What was the outcome of Tenancy Tribunal case 5417349?

The tribunal order states: Phillipa Devlyn must pay 360 Property Management Limited As Agent For Saha

How much money was awarded in case 5417349?

Cleaning: $833.75 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawn Mowing And Edge Tidy: $212.75 awarded to landlord; Pest Control: $205.00 awarded to landlord; Property Damage: $531.30 awarded to landlord; Rent Credit As At 23 October 2025: $340.00 awarded to tenant; Rubbish Removal: $1,026.38 awarded to landlord; Water Rates: $160.97 awarded to landlord

What type of tenancy dispute was case 5417349?

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

Where can I read the official tribunal order for case 5417349?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13591978-Tenancy_Tribunal_Order.pdf.

What was the outcome of Tenancy Tribunal case 5417349?

The tribunal order states: Phillipa Devlyn must pay 360 Property Management Limited As Agent For Saha

How much money was awarded in case 5417349?

Cleaning: $833.75 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawn Mowing And Edge Tidy: $212.75 awarded to landlord; Pest Control: $205.00 awarded to landlord; Property Damage: $531.30 awarded to landlord; Rent Credit As At 23 October 2025: $340.00 awarded to tenant; Rubbish Removal: $1,026.38 awarded to landlord; Water Rates: $160.97 awarded to landlord

What type of tenancy dispute was case 5417349?

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

Where can I read the official tribunal order for case 5417349?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13591978-Tenancy_Tribunal_Order.pdf.

12 Solveig Place, Randwick Park, Auckland 2105 Tenancy Tribunal Case 5417349 — Cleanliness

Reasons

Claims and awards in Tenancy Tribunal application 5417349 — net $278.15 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Tenant	Reason
Water rates as at 23 October 2025	$160.97		Water rates as at 23 October 2025
Cleaning and carpet cleaning	$833.75		Cleaning and carpet cleaning
Rubbish removal	$1,026.38		Rubbish removal
Lawn mowing and edge tidy	$212.75		Lawn mowing and edge tidy
Pest control	$205.00		Pest control
Replacement bedroom 2 door	$531.30		Replacement bedroom 2 door
Filing fee reimbursement	$28.00		Filing fee reimbursement
Rent credit as at 23 October 2025		$340.00	Rent credit as at 23 October 2025
Total award	$2,998.15	$340.00
Net award	$278.15
Total payable by Tenant to Landlord	$278.15

This application was scheduled to be heard by video conference. The tenant did not connect to the Teams link provided to her and nor did she ring in to the hearing as directed in the Notice of Hearing sent to her. I also tried to call her on two telephone numbers provided to her and both calls wen unanswered. The hearing proceeded in her absence.

The landlord has applied for rent arrears, compensation, payment of the bond, and reimbursement of the filing fee following the end of the tenancy. Rent and water rates

The tenancy ended on 23 October 2025. At that time there was $340.00 in rent credit and I have applied this to the outstanding debt.

I accept the water invoices which show that at the end of the tenancy $160.97 was outstanding in water rates.

Did the tenant comply with her 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 a considerable amount of rubbish behind, both inside and outside of the house. I note that in an email dated 29 October 2025 the tenant advised the landlord that all that had been left behind should be treated as rubbish and so it all needed to be disposed of.

The photographs also show that no attempt seemed to have been made to clean the premises or even vacuum the carpet. I also accept the evidence that because the premises were left so dirty there was an invasion of German cockroaches.

Further, the photographs show that the lawn had not been mowed for quite some time prior to the tenant vacating.

The amounts ordered to remedy these issues are proved with invoices.

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.

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 (or four weeks' market rent in the case of a tenant paying income-related rent). See section 49B(3)(a) RTA.

I accept the evidence indicating that the house was newly renovated when the tenant moved in, but at the end of the tenancy a bedroom door was so badly cracked it needed replacement. This damage is clearly more than fair wera and tear.

