What was Tenancy Tribunal case 5425951 about?

The tribunal order states: [The tenant/s] and [The tenant/s] must pay Pinnacle Property Management

How much money was awarded in case 5425951?

Individual award amounts are in the official MoJ PDF. Claim amounts appear on this page when claims and net totals reconcile.

What type of tenancy dispute was case 5425951?

The primary dispute was Rent arrears. Related themes: Cleanliness, Property damage.

Where can I read the official tribunal order for case 5425951?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13877622-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5425951 about?

The tribunal order states: [The tenant/s] and [The tenant/s] must pay Pinnacle Property Management

How much money was awarded in case 5425951?

Individual award amounts are in the official MoJ PDF. Claim amounts appear on this page when claims and net totals reconcile.

What type of tenancy dispute was case 5425951?

The primary dispute was Rent arrears. Related themes: Cleanliness, Property damage.

Where can I read the official tribunal order for case 5425951?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13877622-Tenancy_Tribunal_Order.pdf.

13 Charles Street, Clouston Park, Upper Hutt 5018 Tenancy Tribunal Case 5425951 — Rent arrears

Order

[The tenant/s] and [The tenant/s] must pay Pinnacle Property Management Limited As Agent For Radha Sharm $2,135.92 immediately, calculated as shown in table below.

Reasons

The hearing was held remotely. Mrs Bowden, representing the landlord attended the hearing. The tenants did not access the hearing via the link or phone numbers sent to them in the notice of hearing. I called the tenants at the start of the hearing. Mr Roberst joined the hearing by telephone, and in doing so also represented Miss Lewis. Mr Roberst chose to leave the hearing around 30 minutes after it had started.
The landlord has applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.
The tenancy commenced on 23 March 2025. It was a fixed term tenancy due to end on 22 March 2026. Rent was $650.00 per week. The premises is a three bedroomed house with 2 living areas.

When did the tenancy end?

It is not disputed that the landlord received a request from the tenants to end the fixed term tenancy early and agreed to that request. It is disputed when the tenancy ended.
The tenants’ view is that the tenancy ended in October 2025.
The landlord’s view is that it ended on 16 November 2026 after replacement tenants were found. On 15 October 2026 the tenants requested the tenancy end early. This is supported by the landlord’s email dated 16 October 2025 which states:
I find the replacement tenants’ tenancy commenced on 21 November 2025. The landlord ended this tenancy on 16 November 2025 which gave the landlord 4 days to ready the premises for the new tenants. I find it reasonable for the landlords to end the tenancy on 16 November rather than the day before the new tenancy started.
Therefore I find the tenancy ended on 16 November 2025.

How much is owed for rent?

The landlord provided rent records 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 (RTA). The tenant must also replace standard light bulbs. Carpet Cleaning:
Clause 40 of the tenancy agreement records that the tenants were allowed a dog at the premises and goes on to state: The carpets must be commercially cleaned at the end of the tenancy and a flea treatment applied.
The Tribunal has on numerous occasions found that if a pet is allowed in premises it is reasonable to impose an obligation on the tenants to clean the carpets at the end of the tenancy.
The tenants say they paid a commercial cleaner to clean the carpets and in addition, used a rug doctor at the end of the tenancy. The tenants have not provided any evidence to support their claim.
The landlord claims $460.00 for carpet cleaning. The invoice for carpet cleaning records that the contractor treated stains. The landlord provided photographs that establish the carpet was stained during the tenancy 1 . Keys:
The key to the garage door was broken off in the lock and required removal and replacement.
The tenants did not return other keys for the premises. The landlord provided text messages showing that the tenants were given the opportunity to return the keys until mid December 2025 before the keys were replaced. 1 The landlord was afforded the same opportunity as the tenant to provide evidence during the hearing. Photographs of the carpet before and after the tenancy were provided after the tenant vacated the hearing. Lawns:
The landlord claims $65.00 for mowing the lawns and trimming the edges on 19 November.
The tenant said he mowed the lawns after they left the property a number of times, including around 2 days before the tenancy ended. The landlord agrees that the tenant did return and mowed the lawns, but that they needed a further mow at the end of the tenancy which is why she arranged for a contractor.
I am satisfied the landlord’s photograph of the lawns taken on 17 November 2025 shows that the lawns needed mowing and the edges needed a trim. In my view the photographs establish that the lawn had well more than 2-3 days growth since the last mow as there are tufts of grass and long paspalum stalks. Accordingly I find the landlord has proven the lawns required mowing. Lightbulbs:
The landlord replaced 3 light bulbs which were missing at the end of the tenancy. Each pack has 4 bulbs, therefore I have awarded 75% of $18.95, being the cost of one pack. The remainder of the landlord’s claim for lightbulbs was withdrawn at the hearing.
The amounts ordered are proved.

Is the tenant liable to pay costs to break the fixed term early?

A landlord who agrees to an early termination of a fixed term tenancy is entitled to recover from the outgoing tenants any reasonable expenses incurred by the landlord in respect of the early termination. A landlord who seeks to recover such expenses from a tenant must first provide an itemised account of the expenses to the tenant. (s 44A(1) and (2), RTA).
The landlord disclosed the costs to break the fixed term tenancy in its email of 16 October 2025, as set out above. The landlord has charged the advertising fees only as disclosed of $228.85 ($199.00 + gst). submits it is claiming less than the. I consider the amount charged is reasonable to end the fixed term early.
Reimbursement of the filing fee: As the landlord has been successfully in its claim I must reimburse the filing fee.

