What was Tenancy Tribunal case 5551977 about?

The tribunal order states: [The tenant/s] tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay Amtos Realty Services

How much money was awarded in case 5551977?

Cleaning: $360.00 awarded to landlord; Cleaning: $650.00 awarded to landlord; Filing Fee: $29.00 awarded to landlord; Plumber Cost To Un-Block Shower: $144.33 awarded to landlord; Property Damage: $197.21 awarded to landlord; Rent Arrears: $601.42 awarded to landlord; Replace Furnishings: Curtains: $783.00 awarded to landlord; Replace Heat Pump Remote: $150.00 awarded to landlord

What type of tenancy dispute was case 5551977?

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

Where can I read the official tribunal order for case 5551977?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/14123591-Tenancy_Tribunal_Order.pdf.

What was Tenancy Tribunal case 5551977 about?

The tribunal order states: [The tenant/s] tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay Amtos Realty Services

How much money was awarded in case 5551977?

Cleaning: $360.00 awarded to landlord; Cleaning: $650.00 awarded to landlord; Filing Fee: $29.00 awarded to landlord; Plumber Cost To Un-Block Shower: $144.33 awarded to landlord; Property Damage: $197.21 awarded to landlord; Rent Arrears: $601.42 awarded to landlord; Replace Furnishings: Curtains: $783.00 awarded to landlord; Replace Heat Pump Remote: $150.00 awarded to landlord

What type of tenancy dispute was case 5551977?

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

Where can I read the official tribunal order for case 5551977?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/14123591-Tenancy_Tribunal_Order.pdf.

9 Day Place, Springfield, Rotorua 3015 Tenancy Tribunal Case 5551977 — Cleanliness

Reasons

Claims and awards in Tenancy Tribunal application 5551977 — net $2,914.96 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 23/6/2026	$601.42	Rent arrears to 23/6/2026
Carpet Cleaning: including stain removal	$360.00	Carpet Cleaning: including stain removal
Cleaning	$650.00	Cleaning
Replace furnishings: curtains	$783.00	Replace furnishings: curtains
Replace heat pump remote	$150.00	Replace heat pump remote
Window repairs	$197.21	Window repairs
Plumber cost to un-block shower	$144.33	Plumber cost to un-block shower
Filing fee reimbursement	$29.00	Filing fee reimbursement
Net award	$2,914.96
Total payable by Tenant to Landlord	$2,914.96

Only the applicant landlord attended the hearing.

The landlord has applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for rent?

The tenancy ended on 23/6/2026 The landlord provided rent records and water rates invoices which prove the amount owing at the end of the tenancy. The amount awarded takes account of the bond that has been refunded to the landlord.

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, and did not remove all rubbish. The carpets were stained and required professional cleaning and stain removal.

The cleaning cost awarded is reduced slightly from that claimed to reflect that a tenant need not leave a property so that it can be immediately relet, the standard is “reasonable” which does not require removal of every mark from every surface. The small deduction for between tenancy “maintenance cleaning” is therefore considered fair.

The curtains provided at the beginning of the tenancy were missing at the end of the tenancy. The landlord had to replace a heat pump remote that was missing.

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 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: a kitchen window was broken, and the shower plumbing blocked by a build-up of hair/debris. As that cost is required because the tenant did not properly clean the shower, it is awarded.

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 when assessing fair compensation for the replacement of the curtains.

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 Amtos Realty Services Limited As Agent For Ken & Sophi Chang & Lee has substantially succeeded with the claim I have reimbursed the filing fee.

Claims and awards in Tenancy Tribunal application 5551977 — net $2,914.96 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 23/6/2026	$601.42	Rent arrears to 23/6/2026
Carpet Cleaning: including stain removal	$360.00	Carpet Cleaning: including stain removal
Cleaning	$650.00	Cleaning
Replace furnishings: curtains	$783.00	Replace furnishings: curtains
Replace heat pump remote	$150.00	Replace heat pump remote
Window repairs	$197.21	Window repairs
Plumber cost to un-block shower	$144.33	Plumber cost to un-block shower
Filing fee reimbursement	$29.00	Filing fee reimbursement
Net award	$2,914.96
Total payable by Tenant to Landlord	$2,914.96

Order

[The tenant/s] tenant/s] tenant/s] and [The tenant/s] tenant/s] must pay Amtos Realty Services Limited As Agent For Ken & Sophi Chang & Lee $2,914.96 immediately, calculated as shown in table below.

Reasons

Only the applicant landlord attended the hearing.
The landlord has applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.

How much is owed for rent?

The tenancy ended on 23/6/2026 The landlord provided rent records and water rates invoices which prove the amount owing at the end of the tenancy. The amount awarded takes account of the bond that has been refunded to the landlord.

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, and did not remove all rubbish. The carpets were stained and required professional cleaning and stain removal.
The cleaning cost awarded is reduced slightly from that claimed to reflect that a tenant need not leave a property so that it can be immediately relet, the standard is “reasonable” which does not require removal of every mark from every surface. The small deduction for between tenancy “maintenance cleaning” is therefore considered fair.
The curtains provided at the beginning of the tenancy were missing at the end of the tenancy. The landlord had to replace a heat pump remote that was missing.
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 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: a kitchen window was broken, and the shower plumbing blocked by a build-up of hair/debris. As that cost is required because the tenant did not properly clean the shower, it is awarded.
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 when assessing fair compensation for the replacement of the curtains.
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 Amtos Realty Services Limited As Agent For Ken & Sophi Chang & Lee has substantially succeeded with the claim I have reimbursed the filing fee.

Tenancy Tribunal case 5551977 — Cleanliness at 9 Day Place, Springfield, Rotorua 3015

At a glance

Tenancy Tribunal case 5551977 — Cleanliness at 9 Day Place, Springfield, Rotorua 3015

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?

Is the tenant responsible for the damage to the premises?

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?

Is the tenant responsible for the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Reduce avoidable tribunal risk with proper tenant checks.