What was the outcome of Tenancy Tribunal case 5342795?

The tribunal order states: Anne Ngauamo must pay Linkpeople Limited $8,339.00 immediately, calculated

How much money was awarded in case 5342795?

Cleaning: $402.50 awarded to landlord; Property Damage: $805.00 awarded to landlord; Methamphetamine Decontamination - Ki…: $2,415.00 awarded to landlord; Property Damage: $345.00 awarded to landlord; Property Damage: $322.00 awarded to landlord; Property Damage: $402.50 awarded to landlord; Property Damage: $402.50 awarded to landlord; Property Damage: $402.50 awarded to landlord; Remove And Dispose Of Furniture And…: $632.50 awarded to landlord; Remove And Dispose Of Rubbish - Bath…: $138.00 awarded to landlord; Replace Carpet And Underlay (Removed…: $759.00 awarded to landlord; Replace Door And Lock - Bedroom 1: $345.00 awarded to landlord; Replace Lock - Bedroom 2: $103.50 awarded to landlord; Replace Missing Kitchen Drawers: $322.00 awarded to landlord; Replace Rangehood And Ducting: $632.50 awarded to landlord; Replace Shower Door Handle: $103.50 awarded to landlord; Rubbish Removal: $138.00 awarded to landlord; Rubbish Removal: $138.00 awarded to landlord; Rubbish Removal: $138.00 awarded to landlord

What type of tenancy dispute was case 5342795?

The primary dispute was Property damage. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5342795?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13009251-Tenancy_Tribunal_Order.pdf.

What was the outcome of Tenancy Tribunal case 5342795?

The tribunal order states: Anne Ngauamo must pay Linkpeople Limited $8,339.00 immediately, calculated

How much money was awarded in case 5342795?

Cleaning: $402.50 awarded to landlord; Property Damage: $805.00 awarded to landlord; Methamphetamine Decontamination - Ki…: $2,415.00 awarded to landlord; Property Damage: $345.00 awarded to landlord; Property Damage: $322.00 awarded to landlord; Property Damage: $402.50 awarded to landlord; Property Damage: $402.50 awarded to landlord; Property Damage: $402.50 awarded to landlord; Remove And Dispose Of Furniture And…: $632.50 awarded to landlord; Remove And Dispose Of Rubbish - Bath…: $138.00 awarded to landlord; Replace Carpet And Underlay (Removed…: $759.00 awarded to landlord; Replace Door And Lock - Bedroom 1: $345.00 awarded to landlord; Replace Lock - Bedroom 2: $103.50 awarded to landlord; Replace Missing Kitchen Drawers: $322.00 awarded to landlord; Replace Rangehood And Ducting: $632.50 awarded to landlord; Replace Shower Door Handle: $103.50 awarded to landlord; Rubbish Removal: $138.00 awarded to landlord; Rubbish Removal: $138.00 awarded to landlord; Rubbish Removal: $138.00 awarded to landlord

What type of tenancy dispute was case 5342795?

The primary dispute was Property damage. Related themes: Cleanliness.

Where can I read the official tribunal order for case 5342795?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13009251-Tenancy_Tribunal_Order.pdf.

6A Deborah Place, Mangere, Auckland 2022 Tenancy Tribunal Case 5342795 — Property damage

Claims and awards in Tenancy Tribunal application 5342795 — net $8,339.00 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Methamphetamine decontamination - kitchen	$2,415.00	Methamphetamine decontamination - kitchen
Cleaning - kitchen	$402.50	Cleaning - kitchen
Replace rangehood and ducting	$632.50	Replace rangehood and ducting
Replace missing kitchen drawers	$322.00	Replace missing kitchen drawers
Repair and paint walls in kitchen	$345.00	Repair and paint walls in kitchen
Remove and dispose of furniture and rubbish - lounge	$632.50	Remove and dispose of furniture and rubbish - lounge
Replace carpet and underlay (removed by tenant) - lounge	$759.00	Replace carpet and underlay (removed by tenant) - lounge
Repair walls and repaint - hallway	$322.00	Repair walls and repaint - hallway
Remove and dispose of rubbish - bathroom	$138.00	Remove and dispose of rubbish - bathroom
Replace shower door handle	$103.50	Replace shower door handle
Repair walls and repaint - bedroom 1	$402.50	Repair walls and repaint - bedroom 1
Rubbish removal and disposal - bedroom 1	$138.00	Rubbish removal and disposal - bedroom 1
Replace door and lock - bedroom 1	$345.00	Replace door and lock - bedroom 1
Repair walls and repaint - bedroom 2	$402.50	Repair walls and repaint - bedroom 1
Rubbish removal and disposal - bedroom 2	$138.00	Rubbish removal and disposal - bedroom 1
Replace lock - bedroom 2	$103.50	Replace lock - bedroom 2
Repair walls and repaint - bedroom 3	$402.50	Repair walls and repaint - bedroom 1
Rubbish removal and disposal - bedroom 3	$138.00	Rubbish removal and disposal - bedroom 1
Electrical fittings replacement/repair: (certificate of verification due to tampering to meter box	$805.00	Electrical fittings replacement/repair: (certificate of verification due to tampering to meter box
Net award	$8,339.00
Total payable by Tenant to Landlord	$8,339.00

Claims and awards in Tenancy Tribunal application 5342795 — net $8,339.00 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.

Claim

Landlord

Tenant

Reason

Methamphetamine decontamination - kitchen

$2,415.00

Methamphetamine decontamination - kitchen

Cleaning - kitchen

$402.50

Cleaning - kitchen

Replace rangehood and ducting

$632.50

Replace rangehood and ducting

Replace missing kitchen drawers

$322.00

Replace missing kitchen drawers

Repair and paint walls in kitchen

$345.00

Repair and paint walls in kitchen

Remove and dispose of furniture and rubbish - lounge

$632.50

Remove and dispose of furniture and rubbish - lounge

Replace carpet and underlay (removed by tenant) - lounge

$759.00

Replace carpet and underlay (removed by tenant) - lounge

Repair walls and repaint - hallway

$322.00

Repair walls and repaint - hallway

Remove and dispose of rubbish - bathroom

$138.00

Remove and dispose of rubbish - bathroom

Replace shower door handle

$103.50

Replace shower door handle

Repair walls and repaint - bedroom 1

$402.50

Repair walls and repaint - bedroom 1

Rubbish removal and disposal - bedroom 1

$138.00

Rubbish removal and disposal - bedroom 1

Replace door and lock - bedroom 1

$345.00

Replace door and lock - bedroom 1

Repair walls and repaint - bedroom 2

$402.50

Repair walls and repaint - bedroom 1

Rubbish removal and disposal - bedroom 2

$138.00

Rubbish removal and disposal - bedroom 1

Replace lock - bedroom 2

$103.50

Replace lock - bedroom 2

Repair walls and repaint - bedroom 3

$402.50

Repair walls and repaint - bedroom 1

Rubbish removal and disposal - bedroom 3

$138.00

Rubbish removal and disposal - bedroom 1

Electrical fittings replacement/repair: (certificate of verification due to tampering to meter box

$805.00

Electrical fittings replacement/repair: (certificate of verification due to tampering to meter box

Net award

$8,339.00

Total payable by Tenant to Landlord

$8,339.00

Reasons

Only the landlord attended the hearing, represented by Mr Kumar.

The tenant did not attend. I am satisfied that the tenant has been served with this application in accordance with the provisions of the Residential Tenancies Act 1986 and so the hearing proceeded in the tenant’s absence.

This is a social housing tenancy that began on 19 May 2025 and ended on 22 July 2025. Did the tenant comply with their obligations at the end of the tenancy and are they responsible for damage?

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.

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.

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.

Mr Kumar did the inspection personally and told the Tribunal about the condition of the property at the end of the tenancy. The landlord also filed both ingoing and outgoing inspection photos, a pre-tenancy methamphetamine testing report, methamphetamine testing reports during the tenancy, a methamphetamine testing report towards the end of the tenancy, an electrical report and invoice and an invoice for rubbish disposal, cleaning and repairs.

After hearing from Mr Kumar and after reviewing the photos and other evidence I am satisfied that: a. A large amount of rubbish was left throughout the entire property and outside; b. The property was not left reasonably clean and tidy; c. The kitchen was contaminated with methamphetamine to a level of

8μg/100cm 2 (above the Gluckman standard 1 of 15μg/100cm 2 ) during the tenancy; d. Two kitchen cupboards were missing; e. The walls throughout the property had a large number of holes and damage that the tenant had tried to patch unsuccessfully; f. Numerous walls had been painted either grey or black without consent; g. The rangehood and ducting had been from the kitchen; h. The vinyl flooring had been removed from the kitchen; i. The carpet and underlay had been removed from the lounge; j. The shower door handle was missing; k. Various doors and locks were damaged; l. The electricity meter had been tampered with.

I am satisfied that that the property was not left reasonably clean and tidy, the tenant did not removed rubbish, and that the damage referred to above occurred during the tenancy and is more than fair wear and tear.

The landlord provided invoices for cleaning, rubbish removal and repairs of the above items which I consider to be reasonable.

The amounts ordered are proved.

I have taken into account 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 taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan as follows: a. Carpet: The carpet was new at the start of the tenancy in 2023. The IRD depreciation schedules (residential chattels) estimate that carpet has a useful life of 8 years. As the carpet was two years old at the end of the tenancy I have taken that into account when awarding compensation. b. Vinyl: the entry inspection report records that the vinyl in the kitchen was in poor condition at the start of the tenancy. I therefore consider that the vinyl 1 Report titled “Methamphetamine contamination in residential properties: Exposures, risk levels, and interpretation of standards” by Sir Peter Gluckman, May 2018, which stated that a contamination level below 15ug/100cm was unlikely to have an adverse effect – this level has been adopted by the Tribunal with approval from the District court in Full Circle Real Estate Limited v Piper [2019] NZDC 4947 was in need of replacement and so I have not ordered any compensation in respect of the vinyl.

Because Linkpeople Limited has substantially succeeded with the claim I have reimbursed the filing fee.

Claims and awards in Tenancy Tribunal application 5342795 — net $8,339.00 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Methamphetamine decontamination - kitchen	$2,415.00	Methamphetamine decontamination - kitchen
Cleaning - kitchen	$402.50	Cleaning - kitchen
Replace rangehood and ducting	$632.50	Replace rangehood and ducting
Replace missing kitchen drawers	$322.00	Replace missing kitchen drawers
Repair and paint walls in kitchen	$345.00	Repair and paint walls in kitchen
Remove and dispose of furniture and rubbish - lounge	$632.50	Remove and dispose of furniture and rubbish - lounge
Replace carpet and underlay (removed by tenant) - lounge	$759.00	Replace carpet and underlay (removed by tenant) - lounge
Repair walls and repaint - hallway	$322.00	Repair walls and repaint - hallway
Remove and dispose of rubbish - bathroom	$138.00	Remove and dispose of rubbish - bathroom
Replace shower door handle	$103.50	Replace shower door handle
Repair walls and repaint - bedroom 1	$402.50	Repair walls and repaint - bedroom 1
Rubbish removal and disposal - bedroom 1	$138.00	Rubbish removal and disposal - bedroom 1
Replace door and lock - bedroom 1	$345.00	Replace door and lock - bedroom 1
Repair walls and repaint - bedroom 2	$402.50	Repair walls and repaint - bedroom 1
Rubbish removal and disposal - bedroom 2	$138.00	Rubbish removal and disposal - bedroom 1
Replace lock - bedroom 2	$103.50	Replace lock - bedroom 2
Repair walls and repaint - bedroom 3	$402.50	Repair walls and repaint - bedroom 1
Rubbish removal and disposal - bedroom 3	$138.00	Rubbish removal and disposal - bedroom 1
Electrical fittings replacement/repair: (certificate of verification due to tampering to meter box	$805.00	Electrical fittings replacement/repair: (certificate of verification due to tampering to meter box
Net award	$8,339.00
Total payable by Tenant to Landlord	$8,339.00

Claims and awards in Tenancy Tribunal application 5342795 — net $8,339.00 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.

Claim

Landlord

Tenant

Reason

Methamphetamine decontamination - kitchen

$2,415.00

Methamphetamine decontamination - kitchen

Cleaning - kitchen

$402.50

Cleaning - kitchen

Replace rangehood and ducting

$632.50

Replace rangehood and ducting

Replace missing kitchen drawers

$322.00

Replace missing kitchen drawers

Repair and paint walls in kitchen

$345.00

Repair and paint walls in kitchen

Remove and dispose of furniture and rubbish - lounge

$632.50

Remove and dispose of furniture and rubbish - lounge

Replace carpet and underlay (removed by tenant) - lounge

$759.00

Replace carpet and underlay (removed by tenant) - lounge

Repair walls and repaint - hallway

$322.00

Repair walls and repaint - hallway

Remove and dispose of rubbish - bathroom

$138.00

Remove and dispose of rubbish - bathroom

Replace shower door handle

$103.50

Replace shower door handle

Repair walls and repaint - bedroom 1

$402.50

Repair walls and repaint - bedroom 1

Rubbish removal and disposal - bedroom 1

$138.00

Rubbish removal and disposal - bedroom 1

Replace door and lock - bedroom 1

$345.00

Replace door and lock - bedroom 1

Repair walls and repaint - bedroom 2

$402.50

Repair walls and repaint - bedroom 1

Rubbish removal and disposal - bedroom 2

$138.00

Rubbish removal and disposal - bedroom 1

Replace lock - bedroom 2

$103.50

Replace lock - bedroom 2

Repair walls and repaint - bedroom 3

$402.50

Repair walls and repaint - bedroom 1

Rubbish removal and disposal - bedroom 3

$138.00

Rubbish removal and disposal - bedroom 1

Electrical fittings replacement/repair: (certificate of verification due to tampering to meter box

$805.00

Electrical fittings replacement/repair: (certificate of verification due to tampering to meter box

Net award

$8,339.00

Total payable by Tenant to Landlord

$8,339.00

Order

Anne Ngauamo must pay Linkpeople Limited $8,339.00 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $608.00 (5348267-009) to Linkpeople Limited immediately.

Reasons

Only the landlord attended the hearing, represented by Mr Kumar.
The tenant did not attend. I am satisfied that the tenant has been served with this application in accordance with the provisions of the Residential Tenancies Act 1986 and so the hearing proceeded in the tenant’s absence.
This is a social housing tenancy that began on 19 May 2025 and ended on 22 July 2025. Did the tenant comply with their obligations at the end of the tenancy and are they responsible for damage?
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.
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.
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.
Mr Kumar did the inspection personally and told the Tribunal about the condition of the property at the end of the tenancy. The landlord also filed both ingoing and outgoing inspection photos, a pre-tenancy methamphetamine testing report, methamphetamine testing reports during the tenancy, a methamphetamine testing report towards the end of the tenancy, an electrical report and invoice and an invoice for rubbish disposal, cleaning and repairs.
After hearing from Mr Kumar and after reviewing the photos and other evidence I am satisfied that: a. A large amount of rubbish was left throughout the entire property and outside; b. The property was not left reasonably clean and tidy; c. The kitchen was contaminated with methamphetamine to a level of
8μg/100cm 2 (above the Gluckman standard 1 of 15μg/100cm 2 ) during the tenancy; d. Two kitchen cupboards were missing; e. The walls throughout the property had a large number of holes and damage that the tenant had tried to patch unsuccessfully; f. Numerous walls had been painted either grey or black without consent; g. The rangehood and ducting had been from the kitchen; h. The vinyl flooring had been removed from the kitchen; i. The carpet and underlay had been removed from the lounge; j. The shower door handle was missing; k. Various doors and locks were damaged; l. The electricity meter had been tampered with.
I am satisfied that that the property was not left reasonably clean and tidy, the tenant did not removed rubbish, and that the damage referred to above occurred during the tenancy and is more than fair wear and tear.
The landlord provided invoices for cleaning, rubbish removal and repairs of the above items which I consider to be reasonable.
The amounts ordered are proved.
I have taken into account 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 taken into account the age and condition of the items at the start of the tenancy and their likely useful lifespan as follows: a. Carpet: The carpet was new at the start of the tenancy in 2023. The IRD depreciation schedules (residential chattels) estimate that carpet has a useful life of 8 years. As the carpet was two years old at the end of the tenancy I have taken that into account when awarding compensation. b. Vinyl: the entry inspection report records that the vinyl in the kitchen was in poor condition at the start of the tenancy. I therefore consider that the vinyl 1 Report titled “Methamphetamine contamination in residential properties: Exposures, risk levels, and interpretation of standards” by Sir Peter Gluckman, May 2018, which stated that a contamination level below 15ug/100cm was unlikely to have an adverse effect – this level has been adopted by the Tribunal with approval from the District court in Full Circle Real Estate Limited v Piper [2019] NZDC 4947 was in need of replacement and so I have not ordered any compensation in respect of the vinyl.
Because Linkpeople Limited has substantially succeeded with the claim I have reimbursed the filing fee.

Tenancy Tribunal case 5342795 — Property damage at 6A Deborah Place, Mangere, Auckland 2022

At a glance

Tenancy Tribunal case 5342795 — Property damage at 6A Deborah Place, Mangere, Auckland 2022

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