The cost of replacing the door is less than the excess payable to the landlord’s insurer and so the tenant is required to pay for the replacement cost of this door.

This cost has been invoiced at $531.30. Filing fee reimbursement

I am ordering the tenant to reimburse the filing fee to the landlord because the landlord was wholly successful with the claim against her. C ter Haar 13 May 2026

Claims and awards in Tenancy Tribunal application 5417349 — net $278.15 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Tenant	Reason
Water rates as at 23 October 2025	$160.97		Water rates as at 23 October 2025
Cleaning and carpet cleaning	$833.75		Cleaning and carpet cleaning
Rubbish removal	$1,026.38		Rubbish removal
Lawn mowing and edge tidy	$212.75		Lawn mowing and edge tidy
Pest control	$205.00		Pest control
Replacement bedroom 2 door	$531.30		Replacement bedroom 2 door
Filing fee reimbursement	$28.00		Filing fee reimbursement
Rent credit as at 23 October 2025		$340.00	Rent credit as at 23 October 2025
Total award	$2,998.15	$340.00
Net award	$278.15
Total payable by Tenant to Landlord	$278.15

Order

Phillipa Devlyn must pay 360 Property Management Limited As Agent For Saha Investments Ltd $278.15 immediately, calculated as shown in table below.
The Bond Centre is to pay the bond of $2,380.00 (5283528-010) to 360 Property Management Limited As Agent For Saha Investments Ltd immediately.

Reasons

This application was scheduled to be heard by video conference. The tenant did not connect to the Teams link provided to her and nor did she ring in to the hearing as directed in the Notice of Hearing sent to her. I also tried to call her on two telephone numbers provided to her and both calls wen unanswered. The hearing proceeded in her absence.
The landlord has applied for rent arrears, compensation, payment of the bond, and reimbursement of the filing fee following the end of the tenancy. Rent and water rates
The tenancy ended on 23 October 2025. At that time there was $340.00 in rent credit and I have applied this to the outstanding debt.
I accept the water invoices which show that at the end of the tenancy $160.97 was outstanding in water rates.

Did the tenant comply with her 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 a considerable amount of rubbish behind, both inside and outside of the house. I note that in an email dated 29 October 2025 the tenant advised the landlord that all that had been left behind should be treated as rubbish and so it all needed to be disposed of.
The photographs also show that no attempt seemed to have been made to clean the premises or even vacuum the carpet. I also accept the evidence that because the premises were left so dirty there was an invasion of German cockroaches.
Further, the photographs show that the lawn had not been mowed for quite some time prior to the tenant vacating.
The amounts ordered to remedy these issues are proved with invoices.

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.
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 (or four weeks' market rent in the case of a tenant paying income-related rent). See section 49B(3)(a) RTA.
I accept the evidence indicating that the house was newly renovated when the tenant moved in, but at the end of the tenancy a bedroom door was so badly cracked it needed replacement. This damage is clearly more than fair wera and tear.
The cost of replacing the door is less than the excess payable to the landlord’s insurer and so the tenant is required to pay for the replacement cost of this door.
This cost has been invoiced at $531.30. Filing fee reimbursement
I am ordering the tenant to reimburse the filing fee to the landlord because the landlord was wholly successful with the claim against her. C ter Haar 13 May 2026

Tenancy Tribunal case 5417349 — Cleanliness at 12 Solveig Place, Randwick Park, Auckland 2105

At a glance

Tenancy Tribunal case 5417349 — Cleanliness at 12 Solveig Place, Randwick Park, Auckland 2105

At a glance

Award balance

Claims & awards

Order

Reasons

Did the tenant comply with her obligations at the end of the tenancy?

Is the tenant responsible for the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions

Award balance

Claims & awards

Order

Reasons

Did the tenant comply with her obligations at the end of the tenancy?

Is the tenant responsible for the damage to the premises?

Topics & place

Residential Tenancies Act sections

Key findings

Property management

Frequently asked questions