What was Tenancy Tribunal case 5442469 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 5442469?

Filing Fee: $28.00 awarded to landlord; Rent Owing To 2/06/2026: $6,547.00 awarded to landlord; Water Rates: $111.95 awarded to landlord

What type of tenancy dispute was case 5442469?

The dispute type was not classified.

Where can I read the official tribunal order for case 5442469?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13660729-Tribunal_Order_Redacted.pdf.

What was Tenancy Tribunal case 5442469 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 5442469?

Filing Fee: $28.00 awarded to landlord; Rent Owing To 2/06/2026: $6,547.00 awarded to landlord; Water Rates: $111.95 awarded to landlord

What type of tenancy dispute was case 5442469?

The dispute type was not classified.

Where can I read the official tribunal order for case 5442469?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13660729-Tribunal_Order_Redacted.pdf.

New Zealand Tenancy Tribunal Case 5442469 — Tenancy dispute

Claims and awards in Tenancy Tribunal application 5442469 — net $6,686.95 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent owing to 2/06/2026	$6,547.00	Rent owing to 2/06/2026
Water rates	$111.95	Water rates
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$6,686.95
Total payable by Tenant to Landlord	$6,686.95

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the Landlord name and identifying details.
Renee Reynolds-Howlett owes [The landlord/s] $6,686.95 (“the debt”), calculated as in the table below.
Renee Reynolds-Howlett must pay rent and the debt as follows: a. Payment of $6,686.95 for the debt by 5:00pm on Tuesday 2 June 2026, and b. Payment of $660.00 for rent by 5:00pm on Wednesday 3 June 2026.
Payments will be allocated in the following order: rent, rent arrears, water rates, and the filing fee.
If the tenant fails to pay rent and rent arrears within 2 working days of the due dates: a. The tenancy at [Tenancy address suppressed] will terminate and the landlord will have immediate possession of the premises. b. The balance of the debt will be payable immediately.
If the tenant fails to pay the water rates and filing fee within 2 working days of the due date, these will be payable immediately.
The landlord (or its agent) is authorised to enter the tenancy premises for the purposes of an inspection at 11:30am on Wednesday 27 May 2026.
This application is decided by the orders above but if the landlord provides evidence that the tenant has not allowed entry into the premises at the date and time in order 7 (or any alternative date and time agreed to by the landlord), the landlord may request that an urgent hearing be scheduled to consider termination of the tenancy on the grounds of a breach of the landlord’s rights of entry.
The landlord is allowed until 5:00pm on Thursday 28 May 2026 to email remote.tenancy@justice.govt.nz (and “cc” the tenant) and request an urgent hearing be scheduled pursuant to order 8. Please put the application number in the subject line of any email.

Reasons

The landlord’s representative and the tenant and her support person attended the hearing held remotely.
The landlord has applied for termination of the tenancy due to unpaid rent, and for payment of the arrears and refund of the bond.
The tenant wants to make sure the calculations are correct and then to repay the debt to avoid immediate termination.
The landlord has given the tenant a 90-day notice to terminate the tenancy, and the date of termination has passed. The landlord confirmed in the hearing that it is not seeking an immediate possession order.

What is the law when rent is at least 21 days behind?

If rent is at least 21 days behind on the date the landlord applies to the Tribunal or on the hearing date, then the law says the Tribunal must make an order for final or conditional termination of the tenancy.
The Tribunal can agree to allow the tenant a chance to repay the arrears by a certain date but with termination if they are not paid on time (a “conditional termination” order); see section 55(1)(a) and (1A), and section 56(2) Residential Tenancies Act 1986 (RTA).

How much rent is owing on the hearing date?

The tenant explained that she thinks there have been errors and delays by WINZ in paying her benefit on time. She is not sure whether the amount the landlord says is owing is correct.
The landlord has provided rent records which prove the amount owing up to 29 May 2026 is $5,887.00.
I have checked the tenant’s bank statements and the rent summary provided by the landlord and the landlord’s calculation is correct.
The tenant is right when she says that her WINZ payments were much less than usual on the weeks of 10 and 17 March 2026. She did not pay rent on those weeks.
However, the bank statements also show that the tenant did receive the expected payments from WINZ (between $580.00 and $617.00 per week) but did not pay rent to the landlord on six other dates. 1 There is no explanation for these missed payments.
The rent is 59 days in arrears on the hearing date.

Should a conditional termination order be made?

The landlord agrees to allow the tenant one last opportunity to repay the full amount owing and to pay the full rent on time every week after that.
I agree to make a conditional termination order and allow the tenant this last chance to pay the debt by the date specified in the order only because the landlord agrees to this. I have granted a conditional termination order.
The landlord and tenant agree that there is $111.95 owing for water rates, and this should be added to the debt.
I award the filing fee. 1 On 3 and 24 and 31 March 2026, on 14 and 28 April, and on 12 May 2026.
The full amount of the debt up to 2 June 2026 is $6,686.95. This must be paid by 5:00pm next Tuesday 2 June 2026.
Weekly rent of $660.00 must be paid by 5:00pm on Wednesday 3 June 2026.
If both payments are made on time, this conditional termination order will lapse and no longer be in effect.
If either payment is more than 2 working days late, the tenancy will terminate, and the landlord will have the right to immediate possession of the premises. No new application or hearing is needed.
The landlord can apply for a warrant of eviction for up to 90 days from the first missed payment breach. See section 64(4)(b) Residential Tenancies Act 1986. Landlord right of entry into the premises for inspections
All landlords have the legal right to enter tenancy premises if they follow the requirements in section 48 RTA. The tenant does not have to be present at the time and the landlord can use their own keys, or a locksmith, to gain entry.
A landlord can enter inside tenancy premises:- a. Anytime, if a tenant consents; b. Immediately and without notice in any case of emergency; c. For an inspection, between 8am and 7pm on any day of the week, after giving not less than 48 hours and not more than 14 days advance written notice, and not more often than every 4 weeks; d. For doing necessary repairs or necessary maintenance, or testing for contaminants (eg methamphetamine), or checking smoke alarms or healthy homes standards, between 8am and 7pm on any day of the week, after giving not less than 24 hours written notice.
It is unlawful for a tenant, without reasonable excuse, to fail to allow a landlord to enter the premises in any of the circumstances when they are entitled to enter. A tenant can be fined up to $1,500.00 by the Tribunal for doing so (if the landlord applies for that); s48(4)(b) and Schedule 1 RTA.
It is not a reasonable excuse that a tenant is experiencing anxiety. The landlord has been very flexible and understanding about how to do the inspections in a way that helps the tenant.
The landlord says it has not been able to inspect the premises since October 2025 and that the premises may now be uninsured because of this. The supporting evidence supports this.
I have made an order authorising the landlord to enter the premises on Wednesday 27 May 2026 at 11:30am. If the tenant is not home or does not open the door when the landlord knocks, the landlord’s representative may use their own key to enter.
The property is at significant risk if it is uninsured, and the landlord is probably also in breach of the terms of any mortgage. Put simply, an inspection must take place urgently.
If the tenant does not allow entry at the time and date specified (or at an alternative time that the landlord agrees to), then I allow the landlord to email the Tribunal and request an urgent hearing. If this happens, I will consider an application for immediate termination of the tenancy on the grounds of failing to allow a lawful inspection of the premises. Suppression
The landlord applied for suppression of name and the Tribunal must usually grant this where that person has been wholly or substantially successful in their application; section 95A(1) RTA. I suppress the landlord names.
The Tribunal will not usually suppress a tenant’s name where there are rent arrears because the law requires that Tribunal proceedings and decisions are public. The tenant’s name is not suppressed.
I repeat my comment in the hearing that the landlord has acted reasonably and compassionately and that the tenant’s attendance at the hearing and her written and oral submissions show she has the mind and heart for a new future. I wish both parties well.

Claims and awards in Tenancy Tribunal application 5442469 — net $6,686.95 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent owing to 2/06/2026	$6,547.00	Rent owing to 2/06/2026
Water rates	$111.95	Water rates
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$6,686.95
Total payable by Tenant to Landlord	$6,686.95

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the Landlord name and identifying details.
Renee Reynolds-Howlett owes [The landlord/s] $6,686.95 (“the debt”), calculated as in the table below.
Renee Reynolds-Howlett must pay rent and the debt as follows: a. Payment of $6,686.95 for the debt by 5:00pm on Tuesday 2 June 2026, and b. Payment of $660.00 for rent by 5:00pm on Wednesday 3 June 2026.
Payments will be allocated in the following order: rent, rent arrears, water rates, and the filing fee.
If the tenant fails to pay rent and rent arrears within 2 working days of the due dates: a. The tenancy at [Tenancy address suppressed] will terminate and the landlord will have immediate possession of the premises. b. The balance of the debt will be payable immediately.
If the tenant fails to pay the water rates and filing fee within 2 working days of the due date, these will be payable immediately.
The landlord (or its agent) is authorised to enter the tenancy premises for the purposes of an inspection at 11:30am on Wednesday 27 May 2026.
This application is decided by the orders above but if the landlord provides evidence that the tenant has not allowed entry into the premises at the date and time in order 7 (or any alternative date and time agreed to by the landlord), the landlord may request that an urgent hearing be scheduled to consider termination of the tenancy on the grounds of a breach of the landlord’s rights of entry.
The landlord is allowed until 5:00pm on Thursday 28 May 2026 to email remote.tenancy@justice.govt.nz (and “cc” the tenant) and request an urgent hearing be scheduled pursuant to order 8. Please put the application number in the subject line of any email.

Reasons

The landlord’s representative and the tenant and her support person attended the hearing held remotely.
The landlord has applied for termination of the tenancy due to unpaid rent, and for payment of the arrears and refund of the bond.
The tenant wants to make sure the calculations are correct and then to repay the debt to avoid immediate termination.
The landlord has given the tenant a 90-day notice to terminate the tenancy, and the date of termination has passed. The landlord confirmed in the hearing that it is not seeking an immediate possession order.

What is the law when rent is at least 21 days behind?

If rent is at least 21 days behind on the date the landlord applies to the Tribunal or on the hearing date, then the law says the Tribunal must make an order for final or conditional termination of the tenancy.
The Tribunal can agree to allow the tenant a chance to repay the arrears by a certain date but with termination if they are not paid on time (a “conditional termination” order); see section 55(1)(a) and (1A), and section 56(2) Residential Tenancies Act 1986 (RTA).

How much rent is owing on the hearing date?

The tenant explained that she thinks there have been errors and delays by WINZ in paying her benefit on time. She is not sure whether the amount the landlord says is owing is correct.
The landlord has provided rent records which prove the amount owing up to 29 May 2026 is $5,887.00.
I have checked the tenant’s bank statements and the rent summary provided by the landlord and the landlord’s calculation is correct.
The tenant is right when she says that her WINZ payments were much less than usual on the weeks of 10 and 17 March 2026. She did not pay rent on those weeks.
However, the bank statements also show that the tenant did receive the expected payments from WINZ (between $580.00 and $617.00 per week) but did not pay rent to the landlord on six other dates. 1 There is no explanation for these missed payments.
The rent is 59 days in arrears on the hearing date.

Should a conditional termination order be made?

The landlord agrees to allow the tenant one last opportunity to repay the full amount owing and to pay the full rent on time every week after that.
I agree to make a conditional termination order and allow the tenant this last chance to pay the debt by the date specified in the order only because the landlord agrees to this. I have granted a conditional termination order.
The landlord and tenant agree that there is $111.95 owing for water rates, and this should be added to the debt.
I award the filing fee. 1 On 3 and 24 and 31 March 2026, on 14 and 28 April, and on 12 May 2026.
The full amount of the debt up to 2 June 2026 is $6,686.95. This must be paid by 5:00pm next Tuesday 2 June 2026.
Weekly rent of $660.00 must be paid by 5:00pm on Wednesday 3 June 2026.
If both payments are made on time, this conditional termination order will lapse and no longer be in effect.
If either payment is more than 2 working days late, the tenancy will terminate, and the landlord will have the right to immediate possession of the premises. No new application or hearing is needed.
The landlord can apply for a warrant of eviction for up to 90 days from the first missed payment breach. See section 64(4)(b) Residential Tenancies Act 1986. Landlord right of entry into the premises for inspections
All landlords have the legal right to enter tenancy premises if they follow the requirements in section 48 RTA. The tenant does not have to be present at the time and the landlord can use their own keys, or a locksmith, to gain entry.
A landlord can enter inside tenancy premises:- a. Anytime, if a tenant consents; b. Immediately and without notice in any case of emergency; c. For an inspection, between 8am and 7pm on any day of the week, after giving not less than 48 hours and not more than 14 days advance written notice, and not more often than every 4 weeks; d. For doing necessary repairs or necessary maintenance, or testing for contaminants (eg methamphetamine), or checking smoke alarms or healthy homes standards, between 8am and 7pm on any day of the week, after giving not less than 24 hours written notice.
It is unlawful for a tenant, without reasonable excuse, to fail to allow a landlord to enter the premises in any of the circumstances when they are entitled to enter. A tenant can be fined up to $1,500.00 by the Tribunal for doing so (if the landlord applies for that); s48(4)(b) and Schedule 1 RTA.
It is not a reasonable excuse that a tenant is experiencing anxiety. The landlord has been very flexible and understanding about how to do the inspections in a way that helps the tenant.
The landlord says it has not been able to inspect the premises since October 2025 and that the premises may now be uninsured because of this. The supporting evidence supports this.
I have made an order authorising the landlord to enter the premises on Wednesday 27 May 2026 at 11:30am. If the tenant is not home or does not open the door when the landlord knocks, the landlord’s representative may use their own key to enter.
The property is at significant risk if it is uninsured, and the landlord is probably also in breach of the terms of any mortgage. Put simply, an inspection must take place urgently.
If the tenant does not allow entry at the time and date specified (or at an alternative time that the landlord agrees to), then I allow the landlord to email the Tribunal and request an urgent hearing. If this happens, I will consider an application for immediate termination of the tenancy on the grounds of failing to allow a lawful inspection of the premises. Suppression
The landlord applied for suppression of name and the Tribunal must usually grant this where that person has been wholly or substantially successful in their application; section 95A(1) RTA. I suppress the landlord names.
The Tribunal will not usually suppress a tenant’s name where there are rent arrears because the law requires that Tribunal proceedings and decisions are public. The tenant’s name is not suppressed.
I repeat my comment in the hearing that the landlord has acted reasonably and compassionately and that the tenant’s attendance at the hearing and her written and oral submissions show she has the mind and heart for a new future. I wish both parties well.

Tenancy Tribunal case 5442469 — Tenancy dispute

At a glance

Tenancy Tribunal case 5442469 — Tenancy dispute

At a glance

Award balance

Claims & awards

Order

Reasons

What is the law when rent is at least 21 days behind?

How much rent is owing on the hearing date?

Should a conditional termination order be made?

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

What is the law when rent is at least 21 days behind?

How much rent is owing on the hearing date?

Should a conditional termination order be made?

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions