Tenant Ordered to Pay $5,635.24 for Cleaning and Repairs
📌 In brief
The Tenancy Tribunal ordered a tenant to pay the landlord $5,635.24 for cleaning and repair costs after determining that the tenant left the rental property unreasonably dirty and damaged beyond normal wear and tear.
⚖️ Legal holding
A tenant is liable for leaving the premises unreasonably dirty and damaged beyond fair wear and tear.
📖 What the law says
This section states that a tenant must keep the rented property reasonably clean and tidy. It also requires the tenant to leave the property in a reasonably clean and tidy condition and remove all rubbish when the tenancy ends.
Plain-English explanation — does not replace advice from a lawyer.
📖 Technical summary
The Tenancy Tribunal ordered the tenant to pay the landlord $5,635.24 for cleaning and repair costs.
📜 Headnote Official document
The Tenancy Tribunal ordered the tenant to pay the landlord $5,635.24 for cleaning and repair costs after finding that the tenant left the premises unreasonably dirty and damaged beyond fair wear and tear.
📚 Full judgment Official document
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[2025] NZTT 5101070
TENANCY TRIBUNAL AT MANUKAU | TE TARAIPIUNARA RETIHANGA KI MANUKAU
APPLICANT: [redacted]
Landlord
RESPONDENT: [redacted]
Tenant
TENANCY ADDRESS: [ADDRESS], [POSTCODE]
ORDER
1. [NAME] must pay [COMPANY] $5,635.24 immediately, calculated as shown in table below.
Description Landlord Tenant Cleaning $214.50 Rubbish removal: exterior $774.56 Rubbish removal: interior $3,027.40 Replace oven tray $63.34 Repairs: walls $866.80 Repairs: ranch slider $943.09 Repairs: handrails $269.84 Minus Rent credit $524.29 Total award $6,159.53 $524.29 Net award $5,635.24 Total payable by Tenant to Landlord $5,635.24
Reasons:
1. Only the applicant landlord attended the hearing.
2. The landlord has applied for compensation following the end of the tenancy.
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Did the tenant comply with their obligations at the end of the tenancy?
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.
4. The tenant did not leave the premises reasonably clean and tidy and did not remove all rubbish.
5. The following chattels were missing at the end of the tenancy: One oven tray.
6. The amounts ordered are proved. Photographs and proof of the costs sought were provided.
Is the tenant responsible for the damage to the premises?
7. 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.
8. 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.
9. Where the damage is careless and is not covered by the landlord's insurance, the tenant's liability is limited to four weeks' rent (or market rent). See section 49B(3)(b) RTA. Where insurance money is irrecoverable because of the tenant's conduct, the property is treated as if it is not insured against the damage. See section 49B(3A)(a) RTA.
10. 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.
11. Damage is intentional where a person intends to cause damage and takes the necessary steps to achieve that purpose. Damage is also intentional where a person does something, or allows a situation to continue, knowing that damage is a certainty. See Guo v Korck [2019] NZHC 1541.
12. The following damage was caused during the tenancy: Extensive damage to walls including multiple holes throughout the premises. and two broken handrails on the stairs. There was also a broken ranch slider in the living room.
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The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
13. The amounts ordered are proved. Entry and exit photographs were provided and proof of the costs claimed for the repairs.
[NAME]
17 March 2025
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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 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/
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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 was ordered to pay for cleaning costs because the premises were not left reasonably clean and tidy.
- The tenant was ordered to pay for rubbish removal because all rubbish was not removed from the premises.
- The tenant was ordered to pay for a missing oven tray because it was a chattel provided for their benefit.
- The amounts ordered were proven by photographs and proof of costs for repairs and cleaning.
Patterns observed in similar cases in this collection — every case is unique.
❓ Frequently asked questions
What did this decision decide?
The Tenancy Tribunal ordered the tenant to pay the landlord $5,635.24 for cleaning and repair costs.
What was the dispute about?
The dispute was about the condition of the rental property at the end of the tenancy and whether the tenant was responsible for the costs of cleaning and repairs.
How did the court decide, and why?
The court decided that the tenant was responsible for the costs because they left the premises unreasonably dirty and damaged beyond fair wear and tear.
Which laws or rules were applied?
The Residential Tenancies Act 1986, sections 40(1)(e)(ii)-(v) 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 reasonably clean and tidy and had caused damage beyond fair wear and tear.
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 property is left in a reasonable state of cleanliness and without unnecessary damage at the end of the tenancy.
What evidence or documents mattered?
Photographs and proof of the costs sought were provided as evidence.