Top 5 Tenant Disputes (and How We Actually Solved Them)
- Patrick Rankin
- Dec 11, 2025
- 4 min read
Because preventable problems should stay… well, preventable.
If you’ve owned a rental property for more than five minutes, you already know the truth:
Tenant disputes almost never come out of nowhere.
They come from:
unclear expectations
missing documentation
slow communication
mismatched definitions of “tidy,” “clean,” or “urgent,”
and occasionally a tenant who is absolutely convinced an oven cleans itself (if only).
After decades dealing with lawns, leaks, access issues, cleaning debates, rent arrears — and yes, one heated stand-off over who should replace a light bulb — we’ve learned this:
Nearly very tenant dispute is preventable with the right system
Your new lead magnet puts this perfectly:
“Evidence ends arguments. Arguments begin when evidence is missing.”
So in this blog, we’re walking you through the Top 5 Tenant Disputes we see in New Zealand, how we resolved each one, and — importantly — how landlords can prevent them before they ever start.
1. Lawns & Gardens — “The Jumanji Sequel”
Let’s be honest:
You say “maintain the garden,” and your tenant hears “try your best between Netflix episodes.”
We once conducted an inspection where the backyard had advanced beyond “messy” and entered “ecological preserve.” If David Attenborough had wandered out and started narrating, I wouldn’t have been surprised.
Why this dispute happens
Your lead magnet nails it: unclear expectations and missing documentation cause most disputes.
If the tenancy agreement says “tenants maintain gardens,” but the entry photos don’t clearly show what the garden looked like, you’re inviting arguments.
How we resolve it
Send clear comparison photos
Explain expectations
Offer reasonable time for the tenant to remedy
If still not resolved → 14-day notice to remedy under the RTA
How to prevent it (for landlords)
Capture 100+ entry photos including lawns, edges, gardens, planter boxes, and hedges
State lawn/garden responsibilities clearly in the tenancy agreement
Conduct routine inspections every 3 months
Educate tenants early — don’t wait until the garden goes full Jurassic Park
2. Maintenance Delays — “Is This My Job or Yours?”
This is where expectations collide:
Tenants: “Something’s broken — please fix it now.”
Landlords: “That looks like damage — I’m not paying for that.”
Property manager: holding 400 photos and trying not to sigh audibly.
Why this dispute happens
Your guide explains this perfectly:
delays
unclear communication
no urgency system
confusion around responsibilities
How we resolve it
It all comes back to evidence.
We compare:
entry inspection photos
routine inspection notes
tenant communication
the type of damage
the likely cause
If it’s wear and tear → landlord responsibility
If it’s carelessness or accidental damage → tenant responsibility (repair or excess)
If it’s neglect because it wasn’t reported early → this may affect insurance
How to prevent it (for landlords)
Your guide recommends having a clear priority system, and it’s absolutely right:
Urgent: 48 hours
Prompt: 1–3 days
Non-urgent: 7–14 days
And record every step.
A property that’s maintained consistently disputes less — and costs less — over the long term.
3. Access & Inspections — “I Don’t Want You Coming In”
Most tenants are fine with inspections.
Some even leave freshly baked muffins out, and honestly, that’s how you win us over.
But access disputes happen — often because the tenant is anxious, embarrassed, or simply misinformed about the law.
Why this dispute happens
Your lead magnet lists it clearly:
incorrect notice
short notice
poor tone
too frequent visits
failure to explain why access is needed
How we resolve it
Clarify rights and responsibilities under the RTA
Offer reasonable times
Keep communication calm, neutral, and recorded
If refusal continues → 14-day notice
Still no luck → Tribunal application
How to prevent it (for landlords)
You prevent 90% of access disputes by:
serving notice correctly
giving fair warning
explaining the reason (especially for repairs)
being friendly and predictable
documenting attempts respectfully
4. Cleaning & Damage at Vacate — “It Was Like That When We Moved In!”
Ah yes… the famous phrase uttered at 11 out of 10 final inspections.
The truth is:
Most tenants genuinely believe the place was already dusty, greasy, or worn.
But that’s because no one walked them through the standard clearly at the start.
Why this dispute happens
Your guide highlights the main culprits:
vague expectations
no checklist
no professional clean at move-in
weak entry documentation
How we resolve it
We compare:
entry photos
exit photos
cleaning checklist
routine inspection notes
This removes emotion. It becomes simple:
Condition at start vs condition at end.
That’s the whole argument — resolved by evidence.
How to prevent it (for landlords)
Use a standardised cleaning checklist
Professional clean before tenant moves in
Show tenants the entry photos — don’t just file them away
Be explicit about expectations for ovens, bathrooms, and rangehoods
For damage, log changes at every routine inspection
Bond disputes magically disappear when your documentation is bulletproof.
5. Rent Arrears — “The Delicate One”
No one likes this topic.
It’s stressful for tenants.
It’s stressful for landlords.
And for property managers — well, we check arrears like some people check the weather.
Why this dispute happens
Your guide explains it:
delayed action
unclear processes
inaccurate ledgers
ad-hoc arrangements
fear of conflict
How we resolve it
Friendly reminder
Clear instructions
Breach notice
Tribunal application on day 7 (critical for insurance)
Accurate ledgers
How to prevent it (for landlords)
Have a day-by-day arrears process
Take action immediately — don’t wait
Keep the ledger perfect
Avoid casual “pay what you can” deals
Log every communication
Before You Go: Download the Free Guide That Prevents All of This
Almost every landlord could prevent the disputes in this blog —
if they had the right systems.
That’s why we created a free resource:
How to Prevent the 5 Most Common Tenant Disputes in New Zealand.
Before your next inspection, rent review, or tenancy turnover, download it.
It’ll save you time, stress, and potentially thousands in avoidable costs.
Final Insight: Prevention > Resolution
The biggest theme in your new guide is the same one we’ve learned in real life:
Disputes aren’t bad luck — they’re the result of missing systems.
With:
strong documentation
clear expectations
routine inspections
accurate records
timely communication
and a consistent RTA-compliant process
You can prevent almost every dispute before it becomes an argument.
Great property management isn’t about putting out fires —
it’s about not letting sparks land in the first place
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