What was Tenancy Tribunal case 5432668 about?

The tribunal order states: Heidi Raewyn Keane must pay [The landlord/s] $3,622.87 immediately,

How much money was awarded in case 5432668?

Cleaning: $460.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Garage Door Service Call: $500.00 awarded to landlord; Lights: $290.00 awarded to landlord; Painting Walls: $1,955.00 awarded to landlord; Property Damage: $345.00 awarded to landlord; Property Damage: $460.00 awarded to landlord; Property Damage: $172.50 awarded to landlord; Rent: $1,774.88 awarded to landlord; Replace Rangehood: $480.00 awarded to landlord; Water Charges: $157.49 awarded to landlord

What type of tenancy dispute was case 5432668?

The primary dispute was Property damage. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5432668?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13548375-Tribunal_Order_Redacted.pdf.

What was Tenancy Tribunal case 5432668 about?

The tribunal order states: Heidi Raewyn Keane must pay [The landlord/s] $3,622.87 immediately,

How much money was awarded in case 5432668?

Cleaning: $460.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Garage Door Service Call: $500.00 awarded to landlord; Lights: $290.00 awarded to landlord; Painting Walls: $1,955.00 awarded to landlord; Property Damage: $345.00 awarded to landlord; Property Damage: $460.00 awarded to landlord; Property Damage: $172.50 awarded to landlord; Rent: $1,774.88 awarded to landlord; Replace Rangehood: $480.00 awarded to landlord; Water Charges: $157.49 awarded to landlord

What type of tenancy dispute was case 5432668?

The primary dispute was Property damage. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5432668?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13548375-Tribunal_Order_Redacted.pdf.

New Zealand Tenancy Tribunal Case 5432668 — Property damage

Reasons

Claims and awards in Tenancy Tribunal application 5432668 — net $3,622.87 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent to 30 December 2025	$1,774.88	Rent to 30 December 2025
Cleaning	$460.00	Cleaning
Garage door service call	$500.00	Garage door service call
Repairs to back door	$345.00	Repairs to back door
Replace rangehood	$480.00	Replace rangehood
Lights	$290.00	Lights
Repairs to fence	$460.00	Repairs to fence
Painting walls	$1,955.00	Painting walls
Filing fee reimbursement	$28.00	Filing fee reimbursement
Window repairs	$172.50	Window repairs
Water charges	$157.49	Water charges
Net award	$3,622.87
Total payable by Tenant to Landlord	$3,622.87

The landlord attended the hearing today.

The landlord has applied for rent arrears, outgoings, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy. Rent and Water

The tenancy ended on 30 December 2025. The landlord provided rent records and water invoices which prove the amount owing at the end of the tenancy. Cleaning

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. The tenant must also replace standard light bulbs.

The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish. I accept that a general clean throughout the property would have been required once the tenant’s belongings were removed. The landlord did not indicate whether $1,035.00 is the claim for rubbish, so I have adjourned this claim.

The landlord had to replace about 20 light bulbs. Tenant Damage

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.

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. 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). 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.

There was damage to the walls, the back door, the garage door, the exterior fence and the rangehood during the tenancy. A window in the lounge was broken.

The cost of painting the walls was $9,775.00. The landlord estimated that 20% of this is a fair apportionment for tenant damage. The full repainting cost would need to be discounted for betterment. I find that an apportionment of 20% is reasonable having regard to the extent of the wall damage. This means the tenant is liable to pay $1,955.00. This is not more than the insurance excess of $750.00 which insurers are applying on a “per event” basis. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.

The landlord claimed $4,010.01 for repairs to the garage door, which shows dents in the photographs. It was suggested that the tenant had hit the garage door with her car. I have decided to adjourn this claim so that the landlord can obtain advice from insurers as to how the excess is to be applied. I do, however, award $500.00 for the cost of a service call to assess the damage. This was supported by an invoice.

A quote was provided for the cost of reinstalling the shower door. This claim is complicated by the fact the shower hinges and doors are not available and are not being made. The quote states: “The pivot kit is broken, and parts are not available for this shower due to age, so we have priced to replace with a modern shower that has product support”. The quotation is for $1,860.70. I have decided to adjourn this claim so that the landlord can obtain advice from insurers as to how the excess will he applied. It may be that the shower is so old that it needed replacement in any event.

The landlord is to advise when they have heard back from insurers. It is intended that the hearing will then be completed on the papers, i.e., without a further hearing. Filing Fee and Name Suppression

The filing fee can be awarded to the landlord at this stage. Their application has already been partly successful. The landlord has been granted suppression.

Claims and awards in Tenancy Tribunal application 5432668 — net $3,622.87 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent to 30 December 2025	$1,774.88	Rent to 30 December 2025
Cleaning	$460.00	Cleaning
Garage door service call	$500.00	Garage door service call
Repairs to back door	$345.00	Repairs to back door
Replace rangehood	$480.00	Replace rangehood
Lights	$290.00	Lights
Repairs to fence	$460.00	Repairs to fence
Painting walls	$1,955.00	Painting walls
Filing fee reimbursement	$28.00	Filing fee reimbursement
Window repairs	$172.50	Window repairs
Water charges	$157.49	Water charges
Net award	$3,622.87
Total payable by Tenant to Landlord	$3,622.87

Order

Heidi Raewyn Keane must pay [The landlord/s] $3,622.87 immediately, calculated as shown in the table below.
The Bond Centre must pay the bond of $3,000.00 to the landlord.
The hearing will be completed on the papers.

Reasons

The landlord attended the hearing today.
The landlord has applied for rent arrears, outgoings, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy. Rent and Water
The tenancy ended on 30 December 2025. The landlord provided rent records and water invoices which prove the amount owing at the end of the tenancy. Cleaning
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. The tenant must also replace standard light bulbs.
The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish. I accept that a general clean throughout the property would have been required once the tenant’s belongings were removed. The landlord did not indicate whether $1,035.00 is the claim for rubbish, so I have adjourned this claim.
The landlord had to replace about 20 light bulbs. Tenant Damage
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.
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. 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). 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.
There was damage to the walls, the back door, the garage door, the exterior fence and the rangehood during the tenancy. A window in the lounge was broken.
The cost of painting the walls was $9,775.00. The landlord estimated that 20% of this is a fair apportionment for tenant damage. The full repainting cost would need to be discounted for betterment. I find that an apportionment of 20% is reasonable having regard to the extent of the wall damage. This means the tenant is liable to pay $1,955.00. This is not more than the insurance excess of $750.00 which insurers are applying on a “per event” basis. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The landlord claimed $4,010.01 for repairs to the garage door, which shows dents in the photographs. It was suggested that the tenant had hit the garage door with her car. I have decided to adjourn this claim so that the landlord can obtain advice from insurers as to how the excess is to be applied. I do, however, award $500.00 for the cost of a service call to assess the damage. This was supported by an invoice.
A quote was provided for the cost of reinstalling the shower door. This claim is complicated by the fact the shower hinges and doors are not available and are not being made. The quote states: “The pivot kit is broken, and parts are not available for this shower due to age, so we have priced to replace with a modern shower that has product support”. The quotation is for $1,860.70. I have decided to adjourn this claim so that the landlord can obtain advice from insurers as to how the excess will he applied. It may be that the shower is so old that it needed replacement in any event.
The landlord is to advise when they have heard back from insurers. It is intended that the hearing will then be completed on the papers, i.e., without a further hearing. Filing Fee and Name Suppression
The filing fee can be awarded to the landlord at this stage. Their application has already been partly successful. The landlord has been granted suppression.

Tenancy Tribunal case 5432668 — Property damage

At a glance

Award balance

Tenancy Tribunal case 5432668 — Property damage

At a glance

Award balance

Claims & awards

Order

Reasons

Topics & place

Key findings

Frequently asked questions

Claims & awards

Order

Reasons

Topics & place

Key findings

Frequently asked questions