LEAKY HOMES AND BUILDINGS.
Leaky Buildings have been a feature of the New Zealand real estate landscape for several years now, usually from the point of view of heartache caused by large repair bills, litigation headaches and even the demolition of what were architecturally designed homes.
If you are looking to buy a home, be sure you understand what the leaky home issues are, what the warning signs are, and what the cost of repairs would be if you buy one
If the home you want to buy was built between the late 1980s and mid-2000s, there is a risk that it may be a leaky building.
We use the term ‘leaky building’ because the problem is also found in apartments and commercial buildings.
These buildings can be very expensive to fix, so it’s important to get as much information as you can before you buy it.
UNTREATED FRAMING.
Up to 1992, most timber used for house framing in New Zealand was radiata pine treated with boron. From the early 1990s, a range of alternative timber framing treatment options for radiata pine became available. From 1995 to 2005, homes were often built with untreated kiln-dried radiata pine framing.
MONOLITHIC CLADDING.
These plaster cladding systems can be good if the plasterer has done a professional job. With many new options on the market and allegedly many self-taught plasterers forming businesses to keep up with the housing boom of the 1990’s it was well documented this is one of the factors that contributed to the leaky homes crisis. Generally, as long as the plaster coating is in good condition and maintenance isn’t deferred it’s fine. However, if this cladding is left with weather tightness issues the timber behind the cladding can rot and compromise the integrity of the framing. Recladding a leaky home depending on the materials and extent of work required is a significant undertaking, costing hundreds of thousands in some cases to successfully remedy and repair the building.
BUILDING CODE CHANGED.
Both the building code and the Building Act changed in 2004. The updated code requires monolithic clad homes to be positioned over a drained cavity system. This system allows for good airflow and allows any moisture to escape which reduces the chance of it entering the dwellings timber framing. Moisture can promote mold and dampness in the home leading to health problems for you and your family. The updated code was required to keep buildings safe and stop the leaky home NZ crisis.
The best advice ever with this type of cladding, is as soon as you see cracks or any damage, seal it straight away. Also, if you have single glazed windows and poor ventilation, condensation can get in behind window openings and cause moisture damage, especially if the framing is untreated.
ASBESTOSE FIBER CEMENT.
Asbestos fiber cement was a cladding material used in New Zealand and around the world for several years. Asbestos products were generally used up until around the 1980s, but it’s not uncommon to see them feature in homes built before the year 2000.
They went by brand names like Fibrolite, Durock, and Hardiplank and still exist in thousands of homes built today.
When left alone and kept in excellent condition, fiber cement with asbestos doesn’t pose much of a health risk. Typically, it only becomes unsafe when it’s broken, damaged, cracked, or cut, exposing fibres that can become airborne and cause various health problems.
Having completed a building inspection can confirm to an interested buyer that the property is sound and can give them peace of mind
For an independent Leaky Building report or a pre-purchase inspection, contact us today. Our building inspectors are ready to help you with anything you may be unsure about with the health of your homes cladding.
