Stucco cladding on 80's house

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tdgeek

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#864830 24-Jul-2013 08:57

Fred99: but unless the job was a simple "like for like" replacement, the cladding material installation itself may be only a fraction of the total costs.

Good point. In my case we had windows replaced with double glazed alu, same sizes, so it was like for like. At around $18k - 25k fitted that would add further value and insulation as well as help it be closer to like for like.

gazbo

89 posts

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#864841 24-Jul-2013 09:14

The building act changed in 2007 and the "like for like" clause with it. Check with your local authority what requires a consent because the list of exemptions is now far narrower.

Fred99

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#866090 25-Jul-2013 18:35

gazbo: The building act changed in 2007 and the "like for like" clause with it. Check with your local authority what requires a consent because the list of exemptions is now far narrower.

It's a bit of a minefield from my recent experience.
We just carried out some repairs to foundations, which qualified for Schedule 1 consent exemption, under 20% of piles to be replaced. I thought I should "cross t's and dot i's", so applied for official consent exemption. This was rejected by Council - they needed "more information, drawings and plans". I asked what drawings and plans they'd like - and they replied that they "didn't know" (seriously - I'm not making that up). So I asked if they'd like a photocopy of a plan for a standard NZS 3604 pile, and a floor plan sketch showing the ones we thought we'd need to replace (somewhat cautiously - as until you start, you don't know for sure which ones and how many will need to be replaced). This got passed up the "command chain". A senior manager replied that for "official" consent exemption, then they'd need basically the entire set of documentation as would be required for full building consent, drawings (by a registered designer), producer statement, etc etc. $$$$ - total saving over full consent application only a few hundred $. They then went on to say that from my description of the work it was "already exempt" so official consent exemption was not needed. LOL - so we just did it - contract works insurer was happy to provide cover, LBP builder happy to do the work on that basis. Me - quietly pooping because there are 60 piles, allowing us 12 @ 20% of total, but freaking out in case we needed to replace 3 rows of 5 = 15, which was possible.
We replaced 8. Job done (bloody well done too - the contractors did an excellent job). Now have level floors, re-glazed all our broken windows after living with boarded-up plywood for 2 1/2 years, all interior and exterior doors sorted. Lots of work to do - and full consents needed for some of it, but we will get there in the end.

mattwnz

20141 posts

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#866142 25-Jul-2013 20:06

Thanks for all the advice. I think they will walk away as too many unknowns. We have learnt that the roof has been reclad twice since 1984, now has a different type of roof. They don't appear to have gotten building consent for it either from what I can see, which would be needed if the roof failed within 15 years, or a new system. The stucco dormer windows on it look like they were also redone at the same time, unless they didn't replace the butynol under flashings under the windows, very difficult to tell.
Most of the black plumbing was replaced the agent said, but not all.

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