Full Breakdown
Tenancy Tribunal Ends Tenancy After Threats Over Noise Dispute
4/27/2026, 1:48:05 AM
Core Event: Tribunal Terminates Tenancy Over Threats
The Tenancy Tribunal ordered the termination of Annie Tiavo’s tenancy at a Kainga Ora-managed property in Queenstown after adjudicator Melissa Allan concluded that Tiavo breached the Residential Tenancies Act by threatening her neighbours during a noise dispute. The decision followed a hearing that examined video evidence, police reports and written statements from the neighbours.
Background & Context: Repeated Noise Complaints
Tiavo and her family moved into the property in December 2024. Within months, neighbours lodged five separate noise-control calls between 11 May and 12 October 2025, citing excessive music and disruptive behaviour. The neighbours reported anxiety, disrupted sleep and a child reluctant to play outside. Despite the complaints, Tiavo’s parties continued, prompting a second call on 12 October 2025 that triggered the confrontation captured on video.
Timeline of Key Incidents
- December 2024: Tiavo and family move in.
- 11 May 2025 – 12 Oct 2025: Five noise-control calls recorded.
- 12 Oct 2025 (early hours): Neighbours call noise control again; Tiavo and associates issue threats over the fence; police attend but take no further action.
- 17 Dec 2025, 19 Dec 2025, 10 Jan 2026: Additional loud parties reported.
- January 2026 (6:30 am): Neighbours call noise control after an all-night disturbance.
- Post-incident hearing: Tribunal hearing held; tenancy terminated.
Key Figures & Groups
- Annie Tiavo: Kainga Ora tenant whose conduct was examined.
- Male associate: Accompanied Tiavo during the October incident.
- Neighbouring family: Name suppressed; filed written statements and video evidence.
- Melissa Allan: Tenancy Tribunal adjudicator.
- Kainga Ora: State-owned housing provider; declined further comment.
- Police: Responded to the October incident but filed no charges.
Data & Statistics
- Five noise-control calls between May 11 and Oct 12 2025.
- Three documented parties after the October incident (17 Dec 2025, 19 Dec 2025, 10 Jan 2026).
- 15-minute video recording submitted as evidence.
Official Statements & Responses
Adjudicator Allan ruled that the October 12 threats “were serious and involved threats to assault and to kill,” and that “the breaches of the neighbours’ peace were ongoing.” She deemed it “inequitable to refuse to make an order terminating the tenancy.” Tiavo attended the hearing, expressed regret, and said she was “badly affected by alcohol” on the night of the incident. Kainga Ora issued a brief statement that it had “nothing further to add.” Police recorded the incident but took no further action.
Criticism & Opposition
The neighbours described feeling “anxious and on edge” whenever loud music began and highlighted the impact on their child’s outdoor activities. They noted reluctance to involve authorities after the October incident but felt compelled to call noise control again on 10 January 2026 after an entire night without sleep.
On-the-Ground Reports
A 15-minute video captured Tiavo shouting, “I’ll f* you up,” and “You know what, I’ll burn your f*ing house,” while a male associate warned, “I’m gonna kill you.” The neighbours’ written statement detailed the timeline of disturbances and their attempts to de-escalate the situation.
Conflicting Reports & Gaps
Police did not pursue charges despite the threats, and the neighbours declined to give a formal statement to avoid escalation. Tiavo did not respond to a request for comment from NZME, and Kainga Ora provided no additional information beyond its brief remark.
Verbatim Quotes
- “I’ll f*** you up” — Annie Tiavo, tenant (video)
- “You know what, I’ll burn your f***ing house” — Annie Tiavo, tenant (video)
- “I’m gonna kill you” — Male associate of Tiavo (video)
- “She said that she was unaware of how many times noise control had been called to her property,” — Melissa Allan, Tenancy Tribunal adjudicator (quoting Tiavo)
- “The breaches of the neighbours’ peace were ongoing. The incident on October 12 was serious and involved threats to assault and to kill. The breaches are of such a nature that it would be inequitable to refuse to make an order terminating the tenancy,” — Melissa Allan, Tenancy Tribunal adjudicator
- “I was told that there are still ongoing issues at the tenant’s property, and that there were loud parties on December 17, December 19 [2025] and January 10, 2026.” — Tribunal hearing record
Why It Matters
The case underscores the Tribunal’s willingness to terminate tenancies when tenants threaten the safety and peace of neighbours, reinforcing legal protections for residential peace and clarifying the responsibilities of state-owned housing providers.
What’s Next
The termination order remains in effect. Any appeal would be processed through the Tenancy Tribunal, and the incident may inform future enforcement of noise-control regulations and tenant conduct standards.
