What was Tenancy Tribunal case 5488409 about?

The tribunal order states: [The tenant/s] tenant/s] must pay Four Seasons Realty 2017 Limited as agent For

How much money was awarded in case 5488409?

Cleaning: $600.00 awarded to landlord; Early Termination Fee: $747.50 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $128.00 awarded to landlord; Rent Arrears: $3,317.14 awarded to landlord

What type of tenancy dispute was case 5488409?

The primary dispute was Rent arrears. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5488409?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/14039082-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5488409 about?

The tribunal order states: [The tenant/s] tenant/s] must pay Four Seasons Realty 2017 Limited as agent For

How much money was awarded in case 5488409?

Cleaning: $600.00 awarded to landlord; Early Termination Fee: $747.50 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $128.00 awarded to landlord; Rent Arrears: $3,317.14 awarded to landlord

What type of tenancy dispute was case 5488409?

The primary dispute was Rent arrears. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5488409?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/14039082-Tenancy_Tribunal_Order.pdf.

18 Crossley Avenue, Woodend, Woodend 7610 Tenancy Tribunal Case 5488409 — Rent arrears

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18 Crossley Avenue, Woodend, Woodend 7610 Tenancy Tribunal Case 5488409 — Rent arrears | 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 5488409 — net $2,240.64 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears	$3,317.14	Rent arrears
Cleaning	$600.00	Cleaning
Lawns and Garden work	$128.00	Lawns and Garden work
Early Termination Fee	$747.50	Early Termination Fee
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$2,240.64
Total payable by Tenant to Landlord	$2,240.64

Claims and awards for application 5488409 — net $2,240.64 NZD. Verify on MoJ.

Rent arrears

Amount: $3,317.14
Awarded to: Landlord
Reason: Rent arrears

Cleaning

Amount: $600.00
Awarded to: Landlord
Reason: Cleaning

Lawns and Garden work

Amount: $128.00
Awarded to: Landlord
Reason: Lawns and Garden work

Early Termination Fee

Amount: $747.50
Awarded to: Landlord
Reason: Early Termination Fee

Filing fee reimbursement

Amount: $28.00
Awarded to: Landlord
Reason: Filing fee reimbursement

Claim types — money lines allowed on this order

Cleanliness Filing Fee Lawns And Garden Work Rent arrears

Order

[The tenant/s] tenant/s] must pay Four Seasons Realty 2017 Limited as agent For Nimita Sudarshan and [The tenant/s] landlord/s] $2,240.64 immediately, calculated as shown in table below. DescriptionLandlord Rent arrears$3,317.14 Cleaning$600.00 Lawns and Garden work$128.00 Early Termination Fee$747.50 Filing fee reimbursement$28.00 Total award$4,820.64 Bond$2,580.00 Total payable by Tenant to Landlord$2,240.64
The Bond Centre is to pay the bond of $2,580.00 (BN-25089023) to Four Seasons Realty 2017 Limited as agent For Nimita Sudarshan And [The tenant/s] landlord/s] immediately.
The application for exemplary damages is dismissed.

Reasons

Both parties attended the hearing. The landlord’s representative attended in person and the tenant attended by telephone.
The landlord has applied for rent arrears, compensation, exemplary damages, refund of the bond, and reimbursement of the filing fee following the end of the tenancy. Early Termination Charges
The tenancy was for a fixed term to from 9 January 2026 to 31 January 2027. The tenancy agreement provides for a maximum of two people to reside in the property.
The property manager conducted its first routine inspection on 19 February 2026. It discovered that there five people living at the property, including three boarders.
The property manager issued a 14-day notice in relation to the additional occupants. Ms Shaw then sought to terminate the tenancy early. On 25 February she signed a guideline to be released from fixed term tenancy document, acknowledging that she would meet the costs of early termination. She also noted that she had been advised, at the viewing, that she could have boarders and that, as permission had been retracted, she would have to end the tenancy.
Where the tenancy agreement specifies the maximum number of persons that may ordinarily reside in the premises during the tenancy, the tenant must ensure that the number is not exceeded. See section 40(3) Residential Tenancies Act 1986.
Breaching this obligation without reasonable excuse is an unlawful act for which exemplary damages may be awarded up to a maximum of $1,000.00. See section 40(3A)(e) and Schedule 1A Residential Tenancies Act 1986.
The tenancy agreement specifies that the maximum number of two people may live in the premises during the tenancy. There is no evidence to support Ms Shaw’s contention that she was told she could have boarders. Her application form refers to her and her daughter living at the property, with holiday visits from an older child. Further, she signed the tenancy agreement after the viewing.
I do not accept that the property manager told Ms Shaw that she could have boarders. Ms Shaw was in breach of the tenancy agreement by having more than the specified number of occupants living in the dwelling. As a result of her own breach, she sought to end the tenancy early. She acknowledged that she would be responsible for early termination costs and rent until a new tenancy started.
The landlord would not have expected to incur change of tenant costs within 8 weeks of this fixed term tenancy starting. The landlord has provided a breakdown of the early termination costs. The amount claimed is reasonable. I award $747.50, as claimed.

How much is owed for rent?

Ms Shaw claims that she left the premises on 8 March 2026. A new tenancy started on 11 April 2026.
The landlord claimed rent of $3,317.14 to 27 March 2026 and provided rent records to prove the amount claimed. I find that the landlord was entitled to at least that amount and have made an order accordingly.

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. While Ms Shaw claims that she left the tenancy on 8 March, she is liable for the condition of the property until the day before the new tenancy started. The landlord provided photographs from a final inspection on 18 March. Those photographs support the claim for gardening costs of $128.00. I have awarded that amount.
The landlord also claimed cleaning costs of $1,000. The amount claimed was additional to other methamphetamine cleaning.
The standard required is reasonably clean, it is not pristine. This was a short tenancy. I find that the landlord is entitled to the costs associated with the stove top and shower. It is also entitled to the cost of cleaning down the walls. I award $600 of the $1,000 claimed.

Exemplary Damages for Methamphetamine Use?

The landlord claims that the tenant has used the premises for an unlawful purpose by using or permitting the use of methamphetamine at the property.
A tenant must not use the premises or permit the premises to be used for an unlawful purpose. See section 40(2)(b) Residential Tenancies Act 1986.
Breaching this obligation is an unlawful act for which exemplary damages may be awarded up to a maximum of $1,800.00. See section 40(3A)(c) and Schedule 1A Residential Tenancies Act 1986.
It is unlawful to use or possess Methamphetamine.
The landlord provided two baseline, composite methamphetamine test from before this tenancy; one dated 13 May 2025 and the other 8 January 2026 (the day before the tenancy started). Both returned negative results from a composite sample of 10 swabs.
The landlord engaged the same testing company to carry out composite testing at the end of this tenancy. That testing returned a positive result of 14.8mcg of methamphetamine from a composite sample of 10 swabs, from the same locations as the previous testing.
The landlord accepts that the results do not prove contamination to the premises, or damage. However, it says that the change in results from no methamphetamine to 14.8mcg in 6 weeks is evidence of use during this tenancy. I accept that submission.
I find that it is more likely than not, that methamphetamine was used at the premises during this tenancy. The tenant denies methamphetamine use. However, she had three boarders at the property, at least one of which was unknown to her. I find that it is more likely than not that the use was, at least, by a person at the premises with the tenant’s permission.
The tenant has committed an unlawful act.
Where a party has committed an unlawful act intentionally, the Tribunal may award exemplary damages where it is satisfied it would be just to do so, having regard to the party’s intent, the effect of the unlawful act, the interests of the other party, and the public interest. See section 109(3) Residential Tenancies Act 1986.
Methamphetamine use is a deliberate or intentional act. However, in this instance, I cannot be satisfied that it was the tenant who engaged in the act (or that she was even aware of it occurring). For that reason, I cannot be satisfied that the tenant has intentionally engaged in the unlawful act and decline to award exemplary damages.
As the landlord was the successful party, I award reimbursement of the Tribunal application 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 5488409 — net $2,240.64 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears	$3,317.14	Rent arrears
Cleaning	$600.00	Cleaning
Lawns and Garden work	$128.00	Lawns and Garden work
Early Termination Fee	$747.50	Early Termination Fee
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$2,240.64
Total payable by Tenant to Landlord	$2,240.64

Claims and awards for application 5488409 — net $2,240.64 NZD. Verify on MoJ.

Rent arrears

Amount: $3,317.14
Awarded to: Landlord
Reason: Rent arrears

Cleaning

Amount: $600.00
Awarded to: Landlord
Reason: Cleaning

Lawns and Garden work

Amount: $128.00
Awarded to: Landlord
Reason: Lawns and Garden work

Early Termination Fee

Amount: $747.50
Awarded to: Landlord
Reason: Early Termination Fee

Filing fee reimbursement

Amount: $28.00
Awarded to: Landlord
Reason: Filing fee reimbursement

Claim types — money lines allowed on this order

Cleanliness Filing Fee Lawns And Garden Work Rent arrears

Order

[The tenant/s] tenant/s] must pay Four Seasons Realty 2017 Limited as agent For Nimita Sudarshan and [The tenant/s] landlord/s] $2,240.64 immediately, calculated as shown in table below. DescriptionLandlord Rent arrears$3,317.14 Cleaning$600.00 Lawns and Garden work$128.00 Early Termination Fee$747.50 Filing fee reimbursement$28.00 Total award$4,820.64 Bond$2,580.00 Total payable by Tenant to Landlord$2,240.64
The Bond Centre is to pay the bond of $2,580.00 (BN-25089023) to Four Seasons Realty 2017 Limited as agent For Nimita Sudarshan And [The tenant/s] landlord/s] immediately.
The application for exemplary damages is dismissed.

Reasons

Both parties attended the hearing. The landlord’s representative attended in person and the tenant attended by telephone.
The landlord has applied for rent arrears, compensation, exemplary damages, refund of the bond, and reimbursement of the filing fee following the end of the tenancy. Early Termination Charges
The tenancy was for a fixed term to from 9 January 2026 to 31 January 2027. The tenancy agreement provides for a maximum of two people to reside in the property.
The property manager conducted its first routine inspection on 19 February 2026. It discovered that there five people living at the property, including three boarders.
The property manager issued a 14-day notice in relation to the additional occupants. Ms Shaw then sought to terminate the tenancy early. On 25 February she signed a guideline to be released from fixed term tenancy document, acknowledging that she would meet the costs of early termination. She also noted that she had been advised, at the viewing, that she could have boarders and that, as permission had been retracted, she would have to end the tenancy.
Where the tenancy agreement specifies the maximum number of persons that may ordinarily reside in the premises during the tenancy, the tenant must ensure that the number is not exceeded. See section 40(3) Residential Tenancies Act 1986.
Breaching this obligation without reasonable excuse is an unlawful act for which exemplary damages may be awarded up to a maximum of $1,000.00. See section 40(3A)(e) and Schedule 1A Residential Tenancies Act 1986.
The tenancy agreement specifies that the maximum number of two people may live in the premises during the tenancy. There is no evidence to support Ms Shaw’s contention that she was told she could have boarders. Her application form refers to her and her daughter living at the property, with holiday visits from an older child. Further, she signed the tenancy agreement after the viewing.
I do not accept that the property manager told Ms Shaw that she could have boarders. Ms Shaw was in breach of the tenancy agreement by having more than the specified number of occupants living in the dwelling. As a result of her own breach, she sought to end the tenancy early. She acknowledged that she would be responsible for early termination costs and rent until a new tenancy started.
The landlord would not have expected to incur change of tenant costs within 8 weeks of this fixed term tenancy starting. The landlord has provided a breakdown of the early termination costs. The amount claimed is reasonable. I award $747.50, as claimed.

How much is owed for rent?

Ms Shaw claims that she left the premises on 8 March 2026. A new tenancy started on 11 April 2026.
The landlord claimed rent of $3,317.14 to 27 March 2026 and provided rent records to prove the amount claimed. I find that the landlord was entitled to at least that amount and have made an order accordingly.

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. While Ms Shaw claims that she left the tenancy on 8 March, she is liable for the condition of the property until the day before the new tenancy started. The landlord provided photographs from a final inspection on 18 March. Those photographs support the claim for gardening costs of $128.00. I have awarded that amount.
The landlord also claimed cleaning costs of $1,000. The amount claimed was additional to other methamphetamine cleaning.
The standard required is reasonably clean, it is not pristine. This was a short tenancy. I find that the landlord is entitled to the costs associated with the stove top and shower. It is also entitled to the cost of cleaning down the walls. I award $600 of the $1,000 claimed.

Exemplary Damages for Methamphetamine Use?

The landlord claims that the tenant has used the premises for an unlawful purpose by using or permitting the use of methamphetamine at the property.
A tenant must not use the premises or permit the premises to be used for an unlawful purpose. See section 40(2)(b) Residential Tenancies Act 1986.
Breaching this obligation is an unlawful act for which exemplary damages may be awarded up to a maximum of $1,800.00. See section 40(3A)(c) and Schedule 1A Residential Tenancies Act 1986.
It is unlawful to use or possess Methamphetamine.
The landlord provided two baseline, composite methamphetamine test from before this tenancy; one dated 13 May 2025 and the other 8 January 2026 (the day before the tenancy started). Both returned negative results from a composite sample of 10 swabs.
The landlord engaged the same testing company to carry out composite testing at the end of this tenancy. That testing returned a positive result of 14.8mcg of methamphetamine from a composite sample of 10 swabs, from the same locations as the previous testing.
The landlord accepts that the results do not prove contamination to the premises, or damage. However, it says that the change in results from no methamphetamine to 14.8mcg in 6 weeks is evidence of use during this tenancy. I accept that submission.
I find that it is more likely than not, that methamphetamine was used at the premises during this tenancy. The tenant denies methamphetamine use. However, she had three boarders at the property, at least one of which was unknown to her. I find that it is more likely than not that the use was, at least, by a person at the premises with the tenant’s permission.
The tenant has committed an unlawful act.
Where a party has committed an unlawful act intentionally, the Tribunal may award exemplary damages where it is satisfied it would be just to do so, having regard to the party’s intent, the effect of the unlawful act, the interests of the other party, and the public interest. See section 109(3) Residential Tenancies Act 1986.
Methamphetamine use is a deliberate or intentional act. However, in this instance, I cannot be satisfied that it was the tenant who engaged in the act (or that she was even aware of it occurring). For that reason, I cannot be satisfied that the tenant has intentionally engaged in the unlawful act and decline to award exemplary damages.
As the landlord was the successful party, I award reimbursement of the Tribunal application fee.

Tenancy Tribunal case 5488409 — Rent arrears at 18 Crossley Avenue, Woodend, Woodend 7610

At a glance

Tenancy Tribunal case 5488409 — Rent arrears at 18 Crossley Avenue, Woodend, Woodend 7610

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

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

Exemplary Damages for Methamphetamine Use?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Reduce avoidable tribunal risk with proper tenant checks.

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

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

Exemplary Damages for Methamphetamine Use?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Reduce avoidable tribunal risk with proper tenant checks.