Tenant Ordered to Pay $6,243.15 for Damages and Arrears
📌 In brief
The Tenancy Tribunal ruled that a tenant must pay the landlord $6,243.15 for damages to the rental property and unpaid rent. The decision was based on the Residential Tenancies Act 1986, which states that tenants are responsible for damages beyond normal wear and tear.
⚖️ Legal holding
A tenant is liable for damages to the premises that exceed fair wear and tear.
📖 What the law says
This section outlines a tenant's responsibilities, which include paying rent on time, keeping the property reasonably clean and tidy, and notifying the landlord of any damage or needed repairs. When moving out, the tenant must leave the property in a reasonably clean and tidy condition and remove all their belongings and rubbish.
Plain-English explanation — does not replace advice from a lawyer.
📖 Technical summary
The Tenancy Tribunal ordered the tenant to pay the landlord $6,243.15 for various damages and arrears.
📜 Headnote Official document
The Tenancy Tribunal ordered the tenant to pay the landlord $6,243.15 for various damages and unpaid rent. The decision was based on the Residential Tenancies Act 1986, which holds tenants liable for damages exceeding fair wear and tear.
📚 Full judgment Official document
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[2025] NZTT 5158291
TENANCY TRIBUNAL AT PALMERSTON NORTH | TE TARAIPIUNARA RETIHANGA KI TE PAPAIOEA
APPLICANT: [redacted]
Landlord
RESPONDENT: [redacted]
Tenant
TENANCY ADDRESS: Unit/[ADDRESS], [POSTCODE]
ORDER
1. [NAME] must pay [COMPANY] $6,243.15 immediately, calculated as shown in the table below.
2. [COMPANY] is to pay the bond of $1,001.00 (3139663-030) to [COMPANY] immediately.
Description Landlord Rent arrears $1,663.00 Lock/key replacement: and lock repairs $287.50 Carpet Cleaning $270.25 Cleaning $725.83 Lawns and Garden work $160.00 Repairs: sliding door $721.51 Repairs: front door $767.51 Repairs: cladding $257.93 Repairs: hallway cupboard $288.07 Repairs: 3 internal doors $1,310.98 Window repairs: back door $242.05 Replace furnishings: curtains and rails $522.52 Filing fee reimbursement $27.00 Total award $7,244.15 Bond $1,001.00 Total payable by Tenant to Landlord $6,243.15
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Reasons:
1. The landlord attended the hearing.
2. The landlord has applied for rent arrears, compensation, refund of the bond, and reimbursement of the filing fee following the end of the tenancy.
How much is owed for rent?
3. The tenancy ended on 19 December 2024. The landlord provided rent records which prove the amount owing at the end of the tenancy.
Did the tenant comply with their obligations at the end of the tenancy?
4. 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.
5. The landlord provided photographic evidence that the tenant did not leave the premises reasonably clean and tidy, and did not remove all rubbish.
6. The tenant did not return the keys.
7. The landlord provided photographic evidence that the curtains and rails were missing at the end of the tenancy.
8. The amounts ordered are proved.
Is the tenant responsible for the damage to the premises?
9. 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.
10. 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.
11. 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.
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12. 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.
13. 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.
14. The following damage was caused during the tenancy:
a. Glass in the back door was broken. This was careless damage.
b. An internal sliding door had been intentionally damaged with the lock smashed off.
c. The front door and frame had been intentionally damaged by the use of force.
d. Outside cladding had been damaged carelessly by the tenant’ car.
e. Slat boards in a hallway cupboard had been intentionally removed and required replacement.
f. Three internal doors including hardware were missing at the end of the tenancy. Their removal was intentional damage.
15. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.
16. The amounts ordered are proved.
17. [COMPANY] has wholly succeeded with the claim I must reimburse the filing fee.
G Baker
12 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 landlord proved the amount of rent owing at the end of the tenancy with rent records.
- The landlord provided photographic evidence that the premises were not left clean and tidy, and rubbish was not removed.
- The tenant did not return the keys at the end of the tenancy.
- The landlord provided photographic evidence that curtains and rails were missing.
- The tenant did not disprove liability for the damage that was more than fair wear and tear.
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 $6,243.15 for damages and unpaid rent.
What was the dispute about?
The dispute was about the tenant's responsibility for damages to the rental property and unpaid rent at the end of the tenancy.
How did the court decide, and why?
The court decided that the tenant must pay the landlord $6,243.15 because the damages exceeded fair wear and tear, and the tenant did not fulfill their obligations at the end of the tenancy.
Which laws or rules were applied?
The Residential Tenancies Act 1986, specifically sections 40(1)(e) and 49B, were applied.
What was the argument that mattered most?
The argument that mattered most was that the damages to the property were more than fair wear and tear, and the tenant did not return the keys or the curtains and rails.
Was the decision for or against the person who brought the case?
The decision was against the tenant who brought the case.
What does this mean for someone in a similar situation?
For someone in a similar situation, they should ensure that the rental property is left in a reasonable state and that all required items are returned at the end of the tenancy.
What evidence or documents mattered?
Photographic evidence of the damages and records of unpaid rent were crucial to the decision.