What was Tenancy Tribunal case 5428230 about?

The tribunal order states: [The tenant/s] and [The tenant/s] must pay Property Brokers Limited as agent for

How much money was awarded in case 5428230?

Cleaning: $782.23 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $178.25 awarded to landlord; Rent Arrears: $1,070.11 awarded to landlord; General: $707.25 awarded to landlord; Ranch Slider Glass: $323.74 awarded to landlord; Rubbish Removal: $431.25 awarded to landlord

What type of tenancy dispute was case 5428230?

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

Where can I read the official tribunal order for case 5428230?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13712545-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5428230 about?

The tribunal order states: [The tenant/s] and [The tenant/s] must pay Property Brokers Limited as agent for

How much money was awarded in case 5428230?

Cleaning: $782.23 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $178.25 awarded to landlord; Rent Arrears: $1,070.11 awarded to landlord; General: $707.25 awarded to landlord; Ranch Slider Glass: $323.74 awarded to landlord; Rubbish Removal: $431.25 awarded to landlord

What type of tenancy dispute was case 5428230?

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

Where can I read the official tribunal order for case 5428230?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13712545-Tenancy_Tribunal_Order.pdf.

4 Te Pohue Street, Omori, RD 1, Turangi 3381 Tenancy Tribunal Case 5428230 — Rent arrears

Tenantcheck Insights

4 Te Pohue Street, Omori, RD 1, Turangi 3381 Tenancy Tribunal Case 5428230 — Rent arrears | 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 5428230 — net $1,760.83 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 12 January 2026	$1,070.11	Rent arrears to 12 January 2026
Repairs: Ranch slider glass	$323.74	Repairs: Ranch slider glass
Lawns and Garden work	$178.25	Lawns and Garden work
Cleaning	$782.23	Cleaning
Rubbish removal (broken spa pool	$431.25	Rubbish removal (broken spa pool
Repairs: General	$707.25	Repairs: General
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$1,760.83
Total payable by Tenant to Landlord	$1,760.83

Claims and awards for application 5428230 — net $1,760.83 NZD. Verify on MoJ.

Rent arrears to 12 January 2026

Amount: $1,070.11
Awarded to: Landlord
Reason: Rent arrears to 12 January 2026

Repairs: Ranch slider glass

Amount: $323.74
Awarded to: Landlord
Reason: Repairs: Ranch slider glass

Lawns and Garden work

Amount: $178.25
Awarded to: Landlord
Reason: Lawns and Garden work

Cleaning

Amount: $782.23
Awarded to: Landlord
Reason: Cleaning

Rubbish removal (broken spa pool

Amount: $431.25
Awarded to: Landlord
Reason: Rubbish removal (broken spa pool

Claim types — money lines allowed on this order

Cleanliness Filing Fee Lawns And Garden Work Rent arrears Property damage Rubbish Removal

Order

[The tenant/s] and [The tenant/s] must pay Property Brokers Limited as agent for Cecilia Ngo $1,760.83 immediately, as calculated in the table below:
The Bond Centre is to pay the bond of $1,760.00 (3552916-009) to Property Brokers Limited as agent for Cecilia Ngo immediately.
Property Brokers Limited as agent for Cecilia Ngo must take the tenant’s personal documents (if any) that have been left at the premises to the nearest Police station and obtain a receipt for them.
The landlord may dispose of the other goods left at the premises by the tenant, including the spa pool, as the landlord sees fit.

Reasons

The landlord attended the video hearing. The tenants did not attend, and the hearing proceeded in their absence.
The landlord has applied for rent arrears, compensation, refund of the bond, disposal of goods (specifically a spa pool), and reimbursement of the filing fee following the end of the tenancy.

How much is owed for rent?

The tenancy ended on 12 January 2026. The landlord provided rent records that prove the amount owing of $1,070.11 at the end of the tenancy.
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. See section 40(1)(e)(ii)-(v) Residential Tenancies Act 1986 (RTA).
The landlord claims that the tenants did not remove all rubbish and did not leave the property reasonably clean and tidy. They say that multiple areas of the property were inadequately cleaned, curtains were stained, carpets and flooring throughout was left with debris and dirt, and the carpets had multiple animal-related stains. The landlord also says that the exterior of the property was left in a poor condition, with overgrown lawns, holes and the installation of fencing (discussed further below).
The landlord claims $178.25 for external lawns work, $782.23 for cleaning throughout the property (including a full house clean, together with carpet cleaning and stain removal), and $431.25 to remove the broken spa pool left at the property. Photographs and invoices or quotes have been provided in support of these claims.
On review of the evidence, I am satisfied that the tenants did not meet the statutory standard of reasonably clean and tidy and did not remove all rubbish.
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. See sections 40(2)(a), 41 and 49B RTA.
Where the damage is careless, and occurs after 27 August 2019, section 49B RTA applies. If the landlord becomes aware of the damage after 27 August, the damage is presumed to have occurred after that date unless the tenant proves otherwise.
Where the damage is caused carelessly, and is covered by the landlord's insurance, the tenant's liability is limited to the lesser of the insurance excess or four weeks' rent (or four weeks' market rent in the case of a tenant paying income-related rent). See section 49B(3)(a) RTA.
Where the damage is careless and is not covered by the landlord's insurance, the tenant's liability is limited to four weeks' rent (or market rent). See section 49B(3)(b) RTA. Where insurance money is irrecoverable because of the tenant's conduct, the property is treated as if it is not insured against the damage. See section 49B(3A)(a) RTA.
Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for. See section 49B(1) RTA.
Damage is intentional where a person intends to cause damage and takes the necessary steps to achieve that purpose. Damage is also intentional where a person does something, or allows a situation to continue, knowing that damage is a certainty. See Guo v Korck [2019] NZHC 1541.
The landlord claims for: a. Repairs to cracked ranch slider glass of $323.74. b. Compensation for burn marks around the fireplace of $200.00. c. General repairs including removal of the temporary fencing, repairing a lamp shade, repairing and painting the bedroom door and repairing dog holes in the lawn, totalling $707.25.
Photographs, an exit report and evidence of costings have been provided in support of these claims.
The landlord says that the glass was broken in the ranch slider of the garage entrance to the property. A photograph of the broken glass has been provided. It was not reported during the tenancy, and the landlord was required to repair it as the invoiced cost of $323.74.
The landlord claims $200.00 as a contribution to the loss of value of the carpet, due to burn marks around the fireplace caused by the tenant. The carpet was in good condition at the start of the tenancy. The landlord has not repaired or replaced the carpet and has not provided any evidence of the actual cost of repair, replacement, or a reduction in value. The landlord says that this compensation amount was verbally negotiated and agreed between the parties.
The Tribunal generally requires evidence of actual loss, such as an invoice or quote for repair or replacement. Where the landlord has not repaired or replaced the carpet and cannot show a reduction in value (for example, through a professional valuation or evidence that the damage has affected the rent), the Tribunal will not usually award a notional or arbitrary sum.
In this case, the landlord’s claim is for a flat contribution, without evidence of actual loss. I am not satisfied that the landlord has established a compensable loss. The claim for a carpet contribution is therefore dismissed.
The landlord also claims $707.25 for general repair items included in the same quote for repairing a wall lamp shade, repairing and painting bedroom door, dealing with green waste and dog holes in the lawn, removal of temporary fencing and laying rat poison (because of the broken ranch slider glass causing a rat infestation).
The following damage was caused during the tenancy: Broken ranch slider glass, damaged wall lamp, damaged bedroom door, damaged lawn and the installation of temporary fencing. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved. Disposal of goods
The landlord has applied for the disposal of goods the tenant left at the premises at the end of the tenancy, relating only to a spa pool that appears from the photographs to be rusted underneath and broken.
Despite endeavouring to contact the tenants, the landlord has been unable to agree with the tenant on a period for the tenant to collect the goods.
It is not practicable for the landlord to the return the goods to the tenant. The value of the goods is below the cost of storing, transporting and selling them. Therefore, the landlord may dispose of the goods. See sections 62(3)(b), 62B(2) and (3) RTA. Other matters
Because Property Brokers Limited as agent for Cecilia Ngo has substantially succeeded with the claim I have also reimbursed the filing fee. R Harvey-Lane 7 July 2026

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 5428230 — net $1,760.83 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 12 January 2026	$1,070.11	Rent arrears to 12 January 2026
Repairs: Ranch slider glass	$323.74	Repairs: Ranch slider glass
Lawns and Garden work	$178.25	Lawns and Garden work
Cleaning	$782.23	Cleaning
Rubbish removal (broken spa pool	$431.25	Rubbish removal (broken spa pool
Repairs: General	$707.25	Repairs: General
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$1,760.83
Total payable by Tenant to Landlord	$1,760.83

Claims and awards for application 5428230 — net $1,760.83 NZD. Verify on MoJ.

Rent arrears to 12 January 2026

Amount: $1,070.11
Awarded to: Landlord
Reason: Rent arrears to 12 January 2026

Repairs: Ranch slider glass

Amount: $323.74
Awarded to: Landlord
Reason: Repairs: Ranch slider glass

Lawns and Garden work

Amount: $178.25
Awarded to: Landlord
Reason: Lawns and Garden work

Cleaning

Amount: $782.23
Awarded to: Landlord
Reason: Cleaning

Rubbish removal (broken spa pool

Amount: $431.25
Awarded to: Landlord
Reason: Rubbish removal (broken spa pool

Claim types — money lines allowed on this order

Cleanliness Filing Fee Lawns And Garden Work Rent arrears Property damage Rubbish Removal

Order

[The tenant/s] and [The tenant/s] must pay Property Brokers Limited as agent for Cecilia Ngo $1,760.83 immediately, as calculated in the table below:
The Bond Centre is to pay the bond of $1,760.00 (3552916-009) to Property Brokers Limited as agent for Cecilia Ngo immediately.
Property Brokers Limited as agent for Cecilia Ngo must take the tenant’s personal documents (if any) that have been left at the premises to the nearest Police station and obtain a receipt for them.
The landlord may dispose of the other goods left at the premises by the tenant, including the spa pool, as the landlord sees fit.

Reasons

The landlord attended the video hearing. The tenants did not attend, and the hearing proceeded in their absence.
The landlord has applied for rent arrears, compensation, refund of the bond, disposal of goods (specifically a spa pool), and reimbursement of the filing fee following the end of the tenancy.

How much is owed for rent?

The tenancy ended on 12 January 2026. The landlord provided rent records that prove the amount owing of $1,070.11 at the end of the tenancy.
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. See section 40(1)(e)(ii)-(v) Residential Tenancies Act 1986 (RTA).
The landlord claims that the tenants did not remove all rubbish and did not leave the property reasonably clean and tidy. They say that multiple areas of the property were inadequately cleaned, curtains were stained, carpets and flooring throughout was left with debris and dirt, and the carpets had multiple animal-related stains. The landlord also says that the exterior of the property was left in a poor condition, with overgrown lawns, holes and the installation of fencing (discussed further below).
The landlord claims $178.25 for external lawns work, $782.23 for cleaning throughout the property (including a full house clean, together with carpet cleaning and stain removal), and $431.25 to remove the broken spa pool left at the property. Photographs and invoices or quotes have been provided in support of these claims.
On review of the evidence, I am satisfied that the tenants did not meet the statutory standard of reasonably clean and tidy and did not remove all rubbish.
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. See sections 40(2)(a), 41 and 49B RTA.
Where the damage is careless, and occurs after 27 August 2019, section 49B RTA applies. If the landlord becomes aware of the damage after 27 August, the damage is presumed to have occurred after that date unless the tenant proves otherwise.
Where the damage is caused carelessly, and is covered by the landlord's insurance, the tenant's liability is limited to the lesser of the insurance excess or four weeks' rent (or four weeks' market rent in the case of a tenant paying income-related rent). See section 49B(3)(a) RTA.
Where the damage is careless and is not covered by the landlord's insurance, the tenant's liability is limited to four weeks' rent (or market rent). See section 49B(3)(b) RTA. Where insurance money is irrecoverable because of the tenant's conduct, the property is treated as if it is not insured against the damage. See section 49B(3A)(a) RTA.
Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for. See section 49B(1) RTA.
Damage is intentional where a person intends to cause damage and takes the necessary steps to achieve that purpose. Damage is also intentional where a person does something, or allows a situation to continue, knowing that damage is a certainty. See Guo v Korck [2019] NZHC 1541.
The landlord claims for: a. Repairs to cracked ranch slider glass of $323.74. b. Compensation for burn marks around the fireplace of $200.00. c. General repairs including removal of the temporary fencing, repairing a lamp shade, repairing and painting the bedroom door and repairing dog holes in the lawn, totalling $707.25.
Photographs, an exit report and evidence of costings have been provided in support of these claims.
The landlord says that the glass was broken in the ranch slider of the garage entrance to the property. A photograph of the broken glass has been provided. It was not reported during the tenancy, and the landlord was required to repair it as the invoiced cost of $323.74.
The landlord claims $200.00 as a contribution to the loss of value of the carpet, due to burn marks around the fireplace caused by the tenant. The carpet was in good condition at the start of the tenancy. The landlord has not repaired or replaced the carpet and has not provided any evidence of the actual cost of repair, replacement, or a reduction in value. The landlord says that this compensation amount was verbally negotiated and agreed between the parties.
The Tribunal generally requires evidence of actual loss, such as an invoice or quote for repair or replacement. Where the landlord has not repaired or replaced the carpet and cannot show a reduction in value (for example, through a professional valuation or evidence that the damage has affected the rent), the Tribunal will not usually award a notional or arbitrary sum.
In this case, the landlord’s claim is for a flat contribution, without evidence of actual loss. I am not satisfied that the landlord has established a compensable loss. The claim for a carpet contribution is therefore dismissed.
The landlord also claims $707.25 for general repair items included in the same quote for repairing a wall lamp shade, repairing and painting bedroom door, dealing with green waste and dog holes in the lawn, removal of temporary fencing and laying rat poison (because of the broken ranch slider glass causing a rat infestation).
The following damage was caused during the tenancy: Broken ranch slider glass, damaged wall lamp, damaged bedroom door, damaged lawn and the installation of temporary fencing. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved. Disposal of goods
The landlord has applied for the disposal of goods the tenant left at the premises at the end of the tenancy, relating only to a spa pool that appears from the photographs to be rusted underneath and broken.
Despite endeavouring to contact the tenants, the landlord has been unable to agree with the tenant on a period for the tenant to collect the goods.
It is not practicable for the landlord to the return the goods to the tenant. The value of the goods is below the cost of storing, transporting and selling them. Therefore, the landlord may dispose of the goods. See sections 62(3)(b), 62B(2) and (3) RTA. Other matters
Because Property Brokers Limited as agent for Cecilia Ngo has substantially succeeded with the claim I have also reimbursed the filing fee. R Harvey-Lane 7 July 2026

Tenancy Tribunal case 5428230 — Rent arrears at 4 Te Pohue Street, Omori, RD 1, Turangi 3381

At a glance

Tenancy Tribunal case 5428230 — Rent arrears at 4 Te Pohue Street, Omori, RD 1, Turangi 3381

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