Tenancy Tribunal Orders Tenant to Pay Cleaning Costs
📌 In brief
The Tenancy Tribunal ruled that a tenant must pay $425 for cleaning costs after a dispute with the landlord over the amount. The decision was based on the requirement under section 40(1)(e) of the Residential Tenancies Act 1986, which mandates tenants to leave premises reasonably clean and tidy at the end of tenancy.
⚖️ Legal holding
A tenant is required to leave premises reasonably clean and tidy at the end of tenancy, as per section 40(1)(e) of the Residential Tenancies Act 1986.
📖 What the law says
This section outlines a tenant's responsibilities, including the requirement to leave the rental property in a reasonably clean and tidy condition when the tenancy ends, and to remove all their belongings and rubbish.
Plain-English explanation — does not replace advice from a lawyer.
📖 Technical summary
The Tribunal ordered the tenant to pay cleaning costs after a dispute over the amount.
📜 Headnote Official document
The Tenancy Tribunal ruled that the tenant must pay $425 for cleaning costs after a dispute over the amount claimed by the landlord. The decision was based on the requirement under section 40(1)(e) of the Residential Tenancies Act 1986, which mandates tenants to leave premises reasonably clean and tidy at the end of tenancy.
📚 Full judgment Official document
OUTCOME: Dismissed
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[2026] NZTT 5436931
TENANCY TRIBUNAL AT REMOTE LOCATION | TE TARAIPIUNARA RETIHANGA
APPLICANT: [redacted]
Tenant
RESPONDENT: [redacted]
Landlord
TENANCY ADDRESS: Unit/Flat [ADDRESS], [POSTCODE]
ORDER
1. [APPELLANT] is to pay the sum of $425.00 to [RESPONDENT] immediately.
Reasons:
Background:
1. Both parties attended the hearing by the remote registry.
2. The background to this case is that the tenancy was one that lasted just short of four years.
3. When the tenancy ended the landlord claimed for cleaning costs along with other costs. The case went to mediation and all matters were resolved excluding the cleaning costs.
4. The tenant disputes the amount of the cleaning costs. At mediation it was agreed that the landlord would contribute to some of the costs and the remaining outstanding invoice of $425.00 is before me for consideration.
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Did the tenant comply with their obligations at the end of the tenancy?
5. 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.
6. The landlord claims for a cleaning invoice of $575.00. The tenant claims that this is excessive, and he is not prepared to pay that amount.
7. The amount of the invoice agreed to was reduced to $425 for the purposes of this hearing. I am therefore required to determine if that amount is reasonable.
8. The tenant claimed that the clean included the ‘exhaust fan’ and heat pump. He stated this was not necessary and over and above what he is legally required to clean. He stated that when he googled the company that the package the landlord purchased included cleaning those items. However, that is no longer on the website, and I have no evidence that it did include the excessive cleaning of these items that the tenant claims.
9. The tenant was also under the understanding that the exit inspection report was given to the cleaner for them to clean parts of the dishwasher and appliances, however this was incorrect.
10. The tenant did not provide evidence of other alternative cleaning companies that could have carried out the work at a lesser rate.
11. The invoice shows the ‘deep clean’ cost $240, carpet cleaning was $180.00 and the remainder was for travel parking and GST.
12. The tenant claims that that is excessive for a one-bedroom apartment. The apartment had a bathroom, kitchen and small entrance. However, he has not produced independent evidence to show what should have been a reasonable cost.
13. Whilst the tenant points to some issues in the exit inspection report, this was not made available to the cleaner requesting them to clean all items photographed. The photo evidence produced by the respondent showed that it was not unreasonable to have the carpet cleaned given some stains existed. It was not unreasonable to have the fridge cleaned out and the walls and doors wiped down to remove what had been spilt. Whilst the tenant claimed it was probability residue from his cleaning products he used, they still required a wipe. The toilet also required a better clean to re tenant the property.
14. Having considered all of the evidence and submissions from both parties I find on the balance of probabilities that the cleaning was reasonable and therefore the invoice is due and owing.
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15. The reduced amount of the invoice of $425.00 is therefore proven and ordered.
[NAME]
28 May 2026
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Please read carefully: Visit justice.govt.nz/tribunals/tenancy/rehearings-appeals for more information on rehearings and appeals.
Rehearings You can apply for a rehearing if you believe that a substantial wrong or miscarriage of justice has happened. For example: • you did not get the letter telling you the date of the hearing, or • the adjudicator improperly admitted or rejected evidence, or • new evidence, relating to the original application, has become available.
You must give reasons and evidence to support your application for a rehearing. A rehearing will not be granted just because you disagree with the decision. You must apply within five working days of the decision using the Application for Rehearing form: justice.govt.nz/assets/Documents/Forms/TT-Application-for-rehearing.pdf
Right of Appeal Both the landlord and the tenant can file an appeal. You should file your appeal at the District Court where the original hearing took place. The cost for an appeal is $260. You must apply within 10 working days after the decision is issued using this Appeal to the District Court form: justice.govt.nz/tribunals/tenancy/rehearings-appeals
Grounds for an appeal You can appeal if you think the decision was wrong, but not because you don’t like the decision. For some cases, there’ll be no right to appeal. For example, you can’t appeal: • against an interim order • a final order, or the failure to make an order, where the amount in dispute on appeal is
less than $1000 • a final order to undertake work, or the failure to make an order, where the value of the
work in dispute on appeal is less than $1000.
Enforcement Where the Tribunal made an order about money or property this is called a civil debt. The Ministry of Justice Collections Team can assist with enforcing civil debt. You can contact the collections team on [PHONE] or go to justice.govt.nz/fines/civil-debt for forms and information.
Notice to a party ordered to pay money or vacate premises, etc. Failure to comply with any order may result in substantial additional costs for enforcement. It may also involve being ordered to appear in the District Court for an examination of your means or seizure of your property.
If you require further help or information regarding this matter, visit [NAME]/disputes/enforcing- decisions or phone Tenancy Services on [PHONE].
Mēna ka hiahia koe ki ētahi atu awhina, kōrero ranei mo tēnei take, haere ki tenei ipurangi [NAME]/disputes/enforcing-decisions, waea atu ki Ratonga Takirua ma runga [PHONE] ranei.
https://www.justice.govt.nz/tribunals/tenancy/rehearings-appeals https://www.justice.govt.nz/assets/Documents/Forms/TT-Application-for-rehearing.pdf https://www.justice.govt.nz/tribunals/tenancy/rehearings-appeals/ https://www.justice.govt.nz/fines/about-civil-debt/ https://www.[NAME]/disputes/enforcing-decisions https://www.[NAME]/disputes/enforcing-decisions http://www.[NAME]/disputes/enforcing-decisions/
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A manaomia nisi faamatalaga poo se fesoasoani, e uiga i lau mataupu, asiasi ifo le matou aupega tafailagi: [NAME]/disputes/enforcing-decisions, pe fesootai mai le Tenancy Services i le numera [PHONE].
Reasons:
⚖️ What tends to weigh in cases like this
✅ Tends to be accepted
- The landlord's photo evidence showed that cleaning the carpet was reasonable due to existing stains.
- It was reasonable to have the fridge cleaned and walls/doors wiped to remove spills.
- The toilet required a better clean for the property to be re-tenanted.
- The tribunal found that the cleaning was reasonable, and the reduced invoice amount was due.
❌ Tends to be rejected
- The tenant's claim that exhaust fan and heat pump cleaning was unnecessary was not supported by evidence.
Patterns observed in similar cases in this collection — every case is unique.
❓ Frequently asked questions
What did this decision decide?
The Tribunal ordered the tenant to pay $425 for cleaning costs.
Who was involved?
A tenant and a landlord were involved in a dispute over cleaning costs at the end of a tenancy agreement.
How did the court decide, and why?
The court decided that the tenant must pay $425 for cleaning costs based on evidence presented by both parties and the requirement under section 40(1)(e) of the Residential Tenancies Act 1986.
Which laws or rules were applied?
Section 40(1)(e) of the Residential Tenancies Act 1986 was applied.
What was the argument that mattered most?
The tenant's obligation to leave premises reasonably clean and tidy at the end of tenancy, as per section 40(1)(e), was central to the decision.
Was the decision for or against the person who brought the case?
The decision was against the tenant.
What does this mean for someone in a similar situation?
Tenants should ensure they leave premises reasonably clean and tidy at the end of tenancy to avoid disputes over cleaning costs.
What evidence or documents mattered?
Evidence such as invoices, exit inspection reports, and photo evidence were important in determining the reasonableness of the cleaning costs.
Can a decision like this be appealed?
Yes, either party can appeal within 10 working days if they believe there was a substantial wrong or miscarriage of justice.
Is it worth getting a lawyer for a case like this?
It is advisable to seek legal advice from a qualified lawyer for specific guidance on your situation.