What was Tenancy Tribunal case 5433729 about?

The tribunal order states: An application for suppression has been made in this case, and the Tribunal

How much money was awarded in case 5433729?

Cleaning: $362.25 awarded to landlord; Cleaning: $1,380.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $517.50 awarded to landlord; Previous Order Application 5354001 D…: $28.00 awarded to landlord; Property Damage: $309.00 awarded to landlord; Rent Arrears: $3,144.28 awarded to landlord; Rubbish Removal: $1,092.50 awarded to landlord; Water Rates: $102.03 awarded to landlord

What type of tenancy dispute was case 5433729?

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

Where can I read the official tribunal order for case 5433729?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13556677-Tribunal_Order_Redacted.pdf.

What was Tenancy Tribunal case 5433729 about?

The tribunal order states: An application for suppression has been made in this case, and the Tribunal

How much money was awarded in case 5433729?

Cleaning: $362.25 awarded to landlord; Cleaning: $1,380.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $517.50 awarded to landlord; Previous Order Application 5354001 D…: $28.00 awarded to landlord; Property Damage: $309.00 awarded to landlord; Rent Arrears: $3,144.28 awarded to landlord; Rubbish Removal: $1,092.50 awarded to landlord; Water Rates: $102.03 awarded to landlord

What type of tenancy dispute was case 5433729?

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

Where can I read the official tribunal order for case 5433729?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13556677-Tribunal_Order_Redacted.pdf.

New Zealand Tenancy Tribunal Case 5433729 — Rent arrears

Claims and awards in Tenancy Tribunal application 5433729 — net $4,283.56 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears (to 12 February 2026	$3,144.28	Rent arrears (to 12 February 2026
Previous order application 5354001 dated 02/10/2025	$28.00	Previous order application 5354001 dated 02/10/2025
Water rates	$102.03	Water rates
Cleaning	$1,380.00	Cleaning
Carpet Cleaning	$362.25	Carpet Cleaning
Lawns and Garden work	$517.50	Lawns and Garden work
Rubbish removal: labour and dump fees	$1,092.50	Rubbish removal: labour and dump fees
Lock/key replacement	$309.00	Lock/key replacement
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$4,283.56
Total payable by Tenant to Landlord	$4,283.56

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the landlord’s name and identifying details.
This order replaces the Tribunal Order made on 2 October 2025 under application number 5354001. Only the costs ordered under this order may be enforced.
Gaylene Emery must pay [The landlord/s] $4,283.56 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,680.00 ([Bond number suppressed]) to [The landlord/s] immediately.

Reasons

On 28 January 2026, the landlord filed an application seeking rent arrears, water rates, refund of the bond and reimbursement of the filing fee. Prior to the hearing the claim was amended to include compensation for cleaning, changing the locks and outstanding monies owing at the end of the tenancy.
The hearing proceeded by way of video conference. [Property Manager], Property Manager, appeared for the landlord. The tenant failed to appear. The Tribunal was satisfied the tenant was properly served with the notice of hearing and the case proceeded in their absence.
On the morning of the hearing the landlord filed additional evidence expanding their claims to include compensation for vacated damages. Following a discussion with the Adjudicator, the landlord withdrew their application to amend the claim to include vacated damages. The landlord is not prevented from filing a new application for vacated damages. How much is owed for rent
The tenancy ended on 12 February 2026. The landlord provided rent records which prove the amount owing at the end of the tenancy totalled $3,144.28. The amount claimed is ordered.

How much is owed for water?

The landlord seeks outstanding water rates (for use only) for the following periods: a. 30 December 2025 to end of tenancy - $21.72 b. 28 November 2025 to 30 December 2025 - $27.14 c. 31 October 2025 to 28 November 2025 - $16.32 d. 30 September 2025 to 31 October 2025 - $16.32 e. 29 August 2025 to 30 September 2025 - $20.53
Water rates bills, tenants invoices and a tenancy invoices payment record was provided to evidence the amounts claimed. The amounts claimed are 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.
The landlord seeks cleaning costs totalling $1,380.00, and carpet cleaning costs totalling $362.25, after paying a contractor to clean the property to a reasonably clean and tidy standard following the end of the tenancy. An invoice detailing the amounts claimed was provided.
The landlord provided a pre-tenancy inspection report with photographs which proved the condition of the property at the commencement of the tenancy. The property was new at the commencement of the tenancy and provided in a very clean and tidy condition.
The landlord provided an exit inspection report with photographs showing the condition of the property at the end of the tenancy. The evidence shows the property was left in a very poor, unclean, unhygienic condition.
The Tribunal heard there was an unpleasant odour coming from the property and it took four cleaners four days to return the property to a reasonably clean, tidy, and hygienic condition. At the commencement of the cleaning process the landlord’s cleaners were required to wear hazmat suits due to excrement on the carpet, significant excrement soiling in the toilets, used sanitary pads piled in a handbasin, and the property being infested with maggots, fleas, and flies. In addition to this, the exit inspection report and photographs show: a. The bathrooms were visibly dirty and unclean. b. The laundry was visibly dirty and unclean. c. The kitchen bench, cupboards, oven, range, and hob were heavily soiled and unclean. There was rotting food in the pantry, cupboards, and fridge. The sink was blocked with clothing and fetid water. d. The ceilings were marked and dirty. e. The hard floors were dusty, and dirty, and the carpets were stained and soiled. f. The walls, skirting boards, windowsills, and light switches were dusty, dirty, and marked. g. There were cobwebs in the corners of the rooms.
The Tribunal was able to make a proper before and after comparison of the condition of the property at the beginning and end of the tenancy. Having heard from the landlord and considering all of the evidence the Tribunal finds the tenant failed to return the property in a reasonably clean and tidy condition and the amounts claimed are reasonable given the extend of the cleaning and carpet cleaning required. The amounts claimed are proved.
The landlord seeks rubbish removal costs, dump fees and garden tidying costs totalling $1,610.00. An invoice detailing the amounts claimed was provided.
The pre-tenancy photographs prove the property was provided unfurnished and free from rubbish.
The gardens were provided in a clean and tidy condition free from rubbish.
The end of tenancy inspection report and photographs show that at the end of the tenancy the tenant failed to remove: a. Furniture including a lounge suite, side table, chairs, dining table, bedside tables, chest of draws, bookcase, bed base, and multiple mattresses. b. Ornaments, toys, a suitcase, plastic crate, and artwork, c. Kitchen utensils, pots and pans, and bakeware. d. Clothing, manchester, food, cleaning products, and toiletries. e. Electrical goods including a television, vacuum cleaner, panini maker, microwaves, kettle, and table lamps. f. General rubbish. g. The lawns were overgrown, with weeds growing through the paving and in the garden beds. h. Rubbish including car tyres (x 3), a leather recliner chair, a spade, and carboard boxes had been left in the garden.
Having heard from the landlord and considering all of the evidence the Tribunal finds the tenant failed to return the garden in a reasonably clean and tidy condition and failed to remove all rubbish from the property. The amounts specified are ordered.
The landlord seeks $309.00 after paying a contractor to change the locks after the tenant failed to return the keys at the end of the tenancy.
The landlord said that despite the property being left locked and secured overnight, their cleaners entered the property on day four of the clean and discovered an unknown third party inside. Entry had not been forced suggesting this person had keys. The landlord said the locks were immediately changed to secure the property from further unauthorised access.
The amount claimed is proved. Other matters
This order replaces the mediated Order made on 2 October 2025 under application number 5354001. Only the costs ordered under this order may be enforced.
Because [The applicant/s] has wholly succeeded with the claim I must reimburse the filing fee.
The landlord has applied for name suppression. Section 95A(1) of the Residential Tenancies Act 1986 provided that the Tribunal must, on application of a party that has been wholly or substantially successful in proceedings, order that party’s name and identifying particulars not be published, unless the Tribunal considers that publication is in the public interest or is justified because of the party’s conduct or any other circumstances of the case.
The landlord has wholly succeeded with the claim and is therefore granted name suppression.

Claims and awards in Tenancy Tribunal application 5433729 — net $4,283.56 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears (to 12 February 2026	$3,144.28	Rent arrears (to 12 February 2026
Previous order application 5354001 dated 02/10/2025	$28.00	Previous order application 5354001 dated 02/10/2025
Water rates	$102.03	Water rates
Cleaning	$1,380.00	Cleaning
Carpet Cleaning	$362.25	Carpet Cleaning
Lawns and Garden work	$517.50	Lawns and Garden work
Rubbish removal: labour and dump fees	$1,092.50	Rubbish removal: labour and dump fees
Lock/key replacement	$309.00	Lock/key replacement
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$4,283.56
Total payable by Tenant to Landlord	$4,283.56

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the landlord’s name and identifying details.
This order replaces the Tribunal Order made on 2 October 2025 under application number 5354001. Only the costs ordered under this order may be enforced.
Gaylene Emery must pay [The landlord/s] $4,283.56 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,680.00 ([Bond number suppressed]) to [The landlord/s] immediately.

Reasons

On 28 January 2026, the landlord filed an application seeking rent arrears, water rates, refund of the bond and reimbursement of the filing fee. Prior to the hearing the claim was amended to include compensation for cleaning, changing the locks and outstanding monies owing at the end of the tenancy.
The hearing proceeded by way of video conference. [Property Manager], Property Manager, appeared for the landlord. The tenant failed to appear. The Tribunal was satisfied the tenant was properly served with the notice of hearing and the case proceeded in their absence.
On the morning of the hearing the landlord filed additional evidence expanding their claims to include compensation for vacated damages. Following a discussion with the Adjudicator, the landlord withdrew their application to amend the claim to include vacated damages. The landlord is not prevented from filing a new application for vacated damages. How much is owed for rent
The tenancy ended on 12 February 2026. The landlord provided rent records which prove the amount owing at the end of the tenancy totalled $3,144.28. The amount claimed is ordered.

How much is owed for water?

The landlord seeks outstanding water rates (for use only) for the following periods: a. 30 December 2025 to end of tenancy - $21.72 b. 28 November 2025 to 30 December 2025 - $27.14 c. 31 October 2025 to 28 November 2025 - $16.32 d. 30 September 2025 to 31 October 2025 - $16.32 e. 29 August 2025 to 30 September 2025 - $20.53
Water rates bills, tenants invoices and a tenancy invoices payment record was provided to evidence the amounts claimed. The amounts claimed are 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.
The landlord seeks cleaning costs totalling $1,380.00, and carpet cleaning costs totalling $362.25, after paying a contractor to clean the property to a reasonably clean and tidy standard following the end of the tenancy. An invoice detailing the amounts claimed was provided.
The landlord provided a pre-tenancy inspection report with photographs which proved the condition of the property at the commencement of the tenancy. The property was new at the commencement of the tenancy and provided in a very clean and tidy condition.
The landlord provided an exit inspection report with photographs showing the condition of the property at the end of the tenancy. The evidence shows the property was left in a very poor, unclean, unhygienic condition.
The Tribunal heard there was an unpleasant odour coming from the property and it took four cleaners four days to return the property to a reasonably clean, tidy, and hygienic condition. At the commencement of the cleaning process the landlord’s cleaners were required to wear hazmat suits due to excrement on the carpet, significant excrement soiling in the toilets, used sanitary pads piled in a handbasin, and the property being infested with maggots, fleas, and flies. In addition to this, the exit inspection report and photographs show: a. The bathrooms were visibly dirty and unclean. b. The laundry was visibly dirty and unclean. c. The kitchen bench, cupboards, oven, range, and hob were heavily soiled and unclean. There was rotting food in the pantry, cupboards, and fridge. The sink was blocked with clothing and fetid water. d. The ceilings were marked and dirty. e. The hard floors were dusty, and dirty, and the carpets were stained and soiled. f. The walls, skirting boards, windowsills, and light switches were dusty, dirty, and marked. g. There were cobwebs in the corners of the rooms.
The Tribunal was able to make a proper before and after comparison of the condition of the property at the beginning and end of the tenancy. Having heard from the landlord and considering all of the evidence the Tribunal finds the tenant failed to return the property in a reasonably clean and tidy condition and the amounts claimed are reasonable given the extend of the cleaning and carpet cleaning required. The amounts claimed are proved.
The landlord seeks rubbish removal costs, dump fees and garden tidying costs totalling $1,610.00. An invoice detailing the amounts claimed was provided.
The pre-tenancy photographs prove the property was provided unfurnished and free from rubbish.
The gardens were provided in a clean and tidy condition free from rubbish.
The end of tenancy inspection report and photographs show that at the end of the tenancy the tenant failed to remove: a. Furniture including a lounge suite, side table, chairs, dining table, bedside tables, chest of draws, bookcase, bed base, and multiple mattresses. b. Ornaments, toys, a suitcase, plastic crate, and artwork, c. Kitchen utensils, pots and pans, and bakeware. d. Clothing, manchester, food, cleaning products, and toiletries. e. Electrical goods including a television, vacuum cleaner, panini maker, microwaves, kettle, and table lamps. f. General rubbish. g. The lawns were overgrown, with weeds growing through the paving and in the garden beds. h. Rubbish including car tyres (x 3), a leather recliner chair, a spade, and carboard boxes had been left in the garden.
Having heard from the landlord and considering all of the evidence the Tribunal finds the tenant failed to return the garden in a reasonably clean and tidy condition and failed to remove all rubbish from the property. The amounts specified are ordered.
The landlord seeks $309.00 after paying a contractor to change the locks after the tenant failed to return the keys at the end of the tenancy.
The landlord said that despite the property being left locked and secured overnight, their cleaners entered the property on day four of the clean and discovered an unknown third party inside. Entry had not been forced suggesting this person had keys. The landlord said the locks were immediately changed to secure the property from further unauthorised access.
The amount claimed is proved. Other matters
This order replaces the mediated Order made on 2 October 2025 under application number 5354001. Only the costs ordered under this order may be enforced.
Because [The applicant/s] has wholly succeeded with the claim I must reimburse the filing fee.
The landlord has applied for name suppression. Section 95A(1) of the Residential Tenancies Act 1986 provided that the Tribunal must, on application of a party that has been wholly or substantially successful in proceedings, order that party’s name and identifying particulars not be published, unless the Tribunal considers that publication is in the public interest or is justified because of the party’s conduct or any other circumstances of the case.
The landlord has wholly succeeded with the claim and is therefore granted name suppression.

Tenancy Tribunal case 5433729 — Rent arrears

At a glance

Tenancy Tribunal case 5433729 — Rent arrears

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for water?

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

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

How much is owed for water?

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

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions