From the current homeowner (1 September 2008):
“My property is a two storey townhouse, the original dwelling built approx 6 years ago, with addition added approx 3 years ago. Was originally plaster clad, and has since been re-clad with weatherboard/plywood. Records obtained show that ‘Frame Saver’ was applied to the timber framing at the time of re-cladding. I purchased the house September last year, its Code Compliance Certificate having just been issued. The building inspector I employed at the time advised moisture readings were at the high end of normal, also that some features of the cladding (flashings and scribers) were substandard and should ideally be replaced. So I hired him later to carry out this work, at which time he discovered the guttering was leaking into the soffits in the 4 corners of the upper storey of the house. This problem was repaired, and some rotten framing was replaced in these corners. Finding this rotten timber means for me I now want the house more thoroughly assessed for moisture and any warning signs.”Results are TBA
#985
Hi…whats your views or comments about purchasing a reclad home? As indicated through some of the other Q&A on this site, there is a stigma against houses whether they were or are plaster. Also, a reclad is seen as a smear on a LIM. Do you agree? Do you see this changing, especially with the current state of the market? Do you think it will ease in the future? Would really appreciate your comment.
Thanks so much
Hi Edwina,
Yes the market has spoken that reclads don’t restore full value. We believe this has happened as those in the reclad industry didn’t understand basic repair methodologies and have failed to deliver fault free repairs. Within the industry the lighthearted saying is they are now on version 7 reclads. This is disheartening as what by definition will happen to versions 1-6, and are we expected a new version 8 next year. That does no breed confidence.
Regarding your position. The reclad would have required a new building consent and followed by a new CCC. That has value for 10 years only. The 10 years relates to the limitation period on claims. This amounts to a warranty by council who is the ratepayer so has funds to pay if things didn’t get done right. In Auckland councils agreed to probe every reclad in 2007 as by then second claims had started. Trouble is we did around 50 reclad properties and found issues with all. This lead to more claims so council stopped recommending probes. This is scandalous as owners don’t get knowledge of probes – reclad builders don’t want them either as they get dragged into claims as well. If they had confidence in doing things right they would be prepared to probe even if it was to correct the ‘fine tuning’ required with some of the detailing.
In any way you want you as owner must protect what you have so it is up to you how you do that. we suggest probing as this is less destructive and the probes stay in to gather evidence over time such that you have the facts to state your reclad home does not leak and should not be classified or associated with all the others that owners have no clue whether they are leaking or not.
These are the moisture results of one of the houses over a 10 year period. You will see by the notations down the side what we had done during that time. The windows came out 3 times and the window manufacturer took them away to ‘properly fix’ them yet still leaked after. So all we can say is very few people should claim they are experts as the probes find them all lacking.
The red lines in 2009 were areas where we applied RotStop product – see RotStop
Generally the repairs like a reclad involve a cavity and whilst timber is exposed treating with Framesaver. It usually includes dumbing down the building complexity like removing decks, parapets, internal gutters, lowering ground, installing better window flashings – so if it later leaks then we should be able to deal with them in a target type approach. That’s if certain fundamentals were done right – and hence why they are now on version 7 or 8. So on this building in 2009 we added a better treatment as the one being used is not working as intended (that’s from our experience with relcads and target repairs).
So get the probes in and start building your story.
Do we see this changing? No it won’t. Reason is reclads are getting old so leak again so then what – reclad again???? The people who push reclads do so as this is the only thing they understand – it’s not their money – and of course it’s easier to start from scratch. When more owners start testing their reclads they’ll find they still have issues so that will drive the rumours more. As they age they will leak even more as they don’t put probes in to monitor and find the leaks early to then get the small fixes and stop damage escalating.
Does that answer your question? Cheers.