What was the outcome of Tenancy Tribunal case 4777458?

The tribunal order states: Chantelle Waiora Paratene and Muni-tai Moana Haare-Sinclair must pay W.S

How much money was awarded in case 4777458?

Filing Fee: $20.44 awarded to landlord; Property Damage: $18,275.00 awarded to landlord; Property Damage: $7,320.00 awarded to landlord; Property Damage: $374.90 awarded to landlord; Rent Arrears: $10,585.00 awarded to landlord; Rubbish Removal: $1,725.00 awarded to landlord

What type of tenancy dispute was case 4777458?

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

Where can I read the official tribunal order for case 4777458?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/10332845-Tenancy_Tribunal_Order.pdf.

What was the outcome of Tenancy Tribunal case 4777458?

The tribunal order states: Chantelle Waiora Paratene and Muni-tai Moana Haare-Sinclair must pay W.S

How much money was awarded in case 4777458?

Filing Fee: $20.44 awarded to landlord; Property Damage: $18,275.00 awarded to landlord; Property Damage: $7,320.00 awarded to landlord; Property Damage: $374.90 awarded to landlord; Rent Arrears: $10,585.00 awarded to landlord; Rubbish Removal: $1,725.00 awarded to landlord

What type of tenancy dispute was case 4777458?

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

Where can I read the official tribunal order for case 4777458?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/10332845-Tenancy_Tribunal_Order.pdf.

302 Wairau Road, Glenfield, Auckland 0629 Tenancy Tribunal Case 4777458 — Property damage

Order

Claims and awards in Tenancy Tribunal application 4777458 — net $36,060.34 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears (to 15/12-23	$10,585.00	Rent arrears (to 15/12-23
Rubbish removal	$1,725.00	Rubbish removal
Repairs	$18,275.00	Repairs
Lost income 3 months due to extensive repair required before re-letting	$7,320.00	Lost income 3 months due to extensive repair required before re-letting
Lock/key replacement	$374.90	Lock/key replacement
Filing fee reimbursement	$20.44	Filing fee reimbursement
Net award	$36,060.34
Total payable by Tenant to Landlord	$36,060.34

Chantelle Waiora Paratene and Muni-tai Moana Haare-Sinclair must pay W.S Onestop Services Limited As Agent For J H Family Trust $36,060.34 immediately, calculated as shown in table below.

The Bond Centre is to pay the bond of $2,240.00 (5754024-004) to W.S Onestop Services Limited As Agent For J H Family Trust immediately.

Reasons

The landlord attended the hearing. The tenant did not.

I am satisfied that the tenant had received proper notice of the hearing time, date and place and chose not to attend.

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 15 December 2023 when the tenants abandoned the property after being issued with a 48-hour notice of a property inspection. When the landlord conducted the inspection ion 17 December 2023, the tenants had vacated the premises without notice and without returning the keys to the premises and had left significant damage to the property, which could only have been intentional.

The landlord provided rent records which prove the amount owing at the end of the tenancy.

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 tenant did not return the keys.

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 occurs after 27 August 2019, section 49B RTA applies. If the landlord becomes aware of the damage after 27 August, the damage is presumed to have occurred after that date unless the tenant proves otherwise.

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: a. Damage to all the doors in the house; b. Holes in the walls of every room of the house; c. Damage to door frames and window frames throughout the house; d. Damage to carpet that led to it having to be replaced; e. Damage to vinyl that led to it having to be replaced; f. Garage door needing to be repaired; and g. Kitchen cabinetry damaged.

The evidence produced by the landlord proves the damage was clearly intentional, is more than fair wear and tear, and the tenant has not disproved liability for the damage.

The amounts ordered are proved.

I have considered 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 considered the age and condition of the items at the start of the tenancy and their likely useful lifespan.

Most of the $41,544.90 repair work was not covered by insurance. The landlord was only able to recover $3,248.93 from its insurer, but $2,000.00 excess was deducted from that sum. The landlord has not on charged the tenants for all of the damage done.

The landlord was unable to relet the property for 3 months, until 23 March 2024, due to the significant intentional damage to the property that required extensive repair. This 3 months of loss income has been awarded to the landlord. Reimbursement of filing fee

Because W.S Onestop Services Limited As Agent For J H Family Trust has wholly succeeded with the claim I must reimburse the filing fee.

Claims and awards in Tenancy Tribunal application 4777458 — net $36,060.34 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears (to 15/12-23	$10,585.00	Rent arrears (to 15/12-23
Rubbish removal	$1,725.00	Rubbish removal
Repairs	$18,275.00	Repairs
Lost income 3 months due to extensive repair required before re-letting	$7,320.00	Lost income 3 months due to extensive repair required before re-letting
Lock/key replacement	$374.90	Lock/key replacement
Filing fee reimbursement	$20.44	Filing fee reimbursement
Net award	$36,060.34
Total payable by Tenant to Landlord	$36,060.34

Order

Chantelle Waiora Paratene and Muni-tai Moana Haare-Sinclair must pay W.S Onestop Services Limited As Agent For J H Family Trust $36,060.34 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,240.00 (5754024-004) to W.S Onestop Services Limited As Agent For J H Family Trust immediately.

Reasons

The landlord attended the hearing. The tenant did not.
I am satisfied that the tenant had received proper notice of the hearing time, date and place and chose not to attend.
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 15 December 2023 when the tenants abandoned the property after being issued with a 48-hour notice of a property inspection. When the landlord conducted the inspection ion 17 December 2023, the tenants had vacated the premises without notice and without returning the keys to the premises and had left significant damage to the property, which could only have been intentional.
The landlord provided rent records which prove the amount owing at the end of the tenancy.

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 tenant did not return the keys.
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 occurs after 27 August 2019, section 49B RTA applies. If the landlord becomes aware of the damage after 27 August, the damage is presumed to have occurred after that date unless the tenant proves otherwise.
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: a. Damage to all the doors in the house; b. Holes in the walls of every room of the house; c. Damage to door frames and window frames throughout the house; d. Damage to carpet that led to it having to be replaced; e. Damage to vinyl that led to it having to be replaced; f. Garage door needing to be repaired; and g. Kitchen cabinetry damaged.
The evidence produced by the landlord proves the damage was clearly intentional, is more than fair wear and tear, and the tenant has not disproved liability for the damage.
The amounts ordered are proved.
I have considered 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 considered the age and condition of the items at the start of the tenancy and their likely useful lifespan.
Most of the $41,544.90 repair work was not covered by insurance. The landlord was only able to recover $3,248.93 from its insurer, but $2,000.00 excess was deducted from that sum. The landlord has not on charged the tenants for all of the damage done.
The landlord was unable to relet the property for 3 months, until 23 March 2024, due to the significant intentional damage to the property that required extensive repair. This 3 months of loss income has been awarded to the landlord. Reimbursement of filing fee
Because W.S Onestop Services Limited As Agent For J H Family Trust has wholly succeeded with the claim I must reimburse the filing fee.

Tenancy Tribunal case 4777458 — Property damage at 302 Wairau Road, Glenfield, Auckland 0629

At a glance

Tenancy Tribunal case 4777458 — Property damage at 302 Wairau Road, Glenfield, Auckland 0629

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

Property management

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

Property management

Frequently asked questions