What was Tenancy Tribunal case 5458315 about?

The tribunal order states: [The tenant/s] must pay Reforma P.M. Limited As Agent For Pohutukawa

How much money was awarded in case 5458315?

Cleaning: $230.00 awarded to landlord; Cleaning: $437.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Power: $711.01 awarded to landlord; Walls: $427.00 awarded to landlord; Water Rates: $233.55 awarded to landlord

What type of tenancy dispute was case 5458315?

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

Where can I read the official tribunal order for case 5458315?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13873251-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5458315 about?

The tribunal order states: [The tenant/s] must pay Reforma P.M. Limited As Agent For Pohutukawa

How much money was awarded in case 5458315?

Cleaning: $230.00 awarded to landlord; Cleaning: $437.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Power: $711.01 awarded to landlord; Walls: $427.00 awarded to landlord; Water Rates: $233.55 awarded to landlord

What type of tenancy dispute was case 5458315?

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

Where can I read the official tribunal order for case 5458315?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13873251-Tenancy_Tribunal_Order.pdf.

Unit/Flat A, 111 Mutetai Road, Clarks Beach, Clarks Beach Tenancy Tribunal Case 5458315 — Cleanliness

Tenantcheck Insights

Unit/Flat A, 111 Mutetai Road, Clarks Beach, Clarks Beach Tenancy Tribunal Case 5458315 — Cleanliness | 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 5458315 — net $586.56 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Water rates	$233.55	Water rates
Power	$711.01	Power
Carpet Cleaning	$230.00	Carpet Cleaning
Cleaning	$437.00	Cleaning
Repairs: walls	$427.00	Repairs: walls
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$586.56
Total payable by Tenant to Landlord	$586.56

Claims and awards for application 5458315 — net $586.56 NZD. Verify on MoJ.

Water rates

Amount: $233.55
Awarded to: Landlord
Reason: Water rates

Power

Amount: $711.01
Awarded to: Landlord
Reason: Power

Carpet Cleaning

Amount: $230.00
Awarded to: Landlord
Reason: Carpet Cleaning

Cleaning

Amount: $437.00
Awarded to: Landlord
Reason: Cleaning

Repairs: walls

Amount: $427.00
Awarded to: Landlord
Reason: Repairs: walls

Filing fee reimbursement

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Water Rates

Order

[The tenant/s] must pay Reforma P.M. Limited As Agent For Pohutukawa Construction Limited, $586.56 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $1,480.00 (BN-10107963) to Reforma P.M. Limited As Agent For Pohutukawa Construction Limited, immediately.

Reasons

The landlord attended the hearing. There was no appearance for the tenant.
The landlord has applied for compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for water rates and power?

The tenancy ended on 31 December 2025. The power and water rates were invoiced to the tenant based on meter readings. The landlord provided copies of the invoices that had been sent to the tenant recording the meter readings and power usage. The amounts ordered are proved.

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.
The landlord provided an entry and exit inspection report. The property was new at the start of the tenancy.
The exit inspection photos showed areas with cobwebs, dirt and dog hair. The premises were not reasonably clean and tidy.
The property manager said that the carpet was muddy. Vacuuming was not adequate and so the carpets had to be cleaned.
The amounts ordered are proved.

Is the tenant responsible for the damage to the premises?

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.
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.
Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for. See section 49B(1) RTA.
Damage is intentional where a person intends to cause damage and takes the necessary steps to achieve that purpose. Damage is also intentional where a person does something, or allows a situation to continue, knowing that damage is a certainty. See Guo v Korck [2019] NZHC 1541.
The landlord provided a link to the entry and exit inspection. The property was new at the start of the tenancy. The photos show that during the tenancy the following damage was caused: damage to the door frame, and paint chips. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved.
I have taken into account betterment and depreciation. 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.
Because Reforma P.M. Limited As Agent For Pohutukawa Construction Limited, has wholly succeeded with the claim I must reimburse 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 5458315 — net $586.56 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Water rates	$233.55	Water rates
Power	$711.01	Power
Carpet Cleaning	$230.00	Carpet Cleaning
Cleaning	$437.00	Cleaning
Repairs: walls	$427.00	Repairs: walls
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$586.56
Total payable by Tenant to Landlord	$586.56

Claims and awards for application 5458315 — net $586.56 NZD. Verify on MoJ.

Water rates

Amount: $233.55
Awarded to: Landlord
Reason: Water rates

Power

Amount: $711.01
Awarded to: Landlord
Reason: Power

Carpet Cleaning

Amount: $230.00
Awarded to: Landlord
Reason: Carpet Cleaning

Cleaning

Amount: $437.00
Awarded to: Landlord
Reason: Cleaning

Repairs: walls

Amount: $427.00
Awarded to: Landlord
Reason: Repairs: walls

Filing fee reimbursement

Claim types — money lines allowed on this order

Carpet Cleaning Cleanliness Filing Fee Property damage Water Rates

Order

[The tenant/s] must pay Reforma P.M. Limited As Agent For Pohutukawa Construction Limited, $586.56 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $1,480.00 (BN-10107963) to Reforma P.M. Limited As Agent For Pohutukawa Construction Limited, immediately.

Reasons

The landlord attended the hearing. There was no appearance for the tenant.
The landlord has applied for compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for water rates and power?

The tenancy ended on 31 December 2025. The power and water rates were invoiced to the tenant based on meter readings. The landlord provided copies of the invoices that had been sent to the tenant recording the meter readings and power usage. The amounts ordered are proved.

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.
The landlord provided an entry and exit inspection report. The property was new at the start of the tenancy.
The exit inspection photos showed areas with cobwebs, dirt and dog hair. The premises were not reasonably clean and tidy.
The property manager said that the carpet was muddy. Vacuuming was not adequate and so the carpets had to be cleaned.
The amounts ordered are proved.

Is the tenant responsible for the damage to the premises?

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.
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.
Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for. See section 49B(1) RTA.
Damage is intentional where a person intends to cause damage and takes the necessary steps to achieve that purpose. Damage is also intentional where a person does something, or allows a situation to continue, knowing that damage is a certainty. See Guo v Korck [2019] NZHC 1541.
The landlord provided a link to the entry and exit inspection. The property was new at the start of the tenancy. The photos show that during the tenancy the following damage was caused: damage to the door frame, and paint chips. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved.
I have taken into account betterment and depreciation. 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.
Because Reforma P.M. Limited As Agent For Pohutukawa Construction Limited, has wholly succeeded with the claim I must reimburse the filing fee.

Tenancy Tribunal case 5458315 — Cleanliness at Unit/Flat A, 111 Mutetai Road, Clarks Beach, Clarks Beach

At a glance

Tenancy Tribunal case 5458315 — Cleanliness at Unit/Flat A, 111 Mutetai Road, Clarks Beach, Clarks Beach

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for water rates and power?

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

Is the tenant responsible for the damage to the premises?

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 and power?

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

Is the tenant responsible for the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions