What was the outcome of Tenancy Tribunal case 5446631?

The tribunal order states: Saimone Pifeleti must pay Kāinga Ora–Homes And Communities $6,681.54

How much money was awarded in case 5446631?

Cleaning: $735.47 awarded to landlord; Property Damage: $661.46 awarded to landlord; Property Damage: $1,792.00 awarded to landlord; Property Damage: $42.00 awarded to landlord; Property Damage: $1,540.00 awarded to tenant; Fire Door: $2,407.75 awarded to landlord; Rubbish Removal: $2,582.86 awarded to landlord

What type of tenancy dispute was case 5446631?

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

Where can I read the official tribunal order for case 5446631?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13630599-Tenancy_Tribunal_Order.pdf.

What was the outcome of Tenancy Tribunal case 5446631?

The tribunal order states: Saimone Pifeleti must pay Kāinga Ora–Homes And Communities $6,681.54

How much money was awarded in case 5446631?

Cleaning: $735.47 awarded to landlord; Property Damage: $661.46 awarded to landlord; Property Damage: $1,792.00 awarded to landlord; Property Damage: $42.00 awarded to landlord; Property Damage: $1,540.00 awarded to tenant; Fire Door: $2,407.75 awarded to landlord; Rubbish Removal: $2,582.86 awarded to landlord

What type of tenancy dispute was case 5446631?

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

Where can I read the official tribunal order for case 5446631?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13630599-Tenancy_Tribunal_Order.pdf.

Unit/Flat Apartment 203, 39 Thomas Road, Mangere, Tenancy Tribunal Case 5446631 — Property damage

Reasons

Claims and awards in Tenancy Tribunal application 5446631 — net $6,681.54 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Tenant	Reason
Cleaning	$735.47		Cleaning
Rubbish removal	$2,582.86		Rubbish removal
Window repairs	$661.46		Window repairs
Repairs: Fire door	$2,407.75		Repairs: Fire door
Window repairs	$1,792.00		Window repairs
Lock/key replacement	$42.00		Lock/key replacement
Credit for amount already paid towards repairs by tenant		$1,540.00	Credit for amount already paid towards repairs by tenant
Total award	$8,221.54	$1,540.00
Net award	$6,681.54
Total payable by Tenant to Landlord	$6,681.54

The landlord attended the hearing on 20 May 2026. The tenant did not attend.

The tenancy ended on 25 March 2026. The landlord seeks an order for compensation for cleaning, rubbish removal and repairs. The landlord’s claim relates to costs incurred during the tenancy and at the end.

As the applicant, the landlord must prove their claim to the civil law standard of proof, on the balance of probabilities.

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. 1

Photographs taken at the end of the tenancy show the premises full of the tenant’s belongings. Rubbish and food items are present. The floors have not been vacuumed or mopped and bench surfaces have not been wiped down.

I find the tenant did not leave the premises reasonably clean and tidy, nor did they remove all rubbish. The landlord’s claim for compensation is granted for the following amounts: a. Cleaning: $735.47 b. Rubbish removal: $2,582.86

The landlord submitted a work order for these amounts.

The total amount sought for rubbish removal is high however, I find it reasonable considering the amount and size of personal belongings and rubbish left at the premises. Large furniture items such as beds and white wear were left behind. These items attract higher removal costs.

Is the tenant responsible for damage that occurred during the tenancy?

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. 2

The landlord seeks compensation for repairs that occurred during the tenancy in 2024 and 2025, and at the end. 1 Residential Tenancies Act 1986, section 40(1)(e)(ii) – (v). 2 Residential Tenancies Act 1986, section 40(2)(a), 41 & 49B. 2024 & 2025 repairs

The landlord submitted photographs taken at the beginning of the tenancy. These show the front door, which is a fireproof door, to be in good condition. All of the windows inside the premises are also in good condition. In contrast, photographs taken in 2024 and 2025 show the front door to be badly damaged and three bedroom windows are missing. The front door has a large crack in it and the lock/handle appears damaged. I find the front door and three bedroom windows were damaged during the tenancy. The damage exceeds fair wear and tear, and the tenant has not disproved liability.

The landlord’s claim for compensation is granted for the following amounts: a. Front door: $2,407.75 b. Windows (x3): $1,792.00

The landlord’s claim for compensation of $42.00 to change the locks is also granted. The tenant requested the landlord to change the locks, because they believed someone was accessing the premises without their permission and stealing their items. The landlord submitted a work order for $42.00 to change the locks. End of tenancy repairs

The photographs taken at the beginning of the tenancy show the windows in the kitchen to be in good condition. In contrast, one of the kitchen windows is badly smashed in the photographs taken at the end of the tenancy. I find the kitchen window was damaged during the tenancy. The damage exceeds fair wear and tear, and the tenant has not disproved liability.

The landlord’s claim for compensation to repair the kitchen window is granted for $661.46. The landlord submitted a work order for this amount.

All of the amounts ordered are proved.

I have taken into account betterment and depreciation. The premises are relatively new. The landlord should be returned to the position they would have been in had the tenant not breached their obligations, and should not be better or worse off. In calculating depreciation, I have taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan.

I have also credited $1,540.00 towards the total repair costs, because the tenant has already paid this amount towards the repairs. Filing fee

The landlord made an application to not be reimbursed the filing fee.

Claims and awards in Tenancy Tribunal application 5446631 — net $6,681.54 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Tenant	Reason
Cleaning	$735.47		Cleaning
Rubbish removal	$2,582.86		Rubbish removal
Window repairs	$661.46		Window repairs
Repairs: Fire door	$2,407.75		Repairs: Fire door
Window repairs	$1,792.00		Window repairs
Lock/key replacement	$42.00		Lock/key replacement
Credit for amount already paid towards repairs by tenant		$1,540.00	Credit for amount already paid towards repairs by tenant
Total award	$8,221.54	$1,540.00
Net award	$6,681.54
Total payable by Tenant to Landlord	$6,681.54

Order

Saimone Pifeleti must pay Kāinga Ora–Homes And Communities $6,681.54 immediately, calculated as shown in table below.

Reasons

The landlord attended the hearing on 20 May 2026. The tenant did not attend.
The tenancy ended on 25 March 2026. The landlord seeks an order for compensation for cleaning, rubbish removal and repairs. The landlord’s claim relates to costs incurred during the tenancy and at the end.
As the applicant, the landlord must prove their claim to the civil law standard of proof, on the balance of probabilities.

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. 1
Photographs taken at the end of the tenancy show the premises full of the tenant’s belongings. Rubbish and food items are present. The floors have not been vacuumed or mopped and bench surfaces have not been wiped down.
I find the tenant did not leave the premises reasonably clean and tidy, nor did they remove all rubbish. The landlord’s claim for compensation is granted for the following amounts: a. Cleaning: $735.47 b. Rubbish removal: $2,582.86
The landlord submitted a work order for these amounts.
The total amount sought for rubbish removal is high however, I find it reasonable considering the amount and size of personal belongings and rubbish left at the premises. Large furniture items such as beds and white wear were left behind. These items attract higher removal costs.

Is the tenant responsible for damage that occurred during the tenancy?

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. 2
The landlord seeks compensation for repairs that occurred during the tenancy in 2024 and 2025, and at the end. 1 Residential Tenancies Act 1986, section 40(1)(e)(ii) – (v). 2 Residential Tenancies Act 1986, section 40(2)(a), 41 & 49B. 2024 & 2025 repairs
The landlord submitted photographs taken at the beginning of the tenancy. These show the front door, which is a fireproof door, to be in good condition. All of the windows inside the premises are also in good condition. In contrast, photographs taken in 2024 and 2025 show the front door to be badly damaged and three bedroom windows are missing. The front door has a large crack in it and the lock/handle appears damaged. I find the front door and three bedroom windows were damaged during the tenancy. The damage exceeds fair wear and tear, and the tenant has not disproved liability.
The landlord’s claim for compensation is granted for the following amounts: a. Front door: $2,407.75 b. Windows (x3): $1,792.00
The landlord’s claim for compensation of $42.00 to change the locks is also granted. The tenant requested the landlord to change the locks, because they believed someone was accessing the premises without their permission and stealing their items. The landlord submitted a work order for $42.00 to change the locks. End of tenancy repairs
The photographs taken at the beginning of the tenancy show the windows in the kitchen to be in good condition. In contrast, one of the kitchen windows is badly smashed in the photographs taken at the end of the tenancy. I find the kitchen window was damaged during the tenancy. The damage exceeds fair wear and tear, and the tenant has not disproved liability.
The landlord’s claim for compensation to repair the kitchen window is granted for $661.46. The landlord submitted a work order for this amount.
All of the amounts ordered are proved.
I have taken into account betterment and depreciation. The premises are relatively new. The landlord should be returned to the position they would have been in had the tenant not breached their obligations, and should not be better or worse off. In calculating depreciation, I have taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan.
I have also credited $1,540.00 towards the total repair costs, because the tenant has already paid this amount towards the repairs. Filing fee
The landlord made an application to not be reimbursed the filing fee.

Tenancy Tribunal case 5446631 — Property damage at Unit/Flat Apartment 203, 39 Thomas Road, Mangere,

At a glance

Tenancy Tribunal case 5446631 — Property damage at Unit/Flat Apartment 203, 39 Thomas Road, Mangere,

At a glance

Award balance

Claims & awards

Order

Reasons

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

Is the tenant responsible for damage that occurred during the tenancy?

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

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

Is the tenant responsible for damage that occurred during the tenancy?

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions