Tenantcheck Insights · Case study
Tenancy Tribunal case 5361683 — Property damage at Unit/Flat Flat 1, 115 Langdons Road, Papanui, Christchurch
Published 3 February 2026 · Application 5361683
- Property damage
- Cleanliness
At a glance
Key facts from the published tribunal order.
Outcome
Landlord favoured
From published order
Location
Christchurch
Tribunal region
Adjudicator
R Morgan
Dispute themes
Award balance
Gross awards, any bond applied per the order, and the remaining balance payable.
- Gross award
- $3,212.58
- Total balance for Tenant to pay Landlord
- $1,754.00
Claims & awards
What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.
| Claim | Landlord | Tenant | Reason |
|---|---|---|---|
| Cleaning | $329.50 | Cleaning | |
| Rubbish removal | $1,131.09 | Rubbish removal | |
| Replace furnishings: Curtains - Depreciated Cost | $145.00 | Replace furnishings: Curtains - Depreciated Cost | |
| Repairs: Doors | $505.12 | Repairs: Doors | |
| Repairs: Painting & walls | $372.58 | Repairs: Painting & walls | |
| Rent Credit - End of Tenancy | $444.29 | Rent Credit - End of Tenancy | |
| Payments Made to Date (19 weeks @ per week | $285.00 | Payments Made to Date (19 weeks @ per week | |
| Total award | $2,483.29 | $729.29 | |
| Net award | $1,754.00 | ||
| Total payable by Tenant to Landlord | $1,754.00 |
Claims and awards for application 5361683 — net $1,754.00 NZD. Verify on MoJ.
Cleaning
- Amount
- $329.50
- Awarded to
- Landlord
- Reason
- Cleaning
Rubbish removal
- Amount
- $1,131.09
- Awarded to
- Landlord
- Reason
- Rubbish removal
Replace furnishings: Curtains - Depreciated Cost
- Amount
- $145.00
- Awarded to
- Landlord
- Reason
- Replace furnishings: Curtains - Depreciated Cost
Repairs: Doors
- Amount
- $505.12
- Awarded to
- Landlord
- Reason
- Repairs: Doors
Repairs: Painting & walls
- Amount
- $372.58
- Awarded to
- Landlord
- Reason
- Repairs: Painting & walls
Rent Credit - End of Tenancy
- Amount
- $444.29
- Awarded to
- Tenant
- Reason
- Rent Credit - End of Tenancy
Payments Made to Date (19 weeks @ per week
- Amount
- $285.00
- Awarded to
- Tenant
- Reason
- Payments Made to Date (19 weeks @ per week
Total award
Landlord $2,483.29 · Tenant $729.29
Net award
Landlord $1,754.00
Total payable by Tenant to Landlord
Landlord $1,754.00
Claim types — money lines allowed on this order
Order
- Ashleigh Jones must pay Kāinga Ora–Homes And Communities $1,754.00 immediately, calculated as shown in table below.
Reasons
- A representative of the landlord attended the hearing.
- The tenant did not attend by the video link provided in the notice of hearing. She did not dial into the hearing on the numbers provided in the notice of hearing, and did not answer a call made to her mobile number during the hearing.
- The landlord has applied for compensation following the end of the tenancy.
- At the hearing, the landlord withdrew claims for internal rubbish removal ($169.86) and painting a bedroom ceiling ($101.21). It also withdrew claims for damages costs incurred during the tenancy ($407.57).
- Rent was in credit at the end of the tenancy and the tenant has been making payments towards the damages claimed. Those amounts have been applied in Order 1 above, to produce a net figure owing 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 did not leave the premises reasonably clean and tidy, and did not remove all rubbish. The landlord provided and a breakdown of the costs incurred. The rubbish removal claim relates to the garage and exterior/section of the premises. The amounts awarded are proved.
- Curtains were missing at the end of the tenancy. The landlord claimed the depreciated replacement cost of $145.00. It also provided photographs to prove its claim.
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.
- Walls, ceilings and doors were damaged during the tenancy. The tenant had poorly and partially painted over walls or doors in many rooms of the house. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
- The landlord provided photographs and a breakdown of the repair costs incurred.
Topics & place
Topics are dispute themes across the order (not the same as claim-type money lines).
Residential Tenancies Act sections
s40(1), s40(2)
Key findings
- Dispute theme: cleaning
- Dispute theme: property damage
Frequently asked questions
Common questions about this Tenancy Tribunal case.
What was the outcome of Tenancy Tribunal case 5361683?
The tribunal order states: Ashleigh Jones must pay Kāinga Ora–Homes And Communities $1,754.00
How much money was awarded in case 5361683?
Cleaning: $329.50 awarded to landlord; Payments Made To Date (19 Weeks @ Pe…: $285.00 awarded to tenant; Rent Credit - End Of Tenancy: $444.29 awarded to tenant; Doors: $505.12 awarded to landlord; Painting & Walls: $372.58 awarded to landlord; Replace furnishings: Curtains - Depr…: $145.00 awarded to landlord; Rubbish Removal: $1,131.09 awarded to landlord
What type of tenancy dispute was case 5361683?
The primary dispute was Property damage. Related themes: Cleanliness.
Where can I read the official tribunal order for case 5361683?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13067225-Tribunal_Order.pdf.