What was Tenancy Tribunal case 5455273 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 5455273?

Property Damage: $161.00 awarded to landlord; Rent Arrears: $4,215.00 awarded to landlord; Water Rates: $434.12 awarded to landlord

What type of tenancy dispute was case 5455273?

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

Where can I read the official tribunal order for case 5455273?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13403584-Tribunal_Order_Redacted.pdf.

What was Tenancy Tribunal case 5455273 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 5455273?

Property Damage: $161.00 awarded to landlord; Rent Arrears: $4,215.00 awarded to landlord; Water Rates: $434.12 awarded to landlord

What type of tenancy dispute was case 5455273?

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

Where can I read the official tribunal order for case 5455273?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13403584-Tribunal_Order_Redacted.pdf.

New Zealand Tenancy Tribunal Case 5455273 — Rent arrears

Claims and awards in Tenancy Tribunal application 5455273 — net $2,290.12 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears (to 17 December 2025	$4,215.00	Rent arrears (to 17 December 2025
Water rates: From 16 June 2025 to 15 December 2025	$434.12	Water rates: From 16 June 2025 to 15 December 2025
Lock/key replacement	$161.00	Lock/key replacement
Net award	$2,290.12
Total payable by Tenant to Landlord	$2,290.12

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 mediated order made on 4 December 2025 under application number 5389832. Only the costs ordered under this order may be enforced.
Sarah-Ann Davison must pay [The landlord/s] $2,290.12 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,520.00 ([Bond number suppressed]) to [The landlord/s] immediately.

Reasons

On 26 February 2026, the landlord filed an application seeking rent arrears, compensation, refund of the bond and reimbursement of the filing fee following the end of the tenancy.
The hearing procced by way of video conference.[Director], Director of [Property Management Company], appeared for the landlord. The tenant did not appear. The Tribunal was satisfied the tenant was properly served with the notice of hearing and the case proceeded in their absence. History of the tenancy
The tenancy commenced on 5 July 2025 with the fixed term due to end of 9 January 2026.
On 4 December 2025, the Tribunal granted a conditional termination order under application number 5389832. The tenant was required to pay rent, rent arrears and outstanding water rates at the rate of $680.00 per week commencing Friday 5 December 2025 and continuing weekly on Fridays until the debt was paid in full. If any part of the debt was not paid on the date specified in that order then the tenancy terminated with immediate effect.
The tenant failed to comply with the conditions of the mediated order.
On 17 December 2025, the landlord obtained possession of the property.

How much is owed for rent and water rates?

The tenancy ended on 17 December 2025. The landlord provided rent records which proved the amount owing at the end of the tenancy totalled $4,215.00. The amount claimed is ordered.
The landlord provided copies of water bills and water rates invoices for the following periods: a. 16/06 – 15/07/2025 - $81.07 b. 15/07 – 15/08/2025 - $54.31 c. 15/08 – 15/09/2025 - $70.59 d. 15/09 – 15/10/2025 - $81.49 e. 15/10 – 14/11/2025 - $81.49 f. 14/11 – 15/12/2025 - $65.17
The landlord said the water rates bills and tenant invoices were emailed to the tenant seeking payment for water use only. Despite the water rates being properly demanded the amount remained unpaid.
The Tribunal is satisfied the water rates bills and tenant invoices prove the amount owing at the end of the tenancy and that is what is ordered.

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. Lock change
The landlord seeks $161.00 after paying a contractor to change the locks at the end of the tenancy. The landlord provided evidence that the locks were changed prior to the commencement of the tenancy and told the Tribunal the tenant was provided with three keys to the front door and two keys to the back door. At the end of the tenancy the tenant failed to return the keys which required them to change the locks to secure the property.
The Tribunal is satisfied the tenant failed to return all keys at the end of the tenancy and the amount claimed is ordered. Rubbish removal costs
The landlord seeks rubbish removal costs after paying a contractor to remove and dump 9 cubic meters of general waste following the end of the tenancy. An invoice for the amount claimed was provided.
The landlord said the tenant failed to remove all of their belongings at the end of the tenancy and arranged for the items to be temporarily moved into the two onsite storage sheds. When the items were not collected the landlord arranged for them to be collected and dumped.
No pre-tenancy inspection report or photographs were provided with the application to prove the condition of the property at the commencement of the tenancy.
Following the hearing the landlord uploaded an unsigned undated pre-tenancy inspection report with photographs that were date stamped 11 August 2023. The landlord also uploaded a text conversation showing that at the end of the of a previous tenant’s tenancy their possession were placed in the onsite storage sheds.
During the hearing, the landlord uploaded end of tenancy photographs showing the following items in the two onsite storage sheds: a. At least two bed bases with mattresses and three sets of draws. b. Clothing in soft bags, pillows, and bedding c. An Esky brand cooler, sofa, wheeled bar stool and wooden rack.
The landlord has failed to prove the condition of the property at the commencement of the tenancy. The pre-tenancy inspection report was unsigned and undated. The pre-tenancy inspection photographs were taken on 11 August 2023 slightly less than two years before the tenancy began, and there is text messages suggesting the items in the sheds belonged to a previous tenant. On that basis the Tribunal cannot be satisfied on the balance of probabilities that that items removed and dumped by the landlord’s contractor were left behind by the tenant at the end of their tenancy and the claim for rubbish removal costs is dismissed. Other matters
This order replaces the mediated order made on 4 December 2025 under application number 5389832. Only the costs ordered under this order may be enforced.
Because [The applicant/s] has substantially succeeded with the claim I have reimbursed 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 substantially succeeded with the claim and is therefore granted name suppression.

