismissed claims

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Award balance

Claims & awards

Dismissed claims

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions