What was Tenancy Tribunal case 5498369 about?

The tribunal order states: [The tenant/s] must pay Wolfbrook Property Management Limited $3,739.95

How much money was awarded in case 5498369?

Cleaning: $2,600.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $271.95 awarded to landlord; Rent Arrears: $1,130.00 awarded to landlord; Property Damage: $1,300.00 awarded to landlord; Replace furnishings: 1 x excess miss…: $650.00 awarded to landlord

What type of tenancy dispute was case 5498369?

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

Where can I read the official tribunal order for case 5498369?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13792182-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5498369 about?

The tribunal order states: [The tenant/s] must pay Wolfbrook Property Management Limited $3,739.95

How much money was awarded in case 5498369?

Cleaning: $2,600.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Property Damage: $271.95 awarded to landlord; Rent Arrears: $1,130.00 awarded to landlord; Property Damage: $1,300.00 awarded to landlord; Replace furnishings: 1 x excess miss…: $650.00 awarded to landlord

What type of tenancy dispute was case 5498369?

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

Where can I read the official tribunal order for case 5498369?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13792182-Tenancy_Tribunal_Order.pdf.

Unit/Flat Unit 6, 27 Main Road, Wainuiomata, Lower Hutt Tenancy Tribunal Case 5498369 — Cleanliness

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Unit/Flat Unit 6, 27 Main Road, Wainuiomata, Lower Hutt Tenancy Tribunal Case 5498369 — 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 5498369 — net $3,739.95 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Replace furnishings: 1 x excess missing drawers and mirrors	$650.00	Replace furnishings: 1 x excess missing drawers and mirrors
Rent arrears	$1,130.00	Rent arrears
Carpet Cleaning: 4 x excesses - carpet stains	$2,600.00	Carpet Cleaning: 4 x excesses - carpet stains
Repairs: 2 x excesses - damaged wall linings	$1,300.00	Repairs: 2 x excesses - damaged wall linings
Lock/key replacement	$271.95	Lock/key replacement
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$3,739.95
Total payable by Tenant to Landlord	$3,739.95

Claims and awards for application 5498369 — net $3,739.95 NZD. Verify on MoJ.

Replace furnishings: 1 x excess missing drawers and mirrors

Amount: $650.00
Awarded to: Landlord
Reason: Replace furnishings: 1 x excess missing drawers and mirrors

Rent arrears

Amount: $1,130.00
Awarded to: Landlord
Reason: Rent arrears

Carpet Cleaning: 4 x excesses - carpet stains

Amount: $2,600.00
Awarded to: Landlord
Reason: Carpet Cleaning: 4 x excesses - carpet stains

Repairs: 2 x excesses - damaged wall linings

Amount: $1,300.00
Awarded to: Landlord
Reason: Repairs: 2 x excesses - damaged wall linings

Lock/key replacement

Amount: $271.95
Awarded to: Landlord
Reason

Claim types — money lines allowed on this order

Carpet Cleaning Filing Fee Property damage Rent arrears

Order

[The tenant/s] must pay Wolfbrook Property Management Limited $3,739.95 immediately, being rental arrears and the excesses for the repair of damaged and missing items, replacement of stained carpets and locks and the filing fee.
The Bond Centre is to release the bond of $2240 to the landlord.

Reasons

The landlord attended the hearing. When the tenant failed to make an appearance I delayed the start of the hearing to allow for lateness. However, no appearance was made. I satisfied myself that the notice of hearing had been correctly served and decided to conduct the hearing in the tenants absence.
The tenancy was terminated by the order of Adjudicator Koller on 12 March 2026. On re-entry the landlord discovered that there was damage to wall linings, stains to carpet throughout, and a number of missing drawers and mirrors. The carpet stains were from dog faeces, and where a barbeques had been dumped on the living room carpet. The keys were not returned by the tenant. The landlord has made a claim to their insurer, who has reinstated the damage.
The landlord brings this claim for rent arrears, the insurance excesses, and the cost to replace locks and keys. Rent
The landlord has provided a rent summary which shows that $1,130 was owing when the tenancy terminated. I award this amount. Damage
Where a tenant damages the premises carelessly, and the damage is covered 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) Residential Tenancies Act 1986. Where the damage is not covered by insurance, the tenant's liability is limited to four weeks' rent (or market rent). See section 49B(3)(b) RTA.
The damage to the property was at the very least careless. The insurer has accepted the claim based on analysis by an independent loss adjuster that the carpet damage occurred on at least four instances and, therefore, four excesses apply. This analysis is consistent with the photos of the damage. The loss adjuster concluded that wall damage occurred in at least two instances and two excesses apply, again this is reasonable based on the other evidence. A single excess was levied against the missing drawers and mirrors.
The tenant is liable for 7 x $650 excesses which totals $4,550. Lock replacement
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. 5498369 3
The tenant did not return the keys and it was necessary to replace the locks. The $271.95 claimed is backed by a detailed invoice and is reasonable for the work involved.
Because Wolfbrook Property Management 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 5498369 — net $3,739.95 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Replace furnishings: 1 x excess missing drawers and mirrors	$650.00	Replace furnishings: 1 x excess missing drawers and mirrors
Rent arrears	$1,130.00	Rent arrears
Carpet Cleaning: 4 x excesses - carpet stains	$2,600.00	Carpet Cleaning: 4 x excesses - carpet stains
Repairs: 2 x excesses - damaged wall linings	$1,300.00	Repairs: 2 x excesses - damaged wall linings
Lock/key replacement	$271.95	Lock/key replacement
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$3,739.95
Total payable by Tenant to Landlord	$3,739.95

Claims and awards for application 5498369 — net $3,739.95 NZD. Verify on MoJ.

Replace furnishings: 1 x excess missing drawers and mirrors

Amount: $650.00
Awarded to: Landlord
Reason: Replace furnishings: 1 x excess missing drawers and mirrors

Rent arrears

Amount: $1,130.00
Awarded to: Landlord
Reason: Rent arrears

Carpet Cleaning: 4 x excesses - carpet stains

Amount: $2,600.00
Awarded to: Landlord
Reason: Carpet Cleaning: 4 x excesses - carpet stains

Repairs: 2 x excesses - damaged wall linings

Amount: $1,300.00
Awarded to: Landlord
Reason: Repairs: 2 x excesses - damaged wall linings

Lock/key replacement

Amount: $271.95
Awarded to: Landlord
Reason

Claim types — money lines allowed on this order

Carpet Cleaning Filing Fee Property damage Rent arrears

Order

[The tenant/s] must pay Wolfbrook Property Management Limited $3,739.95 immediately, being rental arrears and the excesses for the repair of damaged and missing items, replacement of stained carpets and locks and the filing fee.
The Bond Centre is to release the bond of $2240 to the landlord.

Reasons

The landlord attended the hearing. When the tenant failed to make an appearance I delayed the start of the hearing to allow for lateness. However, no appearance was made. I satisfied myself that the notice of hearing had been correctly served and decided to conduct the hearing in the tenants absence.
The tenancy was terminated by the order of Adjudicator Koller on 12 March 2026. On re-entry the landlord discovered that there was damage to wall linings, stains to carpet throughout, and a number of missing drawers and mirrors. The carpet stains were from dog faeces, and where a barbeques had been dumped on the living room carpet. The keys were not returned by the tenant. The landlord has made a claim to their insurer, who has reinstated the damage.
The landlord brings this claim for rent arrears, the insurance excesses, and the cost to replace locks and keys. Rent
The landlord has provided a rent summary which shows that $1,130 was owing when the tenancy terminated. I award this amount. Damage
Where a tenant damages the premises carelessly, and the damage is covered 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) Residential Tenancies Act 1986. Where the damage is not covered by insurance, the tenant's liability is limited to four weeks' rent (or market rent). See section 49B(3)(b) RTA.
The damage to the property was at the very least careless. The insurer has accepted the claim based on analysis by an independent loss adjuster that the carpet damage occurred on at least four instances and, therefore, four excesses apply. This analysis is consistent with the photos of the damage. The loss adjuster concluded that wall damage occurred in at least two instances and two excesses apply, again this is reasonable based on the other evidence. A single excess was levied against the missing drawers and mirrors.
The tenant is liable for 7 x $650 excesses which totals $4,550. Lock replacement
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. 5498369 3
The tenant did not return the keys and it was necessary to replace the locks. The $271.95 claimed is backed by a detailed invoice and is reasonable for the work involved.
Because Wolfbrook Property Management Limited has wholly succeeded with the claim I must reimburse the filing fee.

Tenancy Tribunal case 5498369 — Cleanliness at Unit/Flat Unit 6, 27 Main Road, Wainuiomata, Lower Hutt

At a glance

Tenancy Tribunal case 5498369 — Cleanliness at Unit/Flat Unit 6, 27 Main Road, Wainuiomata, Lower Hutt

At a glance

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions