Tenant Ordered to Pay $1,067.75 for Cleaning and Repairs
📌 In brief
The Tenancy Tribunal ordered the tenant to pay $1,067.75 for cleaning, repairing a damaged wall, and removing rubbish after the tenant left the rental unit in poor condition at the end of the lease.
⚖️ Legal holding
A tenant is liable for cleaning and repair costs if the premises are left in a state requiring significant remediation beyond normal wear and tear.
📖 What the law says
This section states that a tenant must keep the rented property reasonably clean and tidy during the tenancy. When the tenancy ends, the tenant must leave the premises in a reasonably clean and tidy condition and remove all rubbish.
This section makes a tenant responsible for the actions of anyone they allow into the property. If that person does something that would break the tenancy agreement if the tenant had done it, the tenant is held accountable.
Plain-English explanation — does not replace advice from a lawyer.
📖 Technical summary
The Tribunal found the tenant liable for cleaning, damage to the wall, and rubbish removal costs.
📜 Headnote Official document
The Tenancy Tribunal found the tenant liable for $1,067.75 in cleaning, wall repair, and rubbish removal costs after the tenant failed to leave the premises in a reasonable condition at the end of the tenancy.
📚 Full judgment Official document
__________________________________________________________________________________ 5189279 1
[2025] NZTT 5189279
TENANCY TRIBUNAL AT REMOTE LOCATION | TE TARAIPIUNARA RETIHANGA
APPLICANT: [redacted] ([COMPANY])
Landlord
RESPONDENT: [redacted]
Tenant
TENANCY ADDRESS: Unit/[ADDRESS], [POSTCODE]
ORDER
1. [NAME] must pay [COMPANY] As Agent For C Turnbull ([COMPANY]) $1,067.75 immediately, calculated as shown in the table below.
Description Landlord Tenant Damage to wall $327.75 Cleaning $172.50 Rubbish removal $540.50 Filing fee reimbursement $27.00 Total award $1,067.75 Total payable by Tenant to Landlord $1,067.75
Reasons:
1. A hearing was held today by teleconference. The landlord attended the hearing. The Tribunal was unable to contact the tenant using the phone number provided. I am satisfied that the notice of hearing was properly served on the tenant, and it was therefore appropriate to proceed with the hearing in the tenant’s absence.
2. The landlord has applied for compensation, damages and reimbursement of the filing fee following the end of the tenancy.
__________________________________________________________________________________ 5189279 2
Did the tenant comply with their obligations?
3. 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 (“RTA”).
4. 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.
5. The tenancy commenced on 20 May 2024 and ended on 19 February 2025. Following the end of the tenancy, the landlord filed an application seeking compensation for cleaning, damage to the premises, and rubbish removal. The claims were supported by invoices, photographs, and a final property inspection report.
6. The claim for cleaning in the amount of $172.50 relates to end-of-tenancy cleaning, including the kitchen, oven, cupboards, bathroom, and general disposal of items left in the property. The Tribunal is satisfied that this cleaning was necessary due to the tenant’s failure to leave the premises reasonably clean and tidy. The amount claimed is reasonable and supported by an invoice.
7. The landlord also seeks compensation of $327.75 for repair to a damaged wall. The landlord’s evidence included photographs and an invoice confirming the nature and extent of the damage. The Tribunal is satisfied that the damage was caused during the tenancy. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
8. The third claim is for rubbish removal costs of $540.50. The evidence shows that the tenant left behind a substantial amount of rubbish and unwanted items, including furniture, mattresses, bikes, and other goods, which the landlord was required to remove and dispose of. The invoice for removal and dumping fees is consistent with the items identified in the landlord’s photographic evidence.
9. Accordingly, I find that the landlord’s claims are proven and reasonable in the circumstances.
__________________________________________________________________________________ 5189279 3
Filing fee
10. As the landlord has wholly succeeded with the claim, I must order the tenant to reimburse the filing fee.
[NAME]
15 May 2025
__________________________________________________________________________________ 5189279 4
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 for the payment of less than $1000 • a final order to undertake work worth 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 tenancy.govt.nz/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 tenancy.govt.nz/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.tenancy.govt.nz/disputes/enforcing-decisions https://www.tenancy.govt.nz/disputes/enforcing-decisions http://www.tenancy.govt.nz/disputes/enforcing-decisions/
__________________________________________________________________________________ 5189279 5
A manaomia nisi faamatalaga poo se fesoasoani, e uiga i lau mataupu, asiasi ifo le matou aupega tafailagi: tenancy.govt.nz/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 tenant failed to leave the premises reasonably clean and tidy.
- The tenant left behind a substantial amount of rubbish and unwanted items.
- The damage to the wall was caused during the tenancy and was more than fair wear and tear.
- The tenant did not disprove liability for the damage to the wall.
- The cleaning costs were necessary due to the tenant’s failure to maintain cleanliness.
❌ Tends to be rejected
- The tenant did not provide evidence to refute the landlord's claims.
- The tenant did not attend the hearing to present their side of the story.
- The tenant did not remove all rubbish as required by the Residential Tenancies Act 1986.
- The tenant did not prove that the damage to the wall was due to fair wear and tear.
- The tenant did not challenge the reasonableness of the cleaning and rubbish removal costs.
Patterns observed in similar cases in this collection — every case is unique.
❓ Frequently asked questions
What did this decision decide?
The tenant was ordered to pay $1,067.75 for cleaning, repairing a damaged wall, and removing rubbish.
What was the dispute about?
The dispute was about the tenant's responsibility for cleaning and repairs at the end of the tenancy.
How did the court decide, and why?
The court decided that the tenant was liable for the costs because the premises were left in a state requiring significant remediation beyond normal wear and tear.
Which laws or rules were applied?
The Residential Tenancies Act 1986, sections 40(1)(e)(ii)-(v), 40(2)(a), 41, and 49B were applied.
What was the argument that mattered most?
The argument that mattered most was that the tenant had not left the premises in a reasonable condition at the end of the tenancy.
Was the decision for or against the person who brought the case?
The decision was for the landlord, who brought the case.
What does this mean for someone in a similar situation?
Someone in a similar situation should ensure that the rental unit is left in a reasonable condition at the end of the tenancy to avoid liability for cleaning and repair costs.
What evidence or documents mattered?
Invoices, photographs, and a final property inspection report mattered in this case.