Estimating cost of recladding for home with partial-monolithic cladding

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D.W

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#273378 19-Aug-2020 12:35

Hoping to get some advice on this, we've made an offer on a house which has partial monolithic cladding, built 1994 in Christchurch.

The building inspector highlighted this as a 'risk', however I believe moisture tests were OK (I haven't received full report at this stage, so this is just based on preliminary conversation).

I believe that I may not have grounds to walk away from the purchase based solely on future risk, so I just want to be fully aware of what to expect if I were to have issues (or whether its better to try mitigate the issues sooner).

The extent of the cladding can be seen here: https://trademe.tmcdn.co.nz/photoserver/plus/1377440168.jpg

and here: https://trademe.tmcdn.co.nz/photoserver/plus/1377440171.jpg

Anybody have any advice/suggestions? I'm a bit anxious to be honest, but I've spoken to others who have said it wouldn't bother them based on the moisture tests being OK, and the reasonably small amount of this type of cladding on the house.

nickb800

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#2544419 19-Aug-2020 13:19

Yes, it would be in a slightly higher risk category being a risky era, monlithic clad, no eaves, and (probably) untreated timber. However, it doesn't have super-risky features like parpets or decks over rooms.

Is it connected to neighouring units? That may complicate eventual repairs/recladding.

Sounds like you are pretty well committed, so I guess it's just a case of being vigilant and keeping a rainy day fund. Depending on what the building report says and how thorough it was, you could commission a specialist weathertightness inspector (possibly IR camera or invasive inspection if permitted) to look for an 'out'. See what your lawyer says - what sort of evidence it would take to walk away from the contract. If the inspector finds something bad, it may be grounds to walk away, if they say it looks good, then you would have to go through with the purchase but gain peace of mind.

D.W

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#2544421 19-Aug-2020 13:21

Thanks, not connected to neighbouring units. Yes some peace of mind would come from not being able to walk away because everything is OK. And we don't really want to walk away as the house otherwise ticks all the boxes for us.

wellygary

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#2544436 19-Aug-2020 13:41

Talk to the neighbour... It looks like the one next door has been reclad?....

Also , you might also get pinged to bring the insulation up to current code if you are taking the external cladding off.... (pretty sure the requirements have been increased since the '90s)

tieke

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#2544442 19-Aug-2020 13:47

Interesting that the matching place next door seems to have weatherboards instead - was that a design option at construction time or have they had to replace theirs? Might be worth asking them.