What was Tenancy Tribunal case 5426874 about?

The tribunal order states: [The tenant/s] and [The tenant/s] must pay A1 Property Managers

How much money was awarded in case 5426874?

Cleaning: $285.00 awarded to landlord; Cleaning: $900.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $225.40 awarded to landlord; Rent Arrears: $1,010.00 awarded to landlord; Blind: $138.75 awarded to landlord; Kitchen Tap: $206.95 awarded to landlord; Walls And Paintwork: $5,117.50 awarded to landlord; Replace Furnishings: Toilet Seat: $158.59 awarded to landlord; Rubbish Removal: $912.98 awarded to landlord

What type of tenancy dispute was case 5426874?

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

Where can I read the official tribunal order for case 5426874?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13322853-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5426874 about?

The tribunal order states: [The tenant/s] and [The tenant/s] must pay A1 Property Managers

How much money was awarded in case 5426874?

Cleaning: $285.00 awarded to landlord; Cleaning: $900.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $225.40 awarded to landlord; Rent Arrears: $1,010.00 awarded to landlord; Blind: $138.75 awarded to landlord; Kitchen Tap: $206.95 awarded to landlord; Walls And Paintwork: $5,117.50 awarded to landlord; Replace Furnishings: Toilet Seat: $158.59 awarded to landlord; Rubbish Removal: $912.98 awarded to landlord

What type of tenancy dispute was case 5426874?

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

Where can I read the official tribunal order for case 5426874?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13322853-Tenancy_Tribunal_Order.pdf.

411D Armagh Street, Linwood, Christchurch 8011 Tenancy Tribunal Case 5426874 — Property damage

Tenantcheck Insights

411D Armagh Street, Linwood, Christchurch 8011 Tenancy Tribunal Case 5426874 — Property damage | TenantCheck

Claims & awards

What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.

Claims and awards in Tenancy Tribunal application 5426874 — net $6,987.17 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears	$1,010.00	Rent arrears
Carpet Cleaning	$285.00	Carpet Cleaning
Cleaning	$900.00	Cleaning
Rubbish removal	$912.98	Rubbish removal
Lock/key replacement	$225.40	Lock/key replacement
Replace furnishings: Toilet seat	$158.59	Replace furnishings: Toilet seat
Repairs: Walls and paintwork	$5,117.50	Repairs: Walls and paintwork
Repairs: Kitchen tap	$206.95	Repairs: Kitchen tap
Repairs: Blind	$138.75	Repairs: Blind
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$6,987.17
Total payable by Tenant to Landlord	$6,987.17

Claims and awards for application 5426874 — net $6,987.17 NZD. Verify on MoJ.

Rent arrears

Amount: $1,010.00
Awarded to: Landlord
Reason: Rent arrears

Carpet Cleaning

Amount: $285.00
Awarded to: Landlord
Reason: Carpet Cleaning

Cleaning

Amount: $900.00
Awarded to: Landlord
Reason: Cleaning

Rubbish removal

Amount: $912.98
Awarded to: Landlord
Reason: Rubbish removal

Lock/key replacement

Amount: $225.40
Awarded to: Landlord
Reason: Lock/key replacement

Replace furnishings: Toilet seat

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Rent arrears Rubbish Removal

Order

[The tenant/s] and [The tenant/s] must pay A1 Property Managers Limited As Agent For Richards Family Trust $6,987.17 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $1,996.00 (BN-10108266) to A1 Property Managers Limited As Agent For Richards Family Trust immediately.

Reasons

The landlord attended the hearing represented by Ms Roborgh and Ms Edwards. The tenant did not attend
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 tenancy ended on 10 November 2025. The landlord provided rent records which prove the amount owing at the end of the tenancy (being $1,010.00) and the amount ordered is proved.

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 under section 40(1)(e)(ii)-(v) of the Residential Tenancies Act 1986 (the Act).
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish or return all keys.
The landlord gave evidence that they had given the tenants and additional two days following the end of the tenancy to continue to remove their belongings, clean the premises and return the keys. No claim is being made for these additional days, but little was done, and the keys were not returned.
The landlord provided a pre-tenancy inspection, post tenancy photographs and invoices to confirm that the tenant did not clean the premises to any visible extent and did not remove any rubbish.
The carpet was stained to the extent that it required two attempts by a professional cleaner to remove some of the stains.
The interior of the property required a full clean of all areas to bring it to a standard of reasonably clean and tidy.
The tenant did not remove all of their belongings at the end of the tenancy.
The photographs and invoices support the landlord’s claim that the tenants left a considerable amount of rubbish and unwanted possessions at the property at the end of the tenancy. This included an old fridge which was left on its side in the garden and broken furniture, food and other belongings inside the house. It appeared that only personal possessions and large items of furniture were removed.
The tenant did not return the keys.
The landlord’s claim included an amount for replacement of the oven trays and oven side rails ($183.83).
In the post tenancy photos, there are oven trays visible on the bench amongst the tenant’s belongings. There was also an obvious attempt by the tenant to clean the oven.
It seems likely that these trays and side rails were removed to assist with the attempted cleaning and may have been inadvertently disposed of by the tradespeople appointed to clear the tenant’s belongings from the house.
In these circumstances, no compensation can be ordered for the replacement oven trays and rails and this part of the landlord’s claim is dismissed.
The owner completed the required gardening and there is no claim for this work.
The owner also cleared the tenant items from the garden shed and there is no charge for the labour involved.
The amounts ordered are proved.

