What was Tenancy Tribunal case 5438640 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 5438640?

Cleaning: $948.75 awarded to landlord; Cleaning: $630.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Kitchen Vinyl: $1,701.00 awarded to landlord; Property Damage: $1,150.00 awarded to landlord; Rent Arrears: $6,557.16 awarded to landlord; Rubbish Removal: $805.00 awarded to landlord

What type of tenancy dispute was case 5438640?

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

Where can I read the official tribunal order for case 5438640?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13329689-Tribunal_Order_Redacted.pdf.

What was Tenancy Tribunal case 5438640 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 5438640?

Cleaning: $948.75 awarded to landlord; Cleaning: $630.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Kitchen Vinyl: $1,701.00 awarded to landlord; Property Damage: $1,150.00 awarded to landlord; Rent Arrears: $6,557.16 awarded to landlord; Rubbish Removal: $805.00 awarded to landlord

What type of tenancy dispute was case 5438640?

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

Where can I read the official tribunal order for case 5438640?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13329689-Tribunal_Order_Redacted.pdf.

New Zealand Tenancy Tribunal Case 5438640 — Rent arrears

Claims and awards in Tenancy Tribunal application 5438640 — net $9,419.91 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 5 February 2026 (includes rent in lieu of notice for abandonment	$6,557.16	Rent arrears to 5 February 2026 (includes rent in lieu of notice for abandonment
Carpet Cleaning and pest control (cockroaches	$948.75	Carpet Cleaning and pest control (cockroaches
Cleaning	$630.00	Cleaning
Replace vinyl in kitchen	$1,701.00	Replace vinyl in kitchen
Rubbish removal	$805.00	Rubbish removal
Repairs and change of locks (detailed below	$1,150.00	Repairs and change of locks (detailed below
Filing fee reimbursement	$28.00	43. I will award $1,000.00 plus GST for that work.
Net award	$9,419.91
Total payable by Tenant to Landlord	$9,419.91

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the Landlord’s name and identifying details. 2. 3.

Reasons

Background

The tenancy began on 9 February 2024.
The tenant stopped paying rent in November 2025. [The landlord/s] attempted to contact the tenant without success.
In mid-January 2026, [The landlord/s] discovered that the tenant had abandoned the tenancy.
The rent was in arrears. The premises were not left reasonably clean and tidy. There was rubbish left behind. The premises were infested with cockroaches. There was damage to the premises.
The landlord’s application seeks rent arrears, cleaning, rubbish removal, and repair costs. The hearing took place in [Location suppressed] on 23 March 2026. [The landlord/s] attended the hearing by phone with the consent of the Tribunal. There was no appearance by the tenant.
Notice of the hearing was served on the tenant in accordance with the requirements of the Residential Tenancies Act 1986 (“RTA”). The hearing proceeded in the tenant’s absence. 1 Rent arrears
Tenants must give 21-days’ notice to the landlord to end a periodic tenancy. 2
If a tenant leaves the property without giving notice, they have abandoned the tenancy.
If a tenant abandons a tenancy the are liable for rent to the date that is 21-days from the date that the landlord discovers the abandonment. 3
[The landlord/s] discovered the abandonment on or around 15 January 2026. I note that [the Property management company]’s invoice for changing locks, removing rubbish, and carrying out various repairs is dated 16 January 2026.
Ms Tepania is liable for rent to 5 February 2026.
There are proven rent arrears of $6,557.16 to that date. Cleaning, rubbish removal, pests 1 Section 92 RTA 2 Section 51(2A) RTA 3 Section 61(3)(a)(i) RTA
Tenants must remove all rubbish and leave the premises reasonably clean and tidy at the end of the tenancy. 4
[The landlord/s] provided photographs that were taken when she re-took possession of the premises.
Ms Tepania left substantial amounts of rubbish at the end of the tenancy including large items of furniture, appliances and household items.
The inside of the unit was not reasonably clean. The carpets were dirty and stained.
There was a serious cockroach infestation. The poor condition of the premises no doubt contributed to this.
The amounts claimed for cleaning, carpet cleaning, rubbish removal, and pest treatment are proven, and are fair and reasonable having regard to the landlord’s photographs. Repairs and change of locks Introduction
Tenants are liable for damage beyond fair wear and tear that occurs during the tenancy. Tenants are liable for damage that is caused by themselves and by anyone who is at the premises with their consent. 5
Tenants must return all keys to the landlord at the end of the tenancy. 6 Outside light
The claim seeks the cost of replacing an outside light.
[The landlord/s] provided a photograph of the light.
The fitting appears to be detached from the soffit, which may be tenant damage, but it is also extremely rusted and deteriorated.
The need for replacement seems to be more related to age and wear and tear.
This part of the claim is dismissed. Ranchslider
The claim seeks $189.75 per an invoice from [the Handyman] for repairs to the ranchslider. 4 Section 40(1)(e)(iii) RTA 5 Section 41 RTA 6 Section 40(1)(e)(iv) RTA
[The landlord/s] said that it appeared as if the ranchslider had been forced open, causing damage to it.
No photograph was provided.
There is insufficient evidence to establish this part of the landlord’s claim. Vinyl in kitchen
The vinyl in the kitchen had children’s writing / drawing on it, in black pen.
[The landlord/s]’s photographs show that the marks cover a substantial portion of the kitchen floor.
[The landlord/s]’s cleaner attempted to remove the stains but was unable to.
The claim seeks the cost of replacing the flooring per a quote from [the Flooring company].
[The landlord/s] provided a photograph of the kitchen from before the start of the tenancy. The kitchen flooring was new and undamaged at that time.
The damage occurred during this tenancy and it is not fair wear and tear. Ms Tepania is legally liable for damage caused by her children.
The marks could not be removed with cleaning. It was necessary to replace the flooring. [The landlord/s] confirmed that the work has been done per the quote.
Ms Tepania is liable for the cost of replacing the floor. The flooring was just under two years old at the end of the tenancy. I will apply depreciation of 10% to the proven new replacement cost.
Ms Tepania is liable for $1,701.00 Other repairs and change of locks per [Property management company] invoice
The claim seeks $2,765.00 plus GST for various repair work carried out by [the Property management company], described in their invoice as: Replace external door locks, window latch in kitchen, curtain rail in living room, handle in bathroom, bathroom door lock, smoke alarm, 3 gib patches, covered pen marks on walls with cover stain, plastered defects and painted walls in 2 bedrooms, living room, small hallway, 1 wall in toilet and 4 doors, cleared gutters, chem treated and water blasted house and inside carport, trimmed branches hanging over roof, concreted clothesline in straight, unblocked vanity in bathroom
These parts of the claim are proven: a. Change of locks (keys not returned at end of tenancy). b. Damage to walls – scribble on wall underneath window, hole in wall near doorway, yellow stain on wall near skirting. c. Damage to door – circular hole on grey door, poorly repaired by tenant.
The balance of the work shown on the invoice is either not supported by a photograph or is a landlord maintenance cost rather than tenant damage (water blasting house, cutting back branches).
The proven damage required some repair work and a reasonable amount of painting, and change of all the exterior locks.
I will award $1,000.00 plus GST for that work. Filing fee, bond, name suppression
The bond will be released to the landlord.
The landlord has been substantially successful in this application. Name suppression is granted to the landlord. 7 I must also award the landlord the filing fee for this application. 8

Claims and awards in Tenancy Tribunal application 5438640 — net $9,419.91 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 5 February 2026 (includes rent in lieu of notice for abandonment	$6,557.16	Rent arrears to 5 February 2026 (includes rent in lieu of notice for abandonment
Carpet Cleaning and pest control (cockroaches	$948.75	Carpet Cleaning and pest control (cockroaches
Cleaning	$630.00	Cleaning
Replace vinyl in kitchen	$1,701.00	Replace vinyl in kitchen
Rubbish removal	$805.00	Rubbish removal
Repairs and change of locks (detailed below	$1,150.00	Repairs and change of locks (detailed below
Filing fee reimbursement	$28.00	43. I will award $1,000.00 plus GST for that work.
Net award	$9,419.91
Total payable by Tenant to Landlord	$9,419.91

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the Landlord’s name and identifying details. 2. 3.

Reasons

Background

The tenancy began on 9 February 2024.
The tenant stopped paying rent in November 2025. [The landlord/s] attempted to contact the tenant without success.
In mid-January 2026, [The landlord/s] discovered that the tenant had abandoned the tenancy.
The rent was in arrears. The premises were not left reasonably clean and tidy. There was rubbish left behind. The premises were infested with cockroaches. There was damage to the premises.
The landlord’s application seeks rent arrears, cleaning, rubbish removal, and repair costs. The hearing took place in [Location suppressed] on 23 March 2026. [The landlord/s] attended the hearing by phone with the consent of the Tribunal. There was no appearance by the tenant.
Notice of the hearing was served on the tenant in accordance with the requirements of the Residential Tenancies Act 1986 (“RTA”). The hearing proceeded in the tenant’s absence. 1 Rent arrears
Tenants must give 21-days’ notice to the landlord to end a periodic tenancy. 2
If a tenant leaves the property without giving notice, they have abandoned the tenancy.
If a tenant abandons a tenancy the are liable for rent to the date that is 21-days from the date that the landlord discovers the abandonment. 3
[The landlord/s] discovered the abandonment on or around 15 January 2026. I note that [the Property management company]’s invoice for changing locks, removing rubbish, and carrying out various repairs is dated 16 January 2026.
Ms Tepania is liable for rent to 5 February 2026.
There are proven rent arrears of $6,557.16 to that date. Cleaning, rubbish removal, pests 1 Section 92 RTA 2 Section 51(2A) RTA 3 Section 61(3)(a)(i) RTA
Tenants must remove all rubbish and leave the premises reasonably clean and tidy at the end of the tenancy. 4
[The landlord/s] provided photographs that were taken when she re-took possession of the premises.
Ms Tepania left substantial amounts of rubbish at the end of the tenancy including large items of furniture, appliances and household items.
The inside of the unit was not reasonably clean. The carpets were dirty and stained.
There was a serious cockroach infestation. The poor condition of the premises no doubt contributed to this.
The amounts claimed for cleaning, carpet cleaning, rubbish removal, and pest treatment are proven, and are fair and reasonable having regard to the landlord’s photographs. Repairs and change of locks Introduction
Tenants are liable for damage beyond fair wear and tear that occurs during the tenancy. Tenants are liable for damage that is caused by themselves and by anyone who is at the premises with their consent. 5
Tenants must return all keys to the landlord at the end of the tenancy. 6 Outside light
The claim seeks the cost of replacing an outside light.
[The landlord/s] provided a photograph of the light.
The fitting appears to be detached from the soffit, which may be tenant damage, but it is also extremely rusted and deteriorated.
The need for replacement seems to be more related to age and wear and tear.
This part of the claim is dismissed. Ranchslider
The claim seeks $189.75 per an invoice from [the Handyman] for repairs to the ranchslider. 4 Section 40(1)(e)(iii) RTA 5 Section 41 RTA 6 Section 40(1)(e)(iv) RTA
[The landlord/s] said that it appeared as if the ranchslider had been forced open, causing damage to it.
No photograph was provided.
There is insufficient evidence to establish this part of the landlord’s claim. Vinyl in kitchen
The vinyl in the kitchen had children’s writing / drawing on it, in black pen.
[The landlord/s]’s photographs show that the marks cover a substantial portion of the kitchen floor.
[The landlord/s]’s cleaner attempted to remove the stains but was unable to.
The claim seeks the cost of replacing the flooring per a quote from [the Flooring company].
[The landlord/s] provided a photograph of the kitchen from before the start of the tenancy. The kitchen flooring was new and undamaged at that time.
The damage occurred during this tenancy and it is not fair wear and tear. Ms Tepania is legally liable for damage caused by her children.
The marks could not be removed with cleaning. It was necessary to replace the flooring. [The landlord/s] confirmed that the work has been done per the quote.
Ms Tepania is liable for the cost of replacing the floor. The flooring was just under two years old at the end of the tenancy. I will apply depreciation of 10% to the proven new replacement cost.
Ms Tepania is liable for $1,701.00 Other repairs and change of locks per [Property management company] invoice
The claim seeks $2,765.00 plus GST for various repair work carried out by [the Property management company], described in their invoice as: Replace external door locks, window latch in kitchen, curtain rail in living room, handle in bathroom, bathroom door lock, smoke alarm, 3 gib patches, covered pen marks on walls with cover stain, plastered defects and painted walls in 2 bedrooms, living room, small hallway, 1 wall in toilet and 4 doors, cleared gutters, chem treated and water blasted house and inside carport, trimmed branches hanging over roof, concreted clothesline in straight, unblocked vanity in bathroom
These parts of the claim are proven: a. Change of locks (keys not returned at end of tenancy). b. Damage to walls – scribble on wall underneath window, hole in wall near doorway, yellow stain on wall near skirting. c. Damage to door – circular hole on grey door, poorly repaired by tenant.
The balance of the work shown on the invoice is either not supported by a photograph or is a landlord maintenance cost rather than tenant damage (water blasting house, cutting back branches).
The proven damage required some repair work and a reasonable amount of painting, and change of all the exterior locks.
I will award $1,000.00 plus GST for that work. Filing fee, bond, name suppression
The bond will be released to the landlord.
The landlord has been substantially successful in this application. Name suppression is granted to the landlord. 7 I must also award the landlord the filing fee for this application. 8

Tenancy Tribunal case 5438640 — Rent arrears

At a glance

Tenancy Tribunal case 5438640 — Rent arrears

At a glance

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions