What are the common signs of damage in leaky homes?
The most obvious signs are cracks or damage to the exterior cladding, moisture stains or watermarks on the interior plaster and paint. The not so obvious signs:
- Sagging ceiling linings
- Corrosion of fixings (i.e. screws, nails, etc.)
- Uneven floor surfaces – lifting of vinyl
- Mould or fungi formation on surfaces (most likely to be poor ventilation).
- Musty smells
- Swollen materials e.g. skirting’s and architraves
- Staining or discolouration of materials or finishes
- Stained or rotting carpet. Rusted carpet fixings
In most cases, signs are of the less obvious kind. If you have any suspicion or doubt, contact us to help assess the situation.
Are there health risks to living in a leaky home?
Sadly, yes! Reproducing mould and fungi release countless tiny spores that can become airborne. If large numbers of these spores are inhaled, ingested or come in contact with your skin, it can lead to health problems.
Some mould can produce adverse health effects such as allergies, aggravation of respiratory problems, eye and skin irritation, headaches, nausea and flu-like symptoms. People with pre-existing asthma, weak immune systems, infants and the elderly, are at great risk.
Once the mould contamination has been removed and cleaned, most people fully recover from the adverse effects.
Treated timber was used to build my house, is the house OK?
Treated timber will last a little longer than untreated timber. Over an extended period of time even treated timber starts rotting when exposed. Let us help you be certain that your home is safe.
Are there any structural risks to my home if it’s leaking and not repaired?
If a leak is not discovered and repaired in time, the framing timber will start to rot. The framing is the main structure of your house and there are many “load points” within the wall framing. If these areas are weakened your house can become extremely unsafe. As the moisture damage and rot spreads and increases, so does the cost and time of the repairs.
How long to complete a re-clad?
An average, stand-alone house takes about 12 weeks to reclad. Large or complex designed houses can take up to 16 weeks to complete. We will provide you with a detailed working timeline of the procedure and the remedial work. This will give you a clear understanding of what is involved and expected.
Can I get a fixed price quote for my reclad?
Yes, and no. We break the reclad down into two main stages.
The first stage is the Remedial Stage. This stage is hard to accurately determine for a fixed quote. All the cladding needs to be removed to determine the damage caused to the structural framing and extent of the remedial work. Once opened other remedial issues might come to light e.g. damage to linings, bathrooms, kitchens etc. However, we have the experience to provide you with a near to accurate provisional sum. These provisional sums, can then be added to the fixed price element of the contract which will give you your total estimated reclad cost.
The second stage is the Closing Up Stage. Once we have done all the remedial work it is time to reclad your house again. This stage can be accurately determined and a quote provided from a set of approved plans before the work starts.
At what stage should I involve a builder?
At NEDS Projects Ltd, we like to become involved in the project as early as possible. We find that by discussing design ideas and choice of materials before plans are drawn up, we can often save our client a substantial amount of time and money, without compromising on quality.
By involving us in the initial stages of your project, we can also advise on independent professionals such as building surveyors, architects, draftsmen and structural engineers. They are all reputable in their industry and will ensure the smooth running of the project.
Do I have to move out during the reclad process?
We have had clients staying on but we do not recommend this. Especially if you have children, aged or vulnerable people living with you.
During the reclad process, your home will become a building site. It will be very noisy and dusty and there are also safety and security issues to consider. Your living arrangements will become quite unpleasant and stressful.
Additionally, where clients are resident, we have to consider their morning and evening routines. This reduces our daily working hours and will extend the time of completion and your budget.
Do I need a building consent from Council before work starts?
Yes, you do. Reclad work is classified as restricted building work. You will have to make use of Licensed Building Practitioners (such as ourselves) to do the design and the building.
At NEDS Projects we have the necessary experience to help you with the proses to obtain all the permits and consents required.
Will NEDS Projects Ltd sub-contract my project out?
No! We will not. We pride ourselves in the quality of our workmanship. We employ our own experienced staff and project-manage the job ourselves to ensure. This ensures the high quality work that you expect.
In some areas we make use of skilled contractors e.g. plumbers, gas fitters, tillers and electricians. To ensure their commitment, we have contracts, handover checklists, guarantees and producer statements in place. We expect their highest work standard, as this also damages our reputation.
However, if you have a preferred subcontractor that meets our standards, we are happy to work with your people too.
Do I need separate project management to run the project?
No you don’t. We manage all our projects as part of our experienced professional service. We have proven paper and software systems in place to keep you, our valued client, informed 24/7.
Will my home receive a new Code of Compliance Certificate (CCC) once complete?
Yes, it will. We have the necessary experience in the reclad industry and have never failed to obtain a new Code of Compliance Certificate (CCC) for any properties we have worked on.
Before we start any reclad project, we do our homework and help guide our clients to do theirs. This is a necessary exercise to ensure that you are well advised and that know what the expectations are to receive a Code of Compliance Certificate.
Can I claim the cost of repairs to my leaky home?
If your home was built within the last 10 years, you most likely are eligible to claim some your repair cost from the WHRS (Watertight Homes Resolution Service), for the cost of repairs.
For further information about claiming the costs to repair a leaky home, you can contact the Department of Building and Housing (www.dbh.govt.nz.) We also recommend you discuss your situation with your solicitor.
How will a reclad effect the sale price?
A reclad house, looks like new and especially if the owner invested additional money in brightening and modernized the interior. A reclad will have a positive effect on the value and the on sell of your house. The council property file will have a full record of the history of your house, including the remedial work that has been done.
In addition, all producer statements, guarantees and Memorandums of Work will be added to file. The property file will also clearly show that a new Code of Compliance Certificate has been issued to the property.
During the remedial process the Auckland Council follows a very stringent inspection process which involves extra inspection steps designed to give property owners peace of mind.
Can we add additional features to house while we reclad?
Absolutely. A reclad will be the best time to “Future Proof” your house. In removing the exterior cladding, we gain easy access to install new wiring, conduits and pipes within the wall space. Once the reclad is completed, you can enjoy all the new features with no unsightly reminders.
Additional features to consider are:
- Insulation upgrade
- Heat Pumps
- Ventilation systems (DVS, HRV or Moisture Master Systems)
- Double Glazing
- Additional power points
- Cabling for entertainment systems (Sound & TV) etc.
These added features will contribute to a healthier home and add to the value of your investment.
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