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 under sections 40(2)(a), 41 and 49B of the Act.
The following damage was caused during the tenancy: a. Damage to walls in every room but one, window frames and doors ($5,117.50 to repair and repaint), b. Damage to a blind (138.75 to repair), c. Damage to a toilet seat (158.59 to replace), d. Damage to kitchen tap and waste disposal ($206.95 to replace tap and install new basket waste to replace disposal unit)
The landlord provided pre and post tenancy photographs to show that the damage occurred during the tenancy.
No insurance was available given the number of separate incidents involved in the wall damage.
The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved. Filing fee
As A1 Property Managers Limited As Agent For Richards Family Trust has wholly succeeded with the claim I must reimburse the filing fee.

Claims & awards

What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.

Claims and awards in Tenancy Tribunal application 5426874 — net $6,987.17 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears	$1,010.00	Rent arrears
Carpet Cleaning	$285.00	Carpet Cleaning
Cleaning	$900.00	Cleaning
Rubbish removal	$912.98	Rubbish removal
Lock/key replacement	$225.40	Lock/key replacement
Replace furnishings: Toilet seat	$158.59	Replace furnishings: Toilet seat
Repairs: Walls and paintwork	$5,117.50	Repairs: Walls and paintwork
Repairs: Kitchen tap	$206.95	Repairs: Kitchen tap
Repairs: Blind	$138.75	Repairs: Blind
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$6,987.17
Total payable by Tenant to Landlord	$6,987.17

Claims and awards for application 5426874 — net $6,987.17 NZD. Verify on MoJ.

Rent arrears

Amount: $1,010.00
Awarded to: Landlord
Reason: Rent arrears

Carpet Cleaning

Amount: $285.00
Awarded to: Landlord
Reason: Carpet Cleaning

Cleaning

Amount: $900.00
Awarded to: Landlord
Reason: Cleaning

Rubbish removal

Amount: $912.98
Awarded to: Landlord
Reason: Rubbish removal

Lock/key replacement

Amount: $225.40
Awarded to: Landlord
Reason: Lock/key replacement

Replace furnishings: Toilet seat

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Rent arrears Rubbish Removal

Order

[The tenant/s] and [The tenant/s] must pay A1 Property Managers Limited As Agent For Richards Family Trust $6,987.17 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $1,996.00 (BN-10108266) to A1 Property Managers Limited As Agent For Richards Family Trust immediately.

Reasons

The landlord attended the hearing represented by Ms Roborgh and Ms Edwards. The tenant did not attend
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 tenancy ended on 10 November 2025. The landlord provided rent records which prove the amount owing at the end of the tenancy (being $1,010.00) and the amount ordered is proved.

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 under section 40(1)(e)(ii)-(v) of the Residential Tenancies Act 1986 (the Act).
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish or return all keys.
The landlord gave evidence that they had given the tenants and additional two days following the end of the tenancy to continue to remove their belongings, clean the premises and return the keys. No claim is being made for these additional days, but little was done, and the keys were not returned.
The landlord provided a pre-tenancy inspection, post tenancy photographs and invoices to confirm that the tenant did not clean the premises to any visible extent and did not remove any rubbish.
The carpet was stained to the extent that it required two attempts by a professional cleaner to remove some of the stains.
The interior of the property required a full clean of all areas to bring it to a standard of reasonably clean and tidy.
The tenant did not remove all of their belongings at the end of the tenancy.
The photographs and invoices support the landlord’s claim that the tenants left a considerable amount of rubbish and unwanted possessions at the property at the end of the tenancy. This included an old fridge which was left on its side in the garden and broken furniture, food and other belongings inside the house. It appeared that only personal possessions and large items of furniture were removed.
The tenant did not return the keys.
The landlord’s claim included an amount for replacement of the oven trays and oven side rails ($183.83).
In the post tenancy photos, there are oven trays visible on the bench amongst the tenant’s belongings. There was also an obvious attempt by the tenant to clean the oven.
It seems likely that these trays and side rails were removed to assist with the attempted cleaning and may have been inadvertently disposed of by the tradespeople appointed to clear the tenant’s belongings from the house.
In these circumstances, no compensation can be ordered for the replacement oven trays and rails and this part of the landlord’s claim is dismissed.
The owner completed the required gardening and there is no claim for this work.
The owner also cleared the tenant items from the garden shed and there is no charge for the labour involved.
The amounts ordered are proved.

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 under sections 40(2)(a), 41 and 49B of the Act.
The following damage was caused during the tenancy: a. Damage to walls in every room but one, window frames and doors ($5,117.50 to repair and repaint), b. Damage to a blind (138.75 to repair), c. Damage to a toilet seat (158.59 to replace), d. Damage to kitchen tap and waste disposal ($206.95 to replace tap and install new basket waste to replace disposal unit)
The landlord provided pre and post tenancy photographs to show that the damage occurred during the tenancy.
No insurance was available given the number of separate incidents involved in the wall damage.
The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved. Filing fee
As A1 Property Managers Limited As Agent For Richards Family Trust has wholly succeeded with the claim I must reimburse the filing fee.

Tenancy Tribunal case 5426874 — Property damage at 411D Armagh Street, Linwood, Christchurch 8011

At a glance

Tenancy Tribunal case 5426874 — Property damage at 411D Armagh Street, Linwood, Christchurch 8011

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

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

Is the tenant responsible for the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

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

Is the tenant responsible for the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions