Tenantcheck Insights · Case study
Tenancy Tribunal case 5416549 — Rent arrears at 4 Pallant Street, Manurewa, Auckland 2102
Published 1 April 2026 · Application 5416549
- Rent arrears
- Cleanliness
- Property damage
At a glance
Key facts from the published tribunal order.
Outcome
Landlord favoured
From published order
Location
Auckland
Tribunal region
Adjudicator
R Merrett
Dispute themes
Award balance
Gross awards, any bond applied per the order, and the remaining balance payable.
- Gross award
- $6,639.32
- Bond payment as ordered
- −$2,760.00
- Total balance for Tenant to pay Landlord
- $3,879.32
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 26 September 2025 | $1,380.00 | Rent arrears to 26 September 2025 | |
| Cleaning | $876.37 | Cleaning | |
| Carpet Cleaning | $450.00 | Carpet Cleaning | |
| Rubbish removal | $1,421.05 | Rubbish removal | |
| Lawns and Garden work | $190.00 | Lawns and Garden work | |
| Lock/key replacement | $219.65 | Lock/key replacement | |
| Window repairs | $465.75 | Window repairs | |
| Rehang and replace doors | $1,066.63 | Rehang and replace doors | |
| Replace lounge carpets | $541.87 | Replace lounge carpets | |
| Filing fee reimbursement | $28.00 | Filing fee reimbursement | |
| Net award | $3,879.32 | ||
| Total payable by Tenant to Landlord | $3,879.32 |
Claims and awards for application 5416549 — net $3,879.32 NZD. Verify on MoJ.
Rent arrears to 26 September 2025
- Amount
- $1,380.00
- Awarded to
- Landlord
- Reason
- Rent arrears to 26 September 2025
Cleaning
- Amount
- $876.37
- Awarded to
- Landlord
- Reason
- Cleaning
Carpet Cleaning
- Amount
- $450.00
- Awarded to
- Landlord
- Reason
- Carpet Cleaning
Rubbish removal
- Amount
- $1,421.05
- Awarded to
- Landlord
- Reason
- Rubbish removal
Lawns and Garden work
- Amount
- $190.00
- Awarded to
- Landlord
- Reason
- Lawns and Garden work
Lock/key replacement
- Amount
- $219.65
- Awarded to
- Landlord
- Reason
- Lock/key replacement
Window repairs
- Amount
- $465.75
- Awarded to
- Landlord
- Reason
- Window repairs
Rehang and replace doors
- Amount
- $1,066.63
- Awarded to
- Landlord
- Reason
- Rehang and replace doors
Replace lounge carpets
- Amount
- $541.87
- Awarded to
- Landlord
- Reason
- Replace lounge carpets
Filing fee reimbursement
- Amount
- $28.00
- Awarded to
- Landlord
- Reason
- Filing fee reimbursement
Net award
Landlord $3,879.32
Total payable by Tenant to Landlord
Landlord $3,879.32
Claim types — money lines allowed on this order
Order
- Aqua-Lee Matthews must pay JDL Premier Asset Management Limited and Guy Denniston $3,879.32 immediately, calculated as shown in table below.
- The Bond Centre is to pay the bond of $2,760.00 (5931129-011) to JDL Premier Asset Management Limited and Guy Denniston immediately.
Reasons
- Ms Schoeman attended the hearing for the landlord. The tenant did not attend. She was phoned on the number provided but the call went to voicemail.
- 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?
- On 22 July 2025 the landlord gave then tenant a 90 day notice to end the tenancy on 22 October 2025 and he claims rent up to the expiry date on that notice. However, the tenant vacated earlier, and the landlord changed the locks and keys on 26 September 2025. This means that the landlord has taken back possession of the premises on 26 September and the tenancy ended at that time.
- The amount of rent owing to the end of the tenancy (26 September 2025) has been established by the production of a rent record.
Did the tenant comply with their obligations at the end of the tenancy?
- The tenant did not leave the premises reasonably clean and tidy, did not remove all rubbish and did not return the keys as required by section 40(1)(e)(ii)-(v) of the Residential Tenancies Act 1986 (the Act).
- The amounts ordered are proved by the production of invoices.
Is the tenant responsible for the damage to the premises?
- The landlord has established that the premises were damaged during the tenancy, in particular: 3 bedroom doors, a bedroom wardrobe door, and the hall cupboard door were damaged by holes; another wardrobe door in a bedroom had been removed and was required to be rehung; two windows in the front bedroom were broken; and the carpets, particularly in the lounge, were damaged by large patches of a wax like substance that could not be removed by cleaning. The damage is beyond fair wear and tear and the tenant has not disproved liability for it: sections 40(2)(a), 41 and 49B of the Act.
- The amounts ordered are proved. Betterment and depreciation has been taken into account for the damage to the lounge carpets. 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 of the carpets (they were new in April 2023) and their likely useful lifespan (approximately 10 to 12 years in living rooms).
- The landlord has been successful in his claims and is therefore entitled to payment of the Tribunal application 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)
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 5416549?
The tribunal order states: Aqua-Lee Matthews must pay JDL Premier Asset Management Limited and
How much money was awarded in case 5416549?
Cleaning: $450.00 awarded to landlord; Cleaning: $876.37 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $190.00 awarded to landlord; Property Damage: $219.65 awarded to landlord; Property Damage: $465.75 awarded to landlord; Rehang And Replace Doors: $1,066.63 awarded to landlord; Rent Arrears: $1,380.00 awarded to landlord; Replace Lounge Carpets: $541.87 awarded to landlord; Rubbish Removal: $1,421.05 awarded to landlord
What type of tenancy dispute was case 5416549?
The primary dispute was Rent arrears. Related themes: Cleanliness, Property damage.
Where can I read the official tribunal order for case 5416549?
The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13383428-Tenancy_Tribunal_Order.pdf.