We're looking at buying a home from the 'leaky homes' era. It's in sound condition and we may reclad down the road (if we purchase), but the immediate maintenance needed is a repaint. Does anyone have any idea rough estimates for this kind of work? We're getting a proper quote as soon as we can.
budgel,
Oct 13, 12:08pm
Any painter will give you a ballpark estimate, and a more accurate one when you are ready to do the work.
mattnzw,
Oct 13, 12:12pm
If it is in sound condition, why would you look at recladding? The problems with monolithic cladding in the 90's was poor detailing, and no cavity. But if you have decent eaves, and the flashings and detailing is ok, it may be fine without recladding. But get an expert in to look at it and they will give you figures on repainting, which is something you maybe able to DIY, as it is a job anyone can do with some know how.
survivalkiwi,
Oct 13, 5:25pm
Remember that when it comes to time of sale it could put a lot of people off and make for a hard sale. So if you do buy it make sure you get it for a good price that covers the costs of your reclad.
golfdiver,
Oct 13, 5:43pm
is it single or two levels? that will make a huge difference to the price
stevo2,
Oct 13, 5:57pm
Its imperative that you get a full building inspection done when buying a monolithic clad home.
sphinx460,
Oct 13, 6:16pm
We've got a full builders report, and painting is definitely needed. We'd only reclad so it was easier to sell down the track. Not an immediate job.
maccachic1,
Oct 13, 8:35pm
Read the manufacturers specs on maintenance it outlines the painting requirements and then get it priced up it relies on a system to prevent water ingress so the cheapest painter may not necessary be quoting for the correct system of paint.
I find it a bit sus that any decent pre purchase inspection would state a monolithic building was sound - hopefully they have good insurance.
martin11,
Oct 13, 8:50pm
Most inspection reports have very good out clauses in them .
nzjay,
Oct 13, 9:37pm
If it is a conventional style house with a good roof overhang right around the perimeter, there's not much of a problem with this cladding other than it can be susceptible to sharp impacts. Probably no worse than some cement plank type claddings though. The main issue with the product on "leaky homes" is that it was used on Mediterranean style houses with no protecting soffit to limit water run off around detailing such as windows etc. Parapets that were clad on top with the product were a major issue also. They need to be properly flashed.
maccachic1,
Oct 13, 10:32pm
Which are irrelevant as you cannot contract out of law - sadly the people that don't know this are also the ones who don't know enough to be carry out these inspections.
Reclad may be a very expensive exercise depending on what's there. Consent is needed, and the council will be all over it like flies on sh1t. On the other hand, reclad could be very inexpensive, if there's an existing cavity system, the existing joinery can be made to work with the new cladding to meet code, and if framing isn't already stuffed. So a rough estimate for that is somewhere from perhaps as little as $15k through to several hundred thousand dollars or a bulldozer and new house. Painting is cheap and easy - least of the concerns.
pestri,
Oct 14, 12:28am
if it was sound, why would they not say its sound?
martin11,
Oct 14, 2:35am
Even the good inspections use statement like " Äs at the time of inspection no signs were seen of any leak damage " or "No invasive check were carried out " All been covered up with new paint or damage not able to be seen ! Very easy have a report that actually is no value and says nothing about the actual state of the internal part of the building . I have seen many in my work and most are rubbish .
mattnzw,
Oct 14, 2:58am
A reclad is a significant job. If done properly, windows and doors all need removing and reflashing, a cavity constructingg, a lot of interior work needs redoing, with the windows reveals and gibbing. It may need new reveals if you install a cavity.Also you will likely need a building consent with the council, as installing a cavity is likely not a like for like replacement. Then there is the risk of finding rot etc. You only need to reclad if you have weather tightness issues. Personally I would look at buying different house unless it is very very cheap. I would get the advice from a weather tightness expert, and not just a builder or a building inspector. There is no regulation of building inspectors, so literally anyone can perform a check, and most will just be using a checklist. Most will also only be visual inspections, so they won't know what is occurring underneath the cladding. You will likely need a proper invasive inspection. The may drill holes and use a camera, or remove parts of the cladding to look behind it.
mattnzw,
Oct 14, 2:59am
Thermal imaging can be useful, but won't always show leaks or problem areas.
maccachic1,
Oct 14, 3:13am
There is hope in the pipeline for decent building reports from fully qualified professionals - info on this shouldn't be too far away from being released I believe they are finalising it now.
The concept will appeal to auction buyers as well as it should decrease costs significantly in hot markets.
Anyone who buys a monolithic clad home without an inspection from a Building Inspection Company" (not just a builder) has just made a very expensive mistake. Thermal imaging is a great help.
fordcrzy,
Oct 14, 5:30am
re-cladding is a MAJOR job! you dont just replace the cladding. window thiknesses need changing gib around the windows needs redoing. etc etc you are essentially rebuilding half a house. take your insurance value for your house and use about 1/3 to 1/2 of that and thats what a reclad will cost you.
lj1422,
Oct 14, 11:20pm
Get it inspected by a leaky home expert before you buy. The cost of recladding is huge. I have just sold my leaky home and come out with a mortgage. Don't under estimate the work needed.
newtec1,
Oct 15, 4:06am
Not to mention new windows with double glazing.$30.000 +
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