What was the outcome of Tenancy Tribunal case 5424426?

The tribunal order states: Catherine Moana Atkinson must pay Kāinga Ora–Homes and Communities

How much money was awarded in case 5424426?

Replace Furnishings: Carpet: $803.36 awarded to landlord

What type of tenancy dispute was case 5424426?

The dispute type was not classified.

Where can I read the official tribunal order for case 5424426?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13555852-Tenancy_Tribunal_Order.pdf.

What was the outcome of Tenancy Tribunal case 5424426?

The tribunal order states: Catherine Moana Atkinson must pay Kāinga Ora–Homes and Communities

How much money was awarded in case 5424426?

Replace Furnishings: Carpet: $803.36 awarded to landlord

What type of tenancy dispute was case 5424426?

The dispute type was not classified.

Where can I read the official tribunal order for case 5424426?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13555852-Tenancy_Tribunal_Order.pdf.

16 Tory Street, Wesley, Auckland 1041 Tenancy Tribunal Case 5424426 — Tenancy dispute

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Reasons

Claims and awards in Tenancy Tribunal application 5424426 — net $803.36 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Replace furnishings: Carpet	$803.36	Replace furnishings: Carpet
Net award	$803.36
Total payable by Tenant to Landlord	$803.36

The landlord attended the hearing. The tenant did not attend, and the hearing proceeded in her absence.

The landlord has applied for compensation for damage at the property. Background

The tenancy commenced in 2022 and remains ongoing.

In September 2025, the landlord says that the tenant requested that the landlord address odour and staining to the carpet at the property. Following inspection, the landlord says that they determined that damage had been caused by the tenant’s dog and that the carpet could not be remediated and would require replacement to the living room and hallway entrance.

The landlord replaced the carpet at a cost of $1,333.36 and seeks to recover this cost from the tenant by way of compensation. Relevant law and discussion

Under section 49 of the Residential Tenancies Act 1986 (RTA), a tenant is liable for damage to premises caused by a failure to meet their obligations, including damage caused by pets.

Compensation is intended to place the landlord in the position they would have been in had the breach not occurred. A landlord is not entitled to betterment. Where damaged items are replaced with new items, the Tribunal must consider depreciation and the remaining useful life of the item at the time of the damage.

On review of the evidence, I am satisfied that the staining and odour to the carpet were caused by the tenant (or their pet), and that this damage went beyond reasonable wear and tear. Replacement of the carpet was reasonable as remediation was not effective.

The carpet was installed new in around 2022 and replaced in September 2025, making it approximately three years old at the time of the damage.

The Tribunal commonly accepts a useful life of 10 years for residential carpet. On that basis, the carpet had approximately seven years of remaining useful life at the time it was damaged and replaced.

Although the replacement occurred during the tenancy and the tenant continues to occupy the premises, the landlord has nevertheless received a new asset and retains the benefit of that asset, possibly beyond the length of the tenancy.

The principles of depreciation and betterment therefore apply.

I award $933.36 to the landlord for the carpet replacement to reflect betterment.

The tenant has been making regular payments towards the carpet replacement and has paid $130.00 since February 2026. Accordingly, these payments are deducted from the final amount awarded. The remaining outstanding amount is therefore $803.36 and is ordered. R Harvey-Lane 07 May 2026

Reasons

Claims and awards in Tenancy Tribunal application 5424426 — net $803.36 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Replace furnishings: Carpet	$803.36	Replace furnishings: Carpet
Net award	$803.36
Total payable by Tenant to Landlord	$803.36

The landlord attended the hearing. The tenant did not attend, and the hearing proceeded in her absence.

The landlord has applied for compensation for damage at the property. Background

The tenancy commenced in 2022 and remains ongoing.

The landlord replaced the carpet at a cost of $1,333.36 and seeks to recover this cost from the tenant by way of compensation. Relevant law and discussion

Under section 49 of the Residential Tenancies Act 1986 (RTA), a tenant is liable for damage to premises caused by a failure to meet their obligations, including damage caused by pets.

The carpet was installed new in around 2022 and replaced in September 2025, making it approximately three years old at the time of the damage.

The principles of depreciation and betterment therefore apply.

I award $933.36 to the landlord for the carpet replacement to reflect betterment.

Tenancy Tribunal case 5424426 — Tenancy dispute at 16 Tory Street, Wesley, Auckland 1041

At a glance

Tenancy Tribunal case 5424426 — Tenancy dispute at 16 Tory Street, Wesley, Auckland 1041

At a glance

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions