Tenantcheck Insights · Case study
Tenancy Tribunal case 5383041 — Property damage at 21 Orontes Street, Shirley, Christchurch 8013
Published 22 January 2026 · Application 5383041
- Property damage
- Cleanliness
At a glance
Key facts from the published tribunal order.
Outcome
Landlord favoured
From published order
Location
Christchurch
Tribunal region
Dispute themes
Award balance
Gross awards, any bond applied per the order, and the remaining balance payable.
- Gross award
- $4,242.47
- Total balance for Tenant to pay Landlord
- $4,041.63
Claims & awards
What this tenancy cost at tribunal — claim, category, amount, and party awarded, with reconciled net total.
| Claim | Landlord | Tenant | Reason |
|---|---|---|---|
| Cleaning | $888.16 | Cleaning | |
| Lawns and Garden work | $467.83 | Lawns and Garden work | |
| Repair 4 holes in walls and doors | $423.06 | Repair 4 holes in walls and doors | |
| Carpet replacement in living room and bedrooms 1, 2, 3 | $2,363.00 | Carpet replacement in living room and bedrooms 1, 2, 3 | |
| Payments made | $100.42 | Payments made | |
| Total award | $4,142.05 | $100.42 | |
| Net award | $4,041.63 | ||
| Total payable by Tenant to Landlord | $4,041.63 |
Claims and awards for application 5383041 — net $4,041.63 NZD. Verify on MoJ.
Cleaning
- Amount
- $888.16
- Awarded to
- Landlord
- Reason
- Cleaning
Lawns and Garden work
- Amount
- $467.83
- Awarded to
- Landlord
- Reason
- Lawns and Garden work
Repair 4 holes in walls and doors
- Amount
- $423.06
- Awarded to
- Landlord
- Reason
- Repair 4 holes in walls and doors
Carpet replacement in living room and bedrooms 1, 2, 3
- Amount
- $2,363.00
- Awarded to
- Landlord
- Reason
- Carpet replacement in living room and bedrooms 1, 2, 3
Payments made
- Amount
- $100.42
- Awarded to
- Tenant
- Reason
- Payments made
Total award
Landlord $4,142.05 · Tenant $100.42
Net award
Landlord $4,041.63
Total payable by Tenant to Landlord
Landlord $4,041.63
Claim types — money lines allowed on this order
Order
- Bronwyn Shirlyann Noble must pay Kāinga Ora–Homes And Communities $4,041.63 immediately, calculated as shown in table below.
Reasons
- Both parties attended the hearing which was held by teleconference.
- The landlord has applied for compensation following 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 photographs show that the tenant left these premises in a very dirty condition and that the lawns were significantly overgrown.
- The amounts ordered to remedy these issues 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.
- The photographs show that the carpet in the living room and the four bedrooms were heavily stained – well beyond what could be considered fair wear and tear.
- The carpet is two years old and in ordering the tenant to pay the cost of replacement of these carpets, depreciation has been taken into account.
- The photographs also show that there were holes in the walls and doors which the tenant accepted occurred during her tenancy.
- The amount ordered to repair these holes is proved. Payments
- I note that the tenant has been paying $5.00 per week towards these costs. I have taken these payments into account when ordering her to pay a total of $4,041.63. C ter Haar 22 January 2026
Topics & place
Topics are dispute themes across the order (not the same as claim-type money lines).
Residential Tenancies Act sections
s1, s11, 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 5383041?
The tribunal order states: Bronwyn Shirlyann Noble must pay Kāinga Ora–Homes And Communities
How much money was awarded in case 5383041?
Cleaning: $888.16 awarded to landlord; Lawns and Garden Work: $467.83 awarded to landlord; Payments Made: $100.42 awarded to tenant; Property Damage: $2,363.00 awarded to landlord; Walls and Doors: $423.06 awarded to landlord
What type of tenancy dispute was case 5383041?
The primary dispute was Property damage. Related themes: Cleanliness.
Where can I read the official tribunal order for case 5383041?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13008772-Tenancy_Tribunal_Order.pdf.