Order

[The tenant/s] and [The tenant/s] must pay Pinnacle Property Management Limited As Agent For Radha Sharm $2,135.92 immediately, calculated as shown in table below.

Reasons

The hearing was held remotely. Mrs Bowden, representing the landlord attended the hearing. The tenants did not access the hearing via the link or phone numbers sent to them in the notice of hearing. I called the tenants at the start of the hearing. Mr Roberst joined the hearing by telephone, and in doing so also represented Miss Lewis. Mr Roberst chose to leave the hearing around 30 minutes after it had started.
The landlord has applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.
The tenancy commenced on 23 March 2025. It was a fixed term tenancy due to end on 22 March 2026. Rent was $650.00 per week. The premises is a three bedroomed house with 2 living areas.

When did the tenancy end?

It is not disputed that the landlord received a request from the tenants to end the fixed term tenancy early and agreed to that request. It is disputed when the tenancy ended.
The tenants’ view is that the tenancy ended in October 2025.
The landlord’s view is that it ended on 16 November 2026 after replacement tenants were found. On 15 October 2026 the tenants requested the tenancy end early. This is supported by the landlord’s email dated 16 October 2025 which states:
I find the replacement tenants’ tenancy commenced on 21 November 2025. The landlord ended this tenancy on 16 November 2025 which gave the landlord 4 days to ready the premises for the new tenants. I find it reasonable for the landlords to end the tenancy on 16 November rather than the day before the new tenancy started.
Therefore I find the tenancy ended on 16 November 2025.

How much is owed for rent?

The landlord provided rent records 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 (RTA). The tenant must also replace standard light bulbs. Carpet Cleaning:
Clause 40 of the tenancy agreement records that the tenants were allowed a dog at the premises and goes on to state: The carpets must be commercially cleaned at the end of the tenancy and a flea treatment applied.
The Tribunal has on numerous occasions found that if a pet is allowed in premises it is reasonable to impose an obligation on the tenants to clean the carpets at the end of the tenancy.
The tenants say they paid a commercial cleaner to clean the carpets and in addition, used a rug doctor at the end of the tenancy. The tenants have not provided any evidence to support their claim.
The landlord claims $460.00 for carpet cleaning. The invoice for carpet cleaning records that the contractor treated stains. The landlord provided photographs that establish the carpet was stained during the tenancy 1 . Keys:
The key to the garage door was broken off in the lock and required removal and replacement.
The tenants did not return other keys for the premises. The landlord provided text messages showing that the tenants were given the opportunity to return the keys until mid December 2025 before the keys were replaced. 1 The landlord was afforded the same opportunity as the tenant to provide evidence during the hearing. Photographs of the carpet before and after the tenancy were provided after the tenant vacated the hearing. Lawns:
The landlord claims $65.00 for mowing the lawns and trimming the edges on 19 November.
The tenant said he mowed the lawns after they left the property a number of times, including around 2 days before the tenancy ended. The landlord agrees that the tenant did return and mowed the lawns, but that they needed a further mow at the end of the tenancy which is why she arranged for a contractor.
I am satisfied the landlord’s photograph of the lawns taken on 17 November 2025 shows that the lawns needed mowing and the edges needed a trim. In my view the photographs establish that the lawn had well more than 2-3 days growth since the last mow as there are tufts of grass and long paspalum stalks. Accordingly I find the landlord has proven the lawns required mowing. Lightbulbs:
The landlord replaced 3 light bulbs which were missing at the end of the tenancy. Each pack has 4 bulbs, therefore I have awarded 75% of $18.95, being the cost of one pack. The remainder of the landlord’s claim for lightbulbs was withdrawn at the hearing.
The amounts ordered are proved.

Is the tenant liable to pay costs to break the fixed term early?

A landlord who agrees to an early termination of a fixed term tenancy is entitled to recover from the outgoing tenants any reasonable expenses incurred by the landlord in respect of the early termination. A landlord who seeks to recover such expenses from a tenant must first provide an itemised account of the expenses to the tenant. (s 44A(1) and (2), RTA).
The landlord disclosed the costs to break the fixed term tenancy in its email of 16 October 2025, as set out above. The landlord has charged the advertising fees only as disclosed of $228.85 ($199.00 + gst). submits it is claiming less than the. I consider the amount charged is reasonable to end the fixed term early.
Reimbursement of the filing fee: As the landlord has been successfully in its claim I must reimburse the filing fee.

Tenancy Tribunal case 5425951 — Rent arrears at 13 Charles Street, Clouston Park, Upper Hutt 5018

Tenancy Tribunal case 5425951 — Rent arrears at 13 Charles Street, Clouston Park, Upper Hutt 5018

Order

Reasons

When did the tenancy end?

How much is owed for rent?

Did the tenant comply with their obligations at the end of the tenancy?

Is the tenant liable to pay costs to break the fixed term early?

Property management

Order

Reasons

When did the tenancy end?

How much is owed for rent?

Did the tenant comply with their obligations at the end of the tenancy?

Is the tenant liable to pay costs to break the fixed term early?

Property management