Tenantcheck Insights · Case study
Tenancy Tribunal case 5476813 — Rent arrears at Unit/Flat 5, 37 Oram Avenue, New Brighton, Christchurch
Decided 31 Aug 2026 · Published 31 Aug 2026 · Application 5476813
- Rent arrears
- Cleanliness
At a glance
Key facts from the published tribunal order.
Location
Christchurch
Tribunal region
Adjudicator
A Aiolupotea
Dispute themes
Award balance
Gross awards, any bond applied per the order, and the remaining balance payable.
- Gross award
- $5,964.74
- Bond payment as ordered
- −$1,920.00
- Total balance for Tenant to pay Landlord
- $4,044.74
Claims & awards
What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.
| Claim | Landlord | Tenant | Reason |
|---|---|---|---|
| Rent arrears to 10 March 2026 | $4,396.86 | Rent arrears to 10 March 2026 | |
| Cleaning | $439.88 | Cleaning | |
| Break lease fee | $1,100.00 | Break lease fee | |
| Filing fee reimbursement | $28.00 | Filing fee reimbursement | |
Order
- [The tenant/s] tenant/s] must pay Layton Holdings Limited T/A Quinovic Property Management As The Agent For Erica Smith $4,044.74 immediately, being rent arrears to 10 March 2026.
- [The tenant/s] tenant/s] must pay Layton Holdings Limited T/A Quinovic Property Management As The Agent For Erica Smith $4,044.74 immediately, calculated as shown in table below.
- The Bond Centre is to pay the bond of $1,920.00 (BN-00072002) to Layton Holdings Limited T/A Quinovic Property Management As The Agent For Erica Smith immediately.
Reasons
- The Landlord attended the hearing. The Tenant did not appear.
- The landlord has applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.
- This was a fixed term tenancy that commenced on 11 April 2025 and due to end on 13 April 2026. The Tenant ended the tenancy earlier and a new tenancy commenced on 13 March 2026.
How much is owed for rent?
- The tenancy ended on 10 March 2026. The landlord provided rent records claiming rent up to 10 March 2026 with the new tenancy commencing on 13 March 2026. The amount ordered is 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, 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 is required to replace worn out smoke alarm batteries during the tenancy. See section 40(1)(ca) Residential Tenancies Act 1986. The tenant must also replace standard light bulbs.
- The Tenant did not leave the premises reasonably clean and tidy. Despite some cleaning efforts, the oven, windows, downstairs carpet, shower, toilet, fridge, drawers and cupboards required further cleaning. The windows and carpet also required cleaning due to the Tenant’s dog, which was not permitted under the tenancy. Rubbish and green waste were also left in the bins. A final inspection report and cleaning invoice were provided to substantiate the costs.
- The amounts ordered are proved. Break lease fee
- The Landlord claimed for break lease fee of $1400.00 and provided an itemised invoice of the costs incurred.
- Section 44A of the Residential Tenancies Act 1986 permits a landlord to recover reasonable expenses incurred when consenting to a tenant parting with possession of the premises. The provision contemplates costs such as advertising for a replacement tenant and undertaking credit or reference checks. I find the costs claimed for the final inspection and preparation of photographic condition and chattel reports are ordinary tenancy-management tasks that the Landlord would have been required to undertake at the end of the tenancy and in preparation for a new tenant, regardless of whether the Tenant had ended the tenancy early.
- For this reason, I am not satisfied that these costs were expenses incurred as a consequence of the Tenant parting with possession of the premises. I therefore decline to award this part of the claim.
- As Layton Holdings Limited T/A Quinovic Property Management As The Agent For Erica Smith has substantially succeeded with the claim the Tenant shall reimburse the filing fee.
Topics & place
Topics are dispute themes across the order (not the same as claim-type money lines).
Residential Tenancies Act sections
s40(1), s44A
Key findings
- Dispute theme: rent arrears
- Dispute theme: cleaning
Property management
Frequently asked questions
Common questions about this Tenancy Tribunal case.
What was Tenancy Tribunal case 5476813 about?
The tribunal order states: [The tenant/s] tenant/s] must pay Layton Holdings Limited T/A Quinovic Property
How much money was awarded in case 5476813?
Break Lease Fee: $1,100.00 awarded to landlord; Cleaning: $439.88 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Rent Arrears: $4,396.86 awarded to landlord
What type of tenancy dispute was case 5476813?
The primary dispute was Rent arrears. Related themes: Cleanliness.
Where can I read the official tribunal order for case 5476813?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/14126481-Tenancy_Tribunal_Order.pdf.
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