Tenantcheck Insights · Case study
Tenancy Tribunal case 5381843 — Rent arrears at 29 Hinonga Loop, Silverdale, Silverdale 0932
Published 15 May 2026 · Application 5381843
- Rent arrears
- Property damage
- Cleanliness
At a glance
Key facts from the published tribunal order.
Outcome
Landlord favoured
From published order
Location
Silverdale
Tribunal region
Adjudicator
R Kee
Dispute themes
Claims & awards
What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.
| Claim | Landlord | Tenant | Reason |
|---|---|---|---|
| Rent arrears to 23 March 2025 | $897.86 | Rent arrears to 23 March 2025 | |
| Water rates | $549.31 | Water rates | |
| Cleaning | $448.50 | Cleaning | |
| Lawns and garden work | $342.00 | Lawns and garden work | |
| Rubbish removal | $920.00 | Rubbish removal | |
| Replace broken wardrobe handle | $51.75 | Replace broken wardrobe handle | |
| Replace toilet seat | $115.00 | Replace toilet seat | |
| Repair vertical blinds | $92.00 | Repair vertical blinds | |
| Wall paint repairs | $276.00 | Wall paint repairs | |
| Repair banister stay | $40.25 | Repair banister stay | |
| Replace door stopper | $40.25 | Replace door stopper | |
| Replace carpets: 3 x excesses | $1,200.00 | Replace carpets: 3 x excesses | |
| Lock/key/remote replacements: 1 x excess | $250.00 | Lock/key/remote replacements: 1 x excess | |
| Filing fee reimbursement | $28.00 | Filing fee reimbursement |
Claims and awards for application 5381843. Verify on MoJ.
Rent arrears to 23 March 2025
- Amount
- $897.86
- Awarded to
- Landlord
- Reason
- Rent arrears to 23 March 2025
Water rates
- Amount
- $549.31
- Awarded to
- Landlord
- Reason
- Water rates
Cleaning
- Amount
- $448.50
- Awarded to
- Landlord
- Reason
- Cleaning
Lawns and garden work
- Amount
- $342.00
- Awarded to
- Landlord
- Reason
- Lawns and garden work
Rubbish removal
- Amount
- $920.00
- Awarded to
- Landlord
- Reason
- Rubbish removal
Replace broken wardrobe handle
- Amount
- $51.75
- Awarded to
- Landlord
- Reason
- Replace broken wardrobe handle
Replace toilet seat
- Amount
- $115.00
- Awarded to
- Landlord
- Reason
- Replace toilet seat
Repair vertical blinds
- Amount
- $92.00
- Awarded to
- Landlord
- Reason
- Repair vertical blinds
Wall paint repairs
- Amount
- $276.00
- Awarded to
- Landlord
- Reason
- Wall paint repairs
Repair banister stay
- Amount
- $40.25
- Awarded to
- Landlord
- Reason
- Repair banister stay
Replace door stopper
- Amount
- $40.25
- Awarded to
- Landlord
- Reason
- Replace door stopper
Replace carpets: 3 x excesses
- Amount
- $1,200.00
- Awarded to
- Landlord
- Reason
- Replace carpets: 3 x excesses
Lock/key/remote replacements: 1 x excess
- Amount
- $250.00
- Awarded to
- Landlord
- Reason
- Lock/key/remote replacements: 1 x excess
Filing fee reimbursement
- Amount
- $28.00
- Awarded to
- Landlord
- Reason
- Filing fee reimbursement
Claim types — money lines allowed on this order
Order
Blair Shaitan Edmonds must immediately pay Opes Property Management North Limited as agent for Anderson Consulting Aotearoa Ltd $5,250.92 immediately, calculated as shown in table below. DescriptionLandlord Rent arrears to 23 March 2025$897.86 Water rates$549.31 Cleaning$448.50 Lawns and garden work$342.00 Rubbish removal$920.00 Replace broken wardrobe handle$51.75 Replace toilet seat$115.00 Repair vertical blinds$92.00 Wall paint repairs$276.00 Repair banister stay$40.25 Replace door stopper$40.25 Replace carpets: 3 x excesses @ $400.00$1,200.00 Lock/key/remote replacements: 1 x excess$250.00 Filing fee reimbursement$28.00 Total award$5,250.92
Reasons
- I heard this matter yesterday at the North Shore District Court.
- Carmel Kavermann attended the hearing for the landlord.
- The tenant did not attend. The hearing proceeded in their absence.
- The landlord has applied for rent arrears, compensation, and reimbursement of the filing fee following the end of the tenancy.
How much does the tenant owe for rent and water rates?
- The tenancy ended on 23 March 2026. Ms Kavermann provided rent records and water rates invoices 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. 1
- The tenant did not leave the premises reasonably clean and tidy, did not remove all rubbish, did not return the keys or the garage remotes.
- The amounts ordered for cleaning, lawn and garden work, rubbish removal, and replacing the keys and remotes are proved.
Is the tenant responsible for the damage to the premises?
- The landlord claims for fixing a gate latch, replacing a broken off wardrobe handle, replacing a broken toilet seat, repairing the lower connecting chain on the lounge’s vertical blinds, repairing significant wall paint damage, repairing a broken off stair banister wall stay, replacing a missing door stop, and replacing carpet due to extensive indelible staining to three different carpet areas.
- I am not satisfied that the gate latch was damaged during the tenancy because Ms Kavermann could not produce photographs proving the damage. I am satisfied that the damage alleged did occur during the tenancy and is more than fair wear and tear. 1 Residential Tenancies Act 1986 (RTA) s 40(1)(e)(ii)-(v).
- The tenant has not proven they did not carelessly or intentionally cause or permit the damage. 2
- 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. 3 In this case, the landlord successfully claimed the cost of replacing three areas of carpet from its insurer but had to pay three excesses of $400.00 each.
- I have adjusted the amounts ordered to account for 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 assessed the age and condition of the items at the start of the tenancy and their likely remaining useful lifespan at the time the damage occurred.
- The amounts ordered are proved. Filing fee
- The tenant must reimburse the landlord for the filing fee.
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), s49B(3)
Key findings
- Dispute theme: rent arrears
- Dispute theme: cleaning
- Dispute theme: property damage
Property management
Frequently asked questions
Common questions about this Tenancy Tribunal case.
What was the outcome of Tenancy Tribunal case 5381843?
The tribunal order states: Blair Shaitan Edmonds must immediately pay Opes Property Management North
How much money was awarded in case 5381843?
Cleaning: $448.50 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $342.00 awarded to landlord; Property Damage: $250.00 awarded to landlord; Property Damage: $92.00 awarded to landlord; Property Damage: $276.00 awarded to landlord; Property Damage: $40.25 awarded to landlord; Rent Arrears: $897.86 awarded to landlord; Replace Broken Wardrobe Handle: $51.75 awarded to landlord; Replace Carpets: 3 X Excesses: $1,200.00 awarded to landlord; Replace Door Stopper: $40.25 awarded to landlord; Replace Toilet Seat: $115.00 awarded to landlord; Rubbish Removal: $920.00 awarded to landlord; Water Rates: $549.31 awarded to landlord
What type of tenancy dispute was case 5381843?
The primary dispute was Rent arrears. Related themes: Property damage, Cleanliness.
Where can I read the official tribunal order for case 5381843?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13605606-Tenancy_Tribunal_Order.pdf.