What was Tenancy Tribunal case 5454651 about?

The tribunal order states: [The tenant/s] must pay Southern Suburbs Realty Limited As

How much money was awarded in case 5454651?

Baliff Enforcement (Possession: $267.00 awarded to landlord; Cleaning: $353.63 awarded to landlord; Cleaning: $362.25 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $109.25 awarded to landlord; Property Damage: $405.00 awarded to landlord; Property Damage: $400.00 awarded to landlord; Gib (Toilet: $143.75 awarded to landlord; Rubbish Removal: $1,397.25 awarded to landlord; Water Rates: $559.67 awarded to landlord

What type of tenancy dispute was case 5454651?

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

Where can I read the official tribunal order for case 5454651?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13858921-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5454651 about?

The tribunal order states: [The tenant/s] must pay Southern Suburbs Realty Limited As

How much money was awarded in case 5454651?

Baliff Enforcement (Possession: $267.00 awarded to landlord; Cleaning: $353.63 awarded to landlord; Cleaning: $362.25 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $109.25 awarded to landlord; Property Damage: $405.00 awarded to landlord; Property Damage: $400.00 awarded to landlord; Gib (Toilet: $143.75 awarded to landlord; Rubbish Removal: $1,397.25 awarded to landlord; Water Rates: $559.67 awarded to landlord

What type of tenancy dispute was case 5454651?

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

Where can I read the official tribunal order for case 5454651?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13858921-Tenancy_Tribunal_Order.pdf.

64 Friedlanders Road, Manurewa, Auckland 2102 Tenancy Tribunal Case 5454651 — Property damage

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64 Friedlanders Road, Manurewa, Auckland 2102 Tenancy Tribunal Case 5454651 — Property damage | TenantCheck

Claims & awards

What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.

Claims and awards in Tenancy Tribunal application 5454651 — net $1,505.80 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Carpet Cleaning: 50% of invoice	$353.63	Carpet Cleaning: 50% of invoice
Rubbish removal: 90% of invoice	$1,397.25	Rubbish removal: 90% of invoice
Repairs: Back door (insurance excess	$400.00	Repairs: Back door (insurance excess
Cleaning: Kitchen	$362.25	Cleaning: Kitchen
Repairs: Gib (toilet	$143.75	Repairs: Gib (toilet
Lock/key replacement	$405.00	Lock/key replacement
Water rates	$559.67	Water rates
Lawns and Garden work	$109.25	Lawns and Garden work
Filing fee reimbursement	$28.00	Filing fee reimbursement
Baliff enforcement (possession	$267.00	Baliff enforcement (possession
Net award	$1,505.80
Total payable by Tenant to Landlord	$1,505.80

Claims and awards for application 5454651 — net $1,505.80 NZD. Verify on MoJ.

Carpet Cleaning: 50% of invoice

Amount: $353.63
Awarded to: Landlord
Reason: Carpet Cleaning: 50% of invoice

Rubbish removal: 90% of invoice

Amount: $1,397.25
Awarded to: Landlord
Reason: Rubbish removal: 90% of invoice

Repairs: Back door (insurance excess

Amount: $400.00
Awarded to: Landlord
Reason: Repairs: Back door (insurance excess

Cleaning: Kitchen

Amount: $362.25
Awarded to: Landlord
Reason: Cleaning: Kitchen

Repairs: Gib (toilet

Amount: $143.75
Awarded to: Landlord
Reason: Repairs: Gib (toilet

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Lawns And Garden Work Property damage Rubbish Removal Water Rates

Order

[The tenant/s] must pay Southern Suburbs Realty Limited As Agent For Tsui Family Trust $1,505.80 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,520.00 (5221934-016) to Southern Suburbs Realty Limited As Agent For Tsui Family Trust immediately.

Reasons

The landlord attended the hearing, set down to be conducted via video conference. There was no entry into the conference by the tenant, nor any call in to the conference by one of the telephone numbers provided on the Notice of Hearing. I was satisfied adequate service had completed and I continued with the hearing.
The landlord has applied for water rates and compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for water rates?

The tenancy ended on 21 January 2026. The landlord provided water rates invoices which prove the amount owing at the end of the tenancy for water was $559.67. This is awarded.
A repeated failure to pay water rates had led to an earlier conditional termination order on 13 October 2025. The tenant failure to adhere to the terms in that order resulting in the tenancy terminating via that conditional order.
The tenant did not leave the premises when the tenancy was terminated. Bailiff enforcement to return possession to the landlord was required. The cost of that was $267.00 and sought as compensation. That cost is awarded.

