Roughcoat on EPS on Solid Concrete. Good or Bad?

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jkbrenton

4 posts

Wannabe Geek

#280522 20-Dec-2020 09:20

looking at a house built in 2000, just need to clear up some things. Is this monolithic? we were told it isn't and its just solid concrete (and only monolithic around the windows)?. on buildings plan it says roughcoat on EPS on solid concrete. There are no slits at the bottom of the outside all as far as we can see, roughcoat goes all the way down. Could this be a leaky home?

Thanks :)

SATTV

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#2624548 20-Dec-2020 09:48

Have you got a real estate listing we can look at.

If I recall the regulations changed in 202 / 2003 so you had to have a 20mm batton to create a cavity to allow water to drain.

Without seeing the cladding it is hard to make any comment.

John

I know enough to be dangerous

Fred99

13684 posts

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#2624549 20-Dec-2020 09:49

You need to get it checked. "Solid" concrete is still porous and/or may have cracks etc. There's a house nearby where I live built at about that time, enough moisture got through so that battens supporting interior gib rotted. Not a "structural" issue as the concrete was ok, but an expensive fix was required - replastering the exterior (with some modifications) and re-lining the interior.

cyril7

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#2624555 20-Dec-2020 10:06

EPS and concrete are both porus, and the plaster coating whilst it might have been sold as water proofing without regular recoating of suitable paint systems will be porus also, and any cracks will further be problematic.

A listing link would be good to pass further comment on, send it as PM if you want to retain a level of privacy.

Cyril

jkbrenton

4 posts

Wannabe Geek

#2624561 20-Dec-2020 10:20

https://www.bayleys.co.nz/517551

Thankyou

driller2000

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#2624564 20-Dec-2020 10:51

As others have said both EPS and concrete can be porous / leak - as do all exterior cladding systems - incl brick, timber etc

But a key issue isn't whether water can get in - it's whether it can get out - hence the change to a cavity system for monolithic claddings in the mid/late 2000's.

So yes - potentially the cladding system on this property could be an issue.

Other details I note that can add risk re weather tightness issues incl: minimal/no eaves, flat trafficable (possibly membrane) roof over building envelope, internal gutters (although this is sort of unavoidable though given size), tricky details to get right and watertight e.g. turret, arched windows and skylights - and the build date could mean untreated timber framing.

To be clear - none of the above means this IS a leaky home - but you would have to do your due diligence thoroughly to understand what you are buying.

cyril7

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#2624566 20-Dec-2020 10:56

Hi I sent a PM with my views but driller is spot on.

Cyril