What was the outcome of Tenancy Tribunal case 5467133?

The tribunal order states: Natasha Jeffery must pay Wolfbrook Property Management Limited $1,219.30

How much money was awarded in case 5467133?

Cleaning: $730.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $201.25 awarded to landlord; Painting Walls: $500.00 awarded to landlord; Pest Control: $281.75 awarded to landlord; Rent Arrears: $426.00 awarded to landlord; Rubbish Removal: $1,612.30 awarded to landlord

What type of tenancy dispute was case 5467133?

The primary dispute was Cleanliness. Related themes: Rent arrears.

Where can I read the official tribunal order for case 5467133?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13736486-Tenancy_Tribunal_Order.pdf.

What was the outcome of Tenancy Tribunal case 5467133?

The tribunal order states: Natasha Jeffery must pay Wolfbrook Property Management Limited $1,219.30

How much money was awarded in case 5467133?

Cleaning: $730.00 awarded to landlord; Filing Fee: $28.00 awarded to landlord; Lawns and Garden Work: $201.25 awarded to landlord; Painting Walls: $500.00 awarded to landlord; Pest Control: $281.75 awarded to landlord; Rent Arrears: $426.00 awarded to landlord; Rubbish Removal: $1,612.30 awarded to landlord

What type of tenancy dispute was case 5467133?

The primary dispute was Cleanliness. Related themes: Rent arrears.

Where can I read the official tribunal order for case 5467133?

The official Ministry of Justice published order is available at https://forms.justice.govt.nz/search/Documents/TTV2/PDF/13736486-Tenancy_Tribunal_Order.pdf.

195 Forfar Street, Maryhill, Dunedin 9011 Tenancy Tribunal Case 5467133 — Cleanliness

Order

Claims and awards in Tenancy Tribunal application 5467133 — net $1,219.30 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 22/1/2026	$426.00	Rent arrears to 22/1/2026
Carpet Cleaning	$730.00	Carpet Cleaning
Cleaning & rubbish removal	$1,612.30	Cleaning & rubbish removal
Lawns and Garden work	$201.25	Lawns and Garden work
Pest control	$281.75	Pest control
Painting walls	$500.00	Painting walls
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$1,219.30
Total payable by Tenant to Landlord	$1,219.30

Natasha Jeffery must pay Wolfbrook Property Management Limited $1,219.30 immediately, calculated as shown in table below:

The Bond Centre is to pay the bond of $2,560.00 (BN-00013907) to Wolfbrook Property Management Limited immediately.

The application for further compensation of $650.00 is dismissed.

Reasons

The landlord attended the hearing.

On 12/3/2026 the landlord applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.

The tenancy was for a fixed term from 20/12/2024 to 22/1/2026 at $640.00 rent per week.

How much is owed for rent?

The tenancy ended on 22/1/2026.

The landlord provided rent records which prove the amount owing at the end of the tenancy.

An award has been made for the $426.00 claimed.

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 is required to replace worn out smoke alarm batteries during the tenancy. See section 40(1)(ca) Residential Tenancies Act 1986.

The landlord claimed compensation of $2,825.30 as follows: a. $730.00 carpet cleaning, b. $1,612.30 for cleaning and rubbish removal, c. $281.75 for pest control due to flies, d. $201.25 gardening.

In support of the claim the landlord provided entry and exit reports with photographs dated 24/12/2024 and 26/1/2026 respectively and invoices.

I am satisfied by the evidence that the tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish.

The amounts ordered 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.

Where the damage is careless, and occurs after 27 August 2019, section 49B RTA applies. If the landlord becomes aware of the damage after 27 August, the damage is presumed to have occurred after that date unless the tenant proves otherwise.

The landlord claimed compensation of $1,150.00 as follows: a. $650.00 insurance excess for replacement of carpets, b. $500.00 contribution to repainting five walls.

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.

Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for. See section 49B(1) RTA.

I am persuaded by the evidence of the landlord and the property inspection reports that damage was caused during the tenancy to the carpets and walls.

I consider the claim for $500.00 towards painting of the walls is reasonable as a contribution because of the existing fair wear and tear evident on the entry inspection report.

However, the claim for the insurance excess fails because I have awarded the costs of carpet cleaning, and the Tribunal does not usually award both.

As the landlord has largely succeeded with the claim, I have awarded the filing fee.

Claims and awards in Tenancy Tribunal application 5467133 — net $1,219.30 NZD. Amounts reconciled from the published order (claims sum and net total). Verify on MoJ.
Claim	Landlord	Reason
Rent arrears to 22/1/2026	$426.00	Rent arrears to 22/1/2026
Carpet Cleaning	$730.00	Carpet Cleaning
Cleaning & rubbish removal	$1,612.30	Cleaning & rubbish removal
Lawns and Garden work	$201.25	Lawns and Garden work
Pest control	$281.75	Pest control
Painting walls	$500.00	Painting walls
Filing fee reimbursement	$28.00	Filing fee reimbursement
Net award	$1,219.30
Total payable by Tenant to Landlord	$1,219.30

Order

Natasha Jeffery must pay Wolfbrook Property Management Limited $1,219.30 immediately, calculated as shown in table below:
The Bond Centre is to pay the bond of $2,560.00 (BN-00013907) to Wolfbrook Property Management Limited immediately.
The application for further compensation of $650.00 is dismissed.

Reasons

The landlord attended the hearing.
On 12/3/2026 the landlord applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.
The tenancy was for a fixed term from 20/12/2024 to 22/1/2026 at $640.00 rent per week.

How much is owed for rent?

The tenancy ended on 22/1/2026.
The landlord provided rent records which prove the amount owing at the end of the tenancy.
An award has been made for the $426.00 claimed.

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 is required to replace worn out smoke alarm batteries during the tenancy. See section 40(1)(ca) Residential Tenancies Act 1986.
The landlord claimed compensation of $2,825.30 as follows: a. $730.00 carpet cleaning, b. $1,612.30 for cleaning and rubbish removal, c. $281.75 for pest control due to flies, d. $201.25 gardening.
In support of the claim the landlord provided entry and exit reports with photographs dated 24/12/2024 and 26/1/2026 respectively and invoices.
I am satisfied by the evidence that the tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish.
The amounts ordered 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.
Where the damage is careless, and occurs after 27 August 2019, section 49B RTA applies. If the landlord becomes aware of the damage after 27 August, the damage is presumed to have occurred after that date unless the tenant proves otherwise.
The landlord claimed compensation of $1,150.00 as follows: a. $650.00 insurance excess for replacement of carpets, b. $500.00 contribution to repainting five walls.
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.
Tenants are liable for the cost of repairing damage that is intentional or which results from any activity at the premises that is an imprisonable offence. This applies to anything the tenant does and anything done by a person they are responsible for. See section 49B(1) RTA.
I am persuaded by the evidence of the landlord and the property inspection reports that damage was caused during the tenancy to the carpets and walls.
I consider the claim for $500.00 towards painting of the walls is reasonable as a contribution because of the existing fair wear and tear evident on the entry inspection report.
However, the claim for the insurance excess fails because I have awarded the costs of carpet cleaning, and the Tribunal does not usually award both.
As the landlord has largely succeeded with the claim, I have awarded the filing fee.

Tenancy Tribunal case 5467133 — Cleanliness at 195 Forfar Street, Maryhill, Dunedin 9011

At a glance

Tenancy Tribunal case 5467133 — Cleanliness at 195 Forfar Street, Maryhill, Dunedin 9011

At a glance

Award balance

Claims & awards

Order

Reasons

How much is owed for rent?

Did the tenant comply with their 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

How much is owed for rent?

Did the tenant comply with their 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