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I think in this case it wasn't in the agreement anyway.

This is quite a complex saga although the main issue seems to be the dispute with the air conditioning. I think this case will hinge on what you have said here:- "* Tenant reported air broken down to the PM and PM replied not rented with air to which tenant accepted". How did they accept...

Whenever situations like this arise i ask myself, "How much money is involved?" So let's backtrack one step. Can you explain why you are gong to the Tribunal in the first place. Are you taking them to the tribunal or are they taking you and on what grounds.