Claims and awards in Tenancy Tribunal application 5455273 — net $2,290.12 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears (to 17 December 2025	$4,215.00	Rent arrears (to 17 December 2025
Water rates: From 16 June 2025 to 15 December 2025	$434.12	Water rates: From 16 June 2025 to 15 December 2025
Lock/key replacement	$161.00	Lock/key replacement
Net award	$2,290.12
Total payable by Tenant to Landlord	$2,290.12

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 mediated order made on 4 December 2025 under application number 5389832. Only the costs ordered under this order may be enforced.
Sarah-Ann Davison must pay [The landlord/s] $2,290.12 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,520.00 ([Bond number suppressed]) to [The landlord/s] immediately.

Reasons

On 26 February 2026, the landlord filed an application seeking rent arrears, compensation, refund of the bond and reimbursement of the filing fee following the end of the tenancy.
The hearing procced by way of video conference.[Director], Director of [Property Management Company], appeared for the landlord. The tenant did not appear. The Tribunal was satisfied the tenant was properly served with the notice of hearing and the case proceeded in their absence. History of the tenancy
The tenancy commenced on 5 July 2025 with the fixed term due to end of 9 January 2026.
On 4 December 2025, the Tribunal granted a conditional termination order under application number 5389832. The tenant was required to pay rent, rent arrears and outstanding water rates at the rate of $680.00 per week commencing Friday 5 December 2025 and continuing weekly on Fridays until the debt was paid in full. If any part of the debt was not paid on the date specified in that order then the tenancy terminated with immediate effect.
The tenant failed to comply with the conditions of the mediated order.
On 17 December 2025, the landlord obtained possession of the property.

How much is owed for rent and water rates?

The tenancy ended on 17 December 2025. The landlord provided rent records which proved the amount owing at the end of the tenancy totalled $4,215.00. The amount claimed is ordered.
The landlord provided copies of water bills and water rates invoices for the following periods: a. 16/06 – 15/07/2025 - $81.07 b. 15/07 – 15/08/2025 - $54.31 c. 15/08 – 15/09/2025 - $70.59 d. 15/09 – 15/10/2025 - $81.49 e. 15/10 – 14/11/2025 - $81.49 f. 14/11 – 15/12/2025 - $65.17
The landlord said the water rates bills and tenant invoices were emailed to the tenant seeking payment for water use only. Despite the water rates being properly demanded the amount remained unpaid.
The Tribunal is satisfied the water rates bills and tenant invoices prove the amount owing at the end of the tenancy and that is what is ordered.

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. Lock change
The landlord seeks $161.00 after paying a contractor to change the locks at the end of the tenancy. The landlord provided evidence that the locks were changed prior to the commencement of the tenancy and told the Tribunal the tenant was provided with three keys to the front door and two keys to the back door. At the end of the tenancy the tenant failed to return the keys which required them to change the locks to secure the property.
The Tribunal is satisfied the tenant failed to return all keys at the end of the tenancy and the amount claimed is ordered. Rubbish removal costs
The landlord seeks rubbish removal costs after paying a contractor to remove and dump 9 cubic meters of general waste following the end of the tenancy. An invoice for the amount claimed was provided.
The landlord said the tenant failed to remove all of their belongings at the end of the tenancy and arranged for the items to be temporarily moved into the two onsite storage sheds. When the items were not collected the landlord arranged for them to be collected and dumped.
No pre-tenancy inspection report or photographs were provided with the application to prove the condition of the property at the commencement of the tenancy.
Following the hearing the landlord uploaded an unsigned undated pre-tenancy inspection report with photographs that were date stamped 11 August 2023. The landlord also uploaded a text conversation showing that at the end of the of a previous tenant’s tenancy their possession were placed in the onsite storage sheds.
During the hearing, the landlord uploaded end of tenancy photographs showing the following items in the two onsite storage sheds: a. At least two bed bases with mattresses and three sets of draws. b. Clothing in soft bags, pillows, and bedding c. An Esky brand cooler, sofa, wheeled bar stool and wooden rack.
The landlord has failed to prove the condition of the property at the commencement of the tenancy. The pre-tenancy inspection report was unsigned and undated. The pre-tenancy inspection photographs were taken on 11 August 2023 slightly less than two years before the tenancy began, and there is text messages suggesting the items in the sheds belonged to a previous tenant. On that basis the Tribunal cannot be satisfied on the balance of probabilities that that items removed and dumped by the landlord’s contractor were left behind by the tenant at the end of their tenancy and the claim for rubbish removal costs is dismissed. Other matters
This order replaces the mediated order made on 4 December 2025 under application number 5389832. Only the costs ordered under this order may be enforced.
Because [The applicant/s] has substantially succeeded with the claim I have reimbursed 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 substantially succeeded with the claim and is therefore granted name suppression.

Tenancy Tribunal case 5455273 — Rent arrears

At a glance

Award balance

Tenancy Tribunal case 5455273 — Rent arrears

At a glance

Award balance

Claims & awards

Dismissed claims

Order

Reasons

How much is owed for rent and water rates?

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

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions

Claims & awards

Dismissed claims

Order

Reasons

How much is owed for rent and water rates?

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

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions