Buyer guide

Leaky homes and monolithic cladding: what buyers should know

Many New Zealand homes built from the late 1980s to the mid-2000s have had weathertightness problems. If you are looking at one, here is what to watch for, and what a building inspection can and cannot tell you.

What is a leaky home?

A leaky home is one where water gets in behind the cladding and cannot get out again. The timber framing stays wet and can rot, often without any sign on the inside until the damage is well advanced.

It was most common in homes with monolithic cladding, the smooth plaster-finished look, fixed straight to the framing with no cavity behind it. Flat roofs, little or no eaves, decks over living areas and complex roof shapes added to the risk. The building rules changed in the mid-2000s, and most homes built since then have a drained cavity behind the cladding.

Signs to look for at a viewing

• A musty smell, especially in wardrobes and corners
• Stains, swelling or rot on skirting boards, or damp carpet near outside walls
• Cracks in plaster cladding, especially around windows and at the corners of openings
• Bubbling or flaking paint on the cladding
• Cladding that runs down into the ground or onto a deck
• Lots of sealant where it looks like leaks have been patched

None of these prove a leak on their own. They are reasons to look closer.

What our inspection covers

We look at the cladding as part of our general visual inspection, and take moisture meter readings at risk areas such as around windows, decks and roof junctions. On a Standard House Inspection we also use thermal imaging, which can point to areas worth checking. Findings are followed up with moisture readings and professional judgement.

Has it been fixed?

Some homes from this period have been re-clad. If the seller says so, ask for the building consent and code compliance certificate for the work, and check that they appear in the council LIM report.

Booking an inspection

A Standard House Inspection is from $550 + GST, including thermal imaging, with a plain-English report within 24 hours of the inspection. We inspect across Greater Auckland and North Waikato.

How it works

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