Tenant Ordered to Pay Rent Arrears and Damages

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[2026] NZTT 5442888

TENANCY TRIBUNAL AT PALMERSTON NORTH | TE TARAIPIUNARA RETIHANGA KI TE PAPAIOEA

APPLICANT: [redacted]

RESPONDENT: [redacted]

Tenant

TENANCY ADDRESS: [ADDRESS], [POSTCODE]

ORDER

1. [NAME_3] and [NAME_4] must pay [COMPANY_1] On Behalf Of [COMPANY_2] $8,237.65 immediately, calculated as shown in the table below.

2. The Bond Centre is to pay the bond of $2,240.00 (3396824-002) to [COMPANY_1] On Behalf Of [COMPANY_2] immediately.

Description Landlord Rent arrears $1,914.29 Lock/key replacement $389.00 Cleaning $1,518.00 Rubbish removal $632.04 Carpet Cleaning: flea treatment $146.63 Carpet Cleaning $700.06 Lawns and Garden work $399.63 Replace furnishings: carpets $3,500.00 Repairs: three doors $450.00 Repairs: painting $800.00 Filing fee reimbursement $28.00 Total award $10,477.65 Bond $2,240.00 Total payable by Tenant to Landlord $8,237.65

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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 20 February 2026. 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. The evidence showed that the tenant took what they wanted, left anything else behind and made no attempt to clean.

6. The tenant did not return the keys.

7. The amounts ordered are proved.

Is the tenant responsible for the damage to the premises?

8. 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.

9. 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.

10. 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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11. 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.

12. 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.

13. The landlord provided photographic evidence that the following damage was caused during the tenancy:

a. The carpets in every room were extensively damaged by staining and pet urine.

b. The bathroom and two bedroom doors were damaged by holes that appear to have been kicked in them.

c. There were two holes in the lounge wall.

d. There was damage to the wall next to the stove.

e. In bedroom 1 there were multiple tears to the wallpaper where hooks or other fixtures were removed.

f. In bedroom 2 there was extensive staining on one wall.

g. In bedroom 3 there were extensive cat scratches.

14. The landlord provided two reports from professional carpet cleaners confirming that the stains could not be removed and that because of the animal urine damage the carpets needed replacement. One of the cleaners attempted to clean the carpets unsuccessfully. One of the reports confirmed the presence of the animal urine.

15. The damage is more than fair wear and tear, and the tenant has not disproved liability for the damage.

16. From its nature and extent, all the damage was intentional damage.

17. The amounts ordered are proved.

18. I have considered betterment and depreciation. The landlord should be returned to the position they would have been in had the tenant not breached their obligations, and should not be better or worse off. The landlord gave evidence that the carpet in the lounge, hallway and dining area was new at the start of the tenancy. The carpet in the three bedrooms appeared to be older than eight years but still retained a utility value and would not have required replacement but for the actions of the tenant. A fair amount has been calculated and awarded taking into account these factors.

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19. Because [COMPANY_1] On Behalf Of [COMPANY_2] has substantially succeeded with the claim I have reimbursed the filing fee.

G Baker

09 June 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 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: