What was Tenancy Tribunal case 5474265 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 5474265?

Body Corporate Strata Admin Fees: $1,109.75 awarded to landlord; Cleaning: $598.00 awarded to landlord; Filing Fee: $84.00 awarded to landlord; Rent Arrears: $1,485.71 awarded to landlord; Door: $1,019.53 awarded to landlord; Oven, Shower Head, Plug: $506.00 awarded to landlord; Painting Door: $198.72 awarded to landlord; Window: $126.50 awarded to landlord; Replace Furnishings: Intercom: $460.00 awarded to landlord

What type of tenancy dispute was case 5474265?

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

Where can I read the official tribunal order for case 5474265?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13806208-Tribunal_Order_Redacted.pdf.

What was Tenancy Tribunal case 5474265 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 5474265?

Body Corporate Strata Admin Fees: $1,109.75 awarded to landlord; Cleaning: $598.00 awarded to landlord; Filing Fee: $84.00 awarded to landlord; Rent Arrears: $1,485.71 awarded to landlord; Door: $1,019.53 awarded to landlord; Oven, Shower Head, Plug: $506.00 awarded to landlord; Painting Door: $198.72 awarded to landlord; Window: $126.50 awarded to landlord; Replace Furnishings: Intercom: $460.00 awarded to landlord

What type of tenancy dispute was case 5474265?

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

Where can I read the official tribunal order for case 5474265?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13806208-Tribunal_Order_Redacted.pdf.

New Zealand Tenancy Tribunal Case 5474265 — Property damage

Claims and awards in Tenancy Tribunal application 5474265 — net $3,588.21 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 22 February 2026	$1,485.71	Rent arrears to 22 February 2026
Carpet cleaning: and cleaning	$598.00	Carpet cleaning: and cleaning
Replace furnishings: intercom	$460.00	Replace furnishings: intercom
Repairs: door	$1,019.53	Repairs: door
Repairs: painting door	$198.72	Repairs: painting door
Repairs: window	$126.50	Repairs: window
Repairs: oven, shower head, plug	$506.00	Repairs: oven, shower head, plug
Body Corporate strata admin fees	$1,109.75	Body Corporate strata admin fees
Filing fee reimbursement x3	$84.00	Filing fee reimbursement x3
Net award	$3,588.21
Total payable by Tenant to Landlord	$3,588.21

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the landlord’s name and identifying details.
Holly Stephanie Tahere must pay [The landlord/s] $3,588.21 immediately, calculated as shown in table below.
The Bond Centre must pay [The landlord/s] the bond of $2,000 immediately.
This order for rent arrears and filing fees replaces: a. the mediated order for rent arrears and filing fee that was made on 25 July 2025 in proceedings numbered 5299893; and b. the order for rent arrears and filing fee that was made on 13 February 2026 in proceedings numbered 5405129.

Reasons

The landlord attended the hearing, represented by the property manager.
The landlord has applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.
Early in the tenancy, the tenant missed some rent payments. In a mediated order, the tenant agreed to repay the rent of $3,285.71 plus the filing fee of $28.00 by instalments.
The tenancy was ended on 22 February 2026 by order of 13 February 2026. At the same time an order was made for $2,035.71 rent arrears plus the filing fee of $28.00. The rent summary provided at today’s hearing does not show that amount was owing in February. The property manager advises that there was a calculation error. The correct amount owing now is $1,485.71 and that is ordered.
The rent summary shows that at the end of the tenancy, the tenant had not cleared the rent arrears that were ordered in July 2025. That means that the filing fee has also not been paid. Therefore, there are three filing fees due.
This order includes all three filing fees and the total rent owing at the end of the tenancy. It replaces all monetary amounts ordered in the previous two orders.

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, return all keys and security devices, and leave all chattels provided for their benefit. See section 40(1)(e) Residential Tenancies Act 1986.
The landlord provided entry and exit inspection reports. Although the property had been cleared out, the property manager advised that no cleaning had been done. The written report documents that there were several stains on the carpet in the lounge and bedroom and soiling of floors in the kitchen. The bench tops, rangehood and fridge had not been cleaned. There was a stain on the blinds.
The landlord submitted an invoice for $598 including carpet cleaning. That amount is ordered.
The tenant had removed the intercom panel. The landlord submitted an invoice for $460 from the Body Corporate. This included an invoice of $431.25 for the cost of replacement and installation plus a Strata Admin fee of $28.75 including GST. That amount is ordered.
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 following damage was caused during the tenancy: Door
The photos show a damaged door frame on the entrance to the flat. It appears that the tenant has removed and replaced the frame. There are nails sticking out.
The invoice for replacement of this door, which is a fire door, is $1,109.53 including the strata administration fee of $28.75 including GST. There is a further invoice of $198.72 for painting. Window
The photos also show that during the tenancy the stays on the window had been broken off. The landlord submitted an invoice for $126.50 for reattachment of the window stays. Bathroom/kitchen
The show head was missing at the end of the tenancy and the basin plug had jammed. The seal had come off the oven.
The amounts for those items total $506.00 including travel and GST.
At the hearing, the property manager accepted that it was difficult to see how the toilet seat and toilet roll holder had been damaged and that it was more likely that they had become loose. These amounts totalling $149.50 have been deducted from the invoice.
The rest of the damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
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.
The property was approximately one year old when the tenancy started.
The amounts ordered are proved. Other compensation
The landlord has incurred a further invoice of $1,109.75 from the Body Corporate. This is for additional services relating to time involved in breaches of the Body Corporate Rules and issuance of breach notices to occupant of apartment [suppressed] between the period 26 June 2025 to 31 January 2026,
The schedule of costs include CCTV footage of four instances of anti-social behaviour and two photos and a video of the tenant using power in the common area on two occasions. These instances are referred to in the Tribunal’s decision of 13 February 2026 terminating the tenancy. It is noted that these also led to formal notices being issued by the Body Corporate.
These costs have been incurred as a result of the tenant’s ongoing breaches of her obligations as a tenant. Accordingly, I order payment of this amount to the landlord.
The landlord has been wholly successful and I must reimburse the filing fee. I also order suppression of the landlord’s name and identifying details.

Claims and awards in Tenancy Tribunal application 5474265 — net $3,588.21 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 22 February 2026	$1,485.71	Rent arrears to 22 February 2026
Carpet cleaning: and cleaning	$598.00	Carpet cleaning: and cleaning
Replace furnishings: intercom	$460.00	Replace furnishings: intercom
Repairs: door	$1,019.53	Repairs: door
Repairs: painting door	$198.72	Repairs: painting door
Repairs: window	$126.50	Repairs: window
Repairs: oven, shower head, plug	$506.00	Repairs: oven, shower head, plug
Body Corporate strata admin fees	$1,109.75	Body Corporate strata admin fees
Filing fee reimbursement x3	$84.00	Filing fee reimbursement x3
Net award	$3,588.21
Total payable by Tenant to Landlord	$3,588.21

Order

An application for suppression has been made in this case, and the Tribunal orders suppression of the landlord’s name and identifying details.
Holly Stephanie Tahere must pay [The landlord/s] $3,588.21 immediately, calculated as shown in table below.
The Bond Centre must pay [The landlord/s] the bond of $2,000 immediately.
This order for rent arrears and filing fees replaces: a. the mediated order for rent arrears and filing fee that was made on 25 July 2025 in proceedings numbered 5299893; and b. the order for rent arrears and filing fee that was made on 13 February 2026 in proceedings numbered 5405129.

Reasons

The landlord attended the hearing, represented by the property manager.
The landlord has applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.
Early in the tenancy, the tenant missed some rent payments. In a mediated order, the tenant agreed to repay the rent of $3,285.71 plus the filing fee of $28.00 by instalments.
The tenancy was ended on 22 February 2026 by order of 13 February 2026. At the same time an order was made for $2,035.71 rent arrears plus the filing fee of $28.00. The rent summary provided at today’s hearing does not show that amount was owing in February. The property manager advises that there was a calculation error. The correct amount owing now is $1,485.71 and that is ordered.
The rent summary shows that at the end of the tenancy, the tenant had not cleared the rent arrears that were ordered in July 2025. That means that the filing fee has also not been paid. Therefore, there are three filing fees due.
This order includes all three filing fees and the total rent owing at the end of the tenancy. It replaces all monetary amounts ordered in the previous two orders.

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, return all keys and security devices, and leave all chattels provided for their benefit. See section 40(1)(e) Residential Tenancies Act 1986.
The landlord provided entry and exit inspection reports. Although the property had been cleared out, the property manager advised that no cleaning had been done. The written report documents that there were several stains on the carpet in the lounge and bedroom and soiling of floors in the kitchen. The bench tops, rangehood and fridge had not been cleaned. There was a stain on the blinds.
The landlord submitted an invoice for $598 including carpet cleaning. That amount is ordered.
The tenant had removed the intercom panel. The landlord submitted an invoice for $460 from the Body Corporate. This included an invoice of $431.25 for the cost of replacement and installation plus a Strata Admin fee of $28.75 including GST. That amount is ordered.
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 following damage was caused during the tenancy: Door
The photos show a damaged door frame on the entrance to the flat. It appears that the tenant has removed and replaced the frame. There are nails sticking out.
The invoice for replacement of this door, which is a fire door, is $1,109.53 including the strata administration fee of $28.75 including GST. There is a further invoice of $198.72 for painting. Window
The photos also show that during the tenancy the stays on the window had been broken off. The landlord submitted an invoice for $126.50 for reattachment of the window stays. Bathroom/kitchen
The show head was missing at the end of the tenancy and the basin plug had jammed. The seal had come off the oven.
The amounts for those items total $506.00 including travel and GST.
At the hearing, the property manager accepted that it was difficult to see how the toilet seat and toilet roll holder had been damaged and that it was more likely that they had become loose. These amounts totalling $149.50 have been deducted from the invoice.
The rest of the damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
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.
The property was approximately one year old when the tenancy started.
The amounts ordered are proved. Other compensation
The landlord has incurred a further invoice of $1,109.75 from the Body Corporate. This is for additional services relating to time involved in breaches of the Body Corporate Rules and issuance of breach notices to occupant of apartment [suppressed] between the period 26 June 2025 to 31 January 2026,
The schedule of costs include CCTV footage of four instances of anti-social behaviour and two photos and a video of the tenant using power in the common area on two occasions. These instances are referred to in the Tribunal’s decision of 13 February 2026 terminating the tenancy. It is noted that these also led to formal notices being issued by the Body Corporate.
These costs have been incurred as a result of the tenant’s ongoing breaches of her obligations as a tenant. Accordingly, I order payment of this amount to the landlord.
The landlord has been wholly successful and I must reimburse the filing fee. I also order suppression of the landlord’s name and identifying details.

Tenancy Tribunal case 5474265 — Property damage

At a glance

Tenancy Tribunal case 5474265 — Property damage

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 the damage to the premises?

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 the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Frequently asked questions