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 tenant did not leave the premises reasonably clean and tidy, and did not remove all rubbish. The landlord claim/amount are summarised below: Removal of rubbish from inside and outside or property including Skipbin 1,552.50$ Mow lawns 109.25$ Remove tenant structures that are on the roof and walls 97.75$ New exterior back door 730.25$ Carpet clean 707.25$ Deep clean of kitchen 362.25$ Glass repair 212.75$ Replacement of three internal doors with new hardware 661.25$ Repair damaged jib board next to toilet and skirting 143.75$ Damaged PowerPoint x1 155.25$ Paint 3x internal doors 172.50$
The landlord provided entry and exit photos, as well as routine inspections photos. These support the need for cleaning, lawn mowing/garden work, rubbish removal
Each claim above was reviewed against the invoice, landlord submission and evidence. Having done that, the following claims were considered and discussed further with the landlord at the hearing but they are dismissed as unproven. None of the claimed repairs or tasks were evident in exit photos. The broken window photo was taken some two months later and I am not satisfied the damage existed at tenant exit. a. Remove tenant structures that are on the roof and walls b. Glass repair c. Replacement of three internal doors with new hardware d. Damaged PowerPoint x1 e. Paint 3x internal doors
Of the remaining claims proven, the carpet cleaning was awarded at 50% due to the entry condition and lack of evidence to justify the high cost incurred (so $353.63). The rubbish removal was awarded at 90% of the invoiced cost (so $1,397.25). The tenant left a large amount of rubbish and items, both inside and out, but the entry photos establish some pre-tenancy rubbish that was not a tenant responsibility. A 90/10 split appears reasonable.
The landlord replaced all keys after possession was enforced. The invoiced cost of $405.00 was justified given the circumstances and it is awarded.
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. See sections 40(2)(a), 41 and 49B RTA.
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 (or four weeks' market rent in the case of a tenant paying income-related rent). See section 49B(3)(a) RTA. The excess in the tenancy agreement is recorded as $400.00.
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). See section 49B(3)(b) RTA. Where insurance money is irrecoverable because of the tenant's conduct, the property is treated as if it is not insured against the damage. See section 49B(3A)(a) RTA.
The back door was badly damaged during the tenancy. There is no evidence of it being due to more than careless actions. The tenant had committed to repairing it but the attempt as evidenced did not remedy the damage. The landlord replaced the door at a cost of $730.25. The replacement was justified.
The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage. However, the insurance excess, at $400.00, was the lesser of the two costs and the landlord sought have sought cover for the damage (if not already done).
The amounts ordered are proved. Filing fee
Because Southern Suburbs Realty Limited As Agent For Tsui Family Trust has substantially succeeded with the claim I have reimbursed the filing fee.

Claims & awards

What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.

Claims and awards in Tenancy Tribunal application 5454651 — net $1,505.80 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Carpet Cleaning: 50% of invoice	$353.63	Carpet Cleaning: 50% of invoice
Rubbish removal: 90% of invoice	$1,397.25	Rubbish removal: 90% of invoice
Repairs: Back door (insurance excess	$400.00	Repairs: Back door (insurance excess
Cleaning: Kitchen	$362.25	Cleaning: Kitchen
Repairs: Gib (toilet	$143.75	Repairs: Gib (toilet
Lock/key replacement	$405.00	Lock/key replacement
Water rates	$559.67	Water rates
Lawns and Garden work	$109.25	Lawns and Garden work
Filing fee reimbursement	$28.00	Filing fee reimbursement
Baliff enforcement (possession	$267.00	Baliff enforcement (possession
Net award	$1,505.80
Total payable by Tenant to Landlord	$1,505.80

Claims and awards for application 5454651 — net $1,505.80 NZD. Verify on MoJ.

Carpet Cleaning: 50% of invoice

Amount: $353.63
Awarded to: Landlord
Reason: Carpet Cleaning: 50% of invoice

Rubbish removal: 90% of invoice

Amount: $1,397.25
Awarded to: Landlord
Reason: Rubbish removal: 90% of invoice

Repairs: Back door (insurance excess

Amount: $400.00
Awarded to: Landlord
Reason: Repairs: Back door (insurance excess

Cleaning: Kitchen

Amount: $362.25
Awarded to: Landlord
Reason: Cleaning: Kitchen

Repairs: Gib (toilet

Amount: $143.75
Awarded to: Landlord
Reason: Repairs: Gib (toilet

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Lawns And Garden Work Property damage Rubbish Removal Water Rates

Order

[The tenant/s] must pay Southern Suburbs Realty Limited As Agent For Tsui Family Trust $1,505.80 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,520.00 (5221934-016) to Southern Suburbs Realty Limited As Agent For Tsui Family Trust immediately.

Reasons

The landlord attended the hearing, set down to be conducted via video conference. There was no entry into the conference by the tenant, nor any call in to the conference by one of the telephone numbers provided on the Notice of Hearing. I was satisfied adequate service had completed and I continued with the hearing.
The landlord has applied for water rates and compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for water rates?

The tenancy ended on 21 January 2026. The landlord provided water rates invoices which prove the amount owing at the end of the tenancy for water was $559.67. This is awarded.
A repeated failure to pay water rates had led to an earlier conditional termination order on 13 October 2025. The tenant failure to adhere to the terms in that order resulting in the tenancy terminating via that conditional order.
The tenant did not leave the premises when the tenancy was terminated. Bailiff enforcement to return possession to the landlord was required. The cost of that was $267.00 and sought as compensation. That cost is awarded.

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 tenant did not leave the premises reasonably clean and tidy, and did not remove all rubbish. The landlord claim/amount are summarised below: Removal of rubbish from inside and outside or property including Skipbin 1,552.50$ Mow lawns 109.25$ Remove tenant structures that are on the roof and walls 97.75$ New exterior back door 730.25$ Carpet clean 707.25$ Deep clean of kitchen 362.25$ Glass repair 212.75$ Replacement of three internal doors with new hardware 661.25$ Repair damaged jib board next to toilet and skirting 143.75$ Damaged PowerPoint x1 155.25$ Paint 3x internal doors 172.50$
The landlord provided entry and exit photos, as well as routine inspections photos. These support the need for cleaning, lawn mowing/garden work, rubbish removal
Each claim above was reviewed against the invoice, landlord submission and evidence. Having done that, the following claims were considered and discussed further with the landlord at the hearing but they are dismissed as unproven. None of the claimed repairs or tasks were evident in exit photos. The broken window photo was taken some two months later and I am not satisfied the damage existed at tenant exit. a. Remove tenant structures that are on the roof and walls b. Glass repair c. Replacement of three internal doors with new hardware d. Damaged PowerPoint x1 e. Paint 3x internal doors
Of the remaining claims proven, the carpet cleaning was awarded at 50% due to the entry condition and lack of evidence to justify the high cost incurred (so $353.63). The rubbish removal was awarded at 90% of the invoiced cost (so $1,397.25). The tenant left a large amount of rubbish and items, both inside and out, but the entry photos establish some pre-tenancy rubbish that was not a tenant responsibility. A 90/10 split appears reasonable.
The landlord replaced all keys after possession was enforced. The invoiced cost of $405.00 was justified given the circumstances and it is awarded.
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. See sections 40(2)(a), 41 and 49B RTA.
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 (or four weeks' market rent in the case of a tenant paying income-related rent). See section 49B(3)(a) RTA. The excess in the tenancy agreement is recorded as $400.00.
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). See section 49B(3)(b) RTA. Where insurance money is irrecoverable because of the tenant's conduct, the property is treated as if it is not insured against the damage. See section 49B(3A)(a) RTA.
The back door was badly damaged during the tenancy. There is no evidence of it being due to more than careless actions. The tenant had committed to repairing it but the attempt as evidenced did not remedy the damage. The landlord replaced the door at a cost of $730.25. The replacement was justified.
The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage. However, the insurance excess, at $400.00, was the lesser of the two costs and the landlord sought have sought cover for the damage (if not already done).
The amounts ordered are proved. Filing fee
Because Southern Suburbs Realty Limited As Agent For Tsui Family Trust has substantially succeeded with the claim I have reimbursed the filing fee.

Tenancy Tribunal case 5454651 — Property damage at 64 Friedlanders Road, Manurewa, Auckland 2102

At a glance

Tenancy Tribunal case 5454651 — Property damage at 64 Friedlanders Road, Manurewa, Auckland 2102

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for water rates?

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

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

How much is owed for water rates?

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

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions