When to Get a Weathertightness Report: Essential Advice from Red LBP Building Inspections

In the world of New Zealand homes, weathertightness is the unsung hero that protects against the all-too-familiar issue of leaky buildings. At Red LBP Building Inspections, we know the importance of keeping your home safe and dry, especially given the country’s history with leaky homes. Here are five key scenarios when obtaining a weathertightness report is not just advisable, but essential.

1. The House is a Monolithic Plastered Home Built Between the 1980s and Mid-2000s

If you’re eyeing a monolithic plastered home built between the 1980s and mid-2000s, you might be stepping into a potential leaky building scenario. These homes, with their sleek, unbroken exteriors, often hide a darker side. The construction techniques used during this period were notorious for poor detailing and inadequate drainage, making them particularly vulnerable to water ingress. If you’re considering buying one of these properties, a weathertightness report is crucial. This report will reveal any hidden issues, helping you avoid the costly nightmare that has plagued so many New Zealand homeowners.

2. If the Bank Requires One for Lending Purposes

When your bank asks for a weathertightness report, it’s not a request to be taken lightly. Lenders in New Zealand are particularly cautious when it comes to properties that might have weathertightness issues, especially given the country’s history with leaky buildings. They want to ensure that the property they’re financing won’t end up as another statistic in the leaky homes saga. If your bank has flagged this as a concern, it’s a sign that they’ve detected potential risks. Complying with this requirement not only secures your loan but also ensures you’re not walking into a financial and structural disaster.

3. If You Have Concerns About Moisture in the Home

In New Zealand, the signs of a leaky building can be subtle yet insidious—a musty smell, creeping mould, or a persistent dampness that just won’t go away. These are the first hints that moisture may be wreaking havoc behind the walls. Left unchecked, these issues can escalate into serious structural damage and health risks from mould exposure. If you’re noticing any of these warning signs, it’s time to call in the experts. A weathertightness report will pinpoint the source of moisture and offer a plan to address the problem, potentially saving you from the devastating effects of a leaky home.

4. The Home Shows Deferred Maintenance That Could Cause Water Ingress

In a country where the term "leaky building" sends shivers down the spine, deferred maintenance is a red flag that should never be ignored. Peeling paint, cracked cladding, and deteriorating seals around windows and doors are often more than just cosmetic issues—they’re potential entry points for water. Homes that haven’t been kept up to scratch are more likely to suffer from weathertightness issues. If the property you’re considering shows signs of neglect, a weathertightness report will provide a thorough assessment of its condition, helping you understand what lies beneath the surface.

5. For Peace of Mind When Purchasing a Home

Even if your prospective home doesn’t fall into any of the higher-risk categories, there’s no harm in seeking extra reassurance. Purchasing a home is one of the most significant investments you’ll ever make, and ensuring that your new property isn’t harbouring hidden leaks will give you invaluable peace of mind. A weathertightness report from Red LBP Building Inspections offers a comprehensive evaluation, allowing you to move forward with confidence, knowing that your investment is sound.

In summary, there are specific situations in New Zealand where a weathertightness report is not just a good idea, but a necessity—particularly with older monolithic plaster homes, lender requirements, moisture concerns, signs of deferred maintenance, or simply for your peace of mind. At Red LBP Building Inspections, we’re dedicated to helping you make informed decisions, offering detailed and reliable weathertightness reports to protect your investment. Don’t leave your future to chance—arrange your inspection today.

Buying a Home with Unconsented Work: What You Need to Know

Purchasing a home is one of the most significant investments you'll make in your lifetime, and the last thing you want is to uncover unexpected issues after the sale. One of the potential pitfalls in the New Zealand property market is buying a home that has unconsented work—alterations or additions made without the necessary approvals from the local council. While this can be daunting, understanding what these unconsented works might involve and knowing how to remedy them can save you from future headaches.

What Constitutes Unconsented Work?

Unconsented work typically refers to any modifications or constructions done on a property without obtaining the required building consent. In New Zealand, building consent is necessary for most construction work to ensure that it meets the standards set out in the Building Code. Unconsented work can range from minor alterations to significant structural changes.

Here are some common examples of unconsented work you might encounter:

1. Extensions or Additions:
   • These could include additional rooms, garages, or conservatories added without council approval. Such work might not comply with building regulations, leading to issues with structural integrity or weatherproofing.
   • Remedy: Engage a licensed building practitioner (LBP) to assess the extension. They can advise whether the work can be retrospectively consented through the council or if any remedial work is necessary to bring it up to code.
2. Plumbing and Electrical Work:
   • This might involve the installation of new bathrooms, kitchens, or any rewiring without the necessary certifications. Poorly done plumbing can lead to leaks and water damage, while unapproved electrical work is a safety hazard.
   • Remedy: Have a qualified plumber or electrician inspect the work. They can issue a Certificate of Compliance (CoC) if the work meets current standards or make any necessary repairs or upgrades. You may need to apply for a Certificate of Acceptance (CoA) from the council if the work was done without initial consent.
3. 3. Decks and Outdoor Structures:

Not all decks and outdoor structures require consent in New Zealand. For example, decks that are lower than 1.5 metres from the ground typically do not need consent. However, higher decks (those over 1.5 metres) and certain outdoor structures might require approval to ensure they meet safety standards, particularly in terms of load-bearing capacity or fire safety. Even low-level decks (under 500mm) can pose risks if not constructed properly, so it's important to ensure they are built to a good standard, even if consent isn't required.

Remedy: If the deck is higher than 1.5 metres or if you have concerns about the safety of any outdoor structure, it's advisable to have a structural engineer or licensed building practitioner (LBP) inspect it. They can determine whether the structure complies with the Building Code. If it does, you can apply for retrospective consent. If it doesn’t, modifications or even reconstruction may be necessary. For low-level decks, while consent might not be required, an inspection can still ensure that the structure is safe and sound.

1. Internal Layout Changes:
   • This could involve knocking down walls, converting spaces (like turning a garage into a living area), or installing new windows or doors without approval. These changes can impact the overall safety and functionality of the home.
   • Remedy: A thorough inspection by a building professional will reveal whether these changes compromise the home’s structural integrity or violate fire safety regulations. Depending on the findings, you may need to apply for retrospective consent or make necessary corrections.
2. Retaining Walls and Landscaping:
   • Retaining walls over a certain height and substantial landscaping changes that alter drainage patterns often require consent. Without it, you might face erosion or flooding issues.
   • Remedy: Consult with a geotechnical engineer to evaluate the retaining walls or landscaping. They can recommend steps to ensure these features are stable and compliant with regulations.

The Best Way to Address Unconsented Work

If you discover unconsented work on a property you’re interested in buying, don’t panic. There are several steps you can take to address the issue:

1. Negotiate with the Seller: Before finalising the purchase, negotiate with the seller to either remedy the unconsented work or adjust the sale price to reflect the cost of bringing the work up to standard.
2. Apply for Retrospective Consent: If the work meets current Building Code requirements, you may be able to apply for a Certificate of Acceptance (CoA) from the local council. This certificate won’t certify that the work was compliant at the time it was done, but it will confirm that it now meets the standards.
3. Get Professional Advice: Engage a licensed building practitioner or other relevant professionals to assess the unconsented work and provide advice on how to bring it into compliance. This might involve additional inspections, modifications, or even removing the unconsented work.
4. Budget for Repairs: Ensure you have a budget in place to cover the costs of any necessary repairs or adjustments. Unconsented work can sometimes hide more significant issues, so it’s essential to be financially prepared.

Conclusion

Buying a home with unconsented work can be a challenge, but with the right approach, it’s a hurdle that can be overcome. By identifying the unconsented work, understanding the risks involved, and taking proactive steps to remedy the situation, you can protect your investment and enjoy peace of mind in your new home. At Red LBP Building Inspections, we’re here to help you navigate these complexities with expert advice and comprehensive inspections.