Tenant Ordered to Pay Rent Arrears and Property Damage Costs
📌 In brief
The Tenancy Tribunal ruled that the tenant must pay rent arrears, water rates, and damages for cleaning and repairs due to property damage beyond fair wear and tear. The tenant accepted responsibility for these costs.
⚖️ Legal holding
A tenant is liable for rent arrears, water rates, and damages exceeding fair wear and tear.
📖 What the law says
This section states that a tenant must pay rent on time as agreed in their tenancy agreement. It also requires tenants to keep the property reasonably clean and tidy, and to leave it in that condition when they move out, removing 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 rent arrears, water rates, and damages for cleaning and repairs.
📜 Headnote Official document
The Tenancy Tribunal ordered the tenant to pay rent arrears, water rates, and damages for cleaning and repairs due to property damage beyond fair wear and tear. The tenant accepted liability for the damages.
📚 Full judgment Official document
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[2025] NZTT 5133909
TENANCY TRIBUNAL AT REMOTE LOCATION | TE TARAIPIUNARA RETIHANGA
APPLICANT: [redacted]
Landlord
RESPONDENT: [redacted]
Tenant
TENANCY ADDRESS: [ADDRESS], [POSTCODE]
ORDER
[NAME] and [NAME] must pay [COMPANY] As Agent For [NAME] $3,109.06 immediately, calculated as shown in table below.
Description Landlord Tenant Rent arrears to 26 November 2024 $40.00 Water rates $478.54 Cleaning $150.00 Rubbish removal: including wall repairs $741.45 Carpet Cleaning $446.00 Lounge carpet replacement (insurance excess only) $1,000.00 Lock/key replacement $253.07 Total award $3,109.06 Total payable by Tenant to Landlord $3,109.06
Reasons:
1. Both parties attended the hearing.
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2. The landlord has applied for rent arrears, water rates and compensation following the end of the tenancy.
How much is owed for rent and water rates?
3. The tenancy ended on 26 November 2024. The landlord provided rent records and water rates invoices which prove the amount owing at the end of the tenancy.
4. The tenant accepts the charges.
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 tenant did not leave the premises reasonably clean and tidy, and did not remove all rubbish.
7. The tenant did not return the keys.
8. The amounts ordered are proved and the tenant accepts the charges.
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. 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.
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13. The walls and carpet were damaged during the tenancy. The damage is more than fair wear and tear, and the tenant accepts liability for the damage.
14. The amounts ordered are proved.
15. The tenant’s liability in relation to carpet replacement costs has been limited to the lesser of the insurance excess.
J Tam
24 April 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 arrears and water rates by providing records and invoices.
- The tenant accepted the charges for rent and water rates.
- The tenant did not leave the premises reasonably clean and tidy, nor did they remove all rubbish.
- The tenant did not return the keys at the end of the tenancy.
- The walls and carpet were damaged beyond fair wear and tear, and the tenant accepted liability.
Patterns observed in similar cases in this collection — every case is unique.
❓ Frequently asked questions
What did this decision decide?
The tenant must pay rent arrears, water rates, and damages for cleaning and repairs due to property damage beyond fair wear and tear.
What was the dispute about?
The dispute was about the tenant's responsibility for rent arrears, water rates, and property damage beyond fair wear and tear.
How did the court decide, and why?
The court decided that the tenant must pay the specified amounts because the tenant accepted liability for the damages and the landlord provided proof of the charges.
Which laws or rules were applied?
The Residential Tenancies Act 1986, sections 40(1)(e) and 49B, were applied.
What was the argument that mattered most?
The argument that mattered most was that the tenant accepted liability for the damages and the landlord provided proof of the charges.
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?
Someone in a similar situation should ensure that they leave the rental property in a reasonable state of cleanliness and repair to avoid such costs.
What evidence or documents mattered?
The rent records and water rates invoices provided by the landlord mattered in proving the amount owing at the end of the tenancy.