Sorry guys...more house advice required.
Discussion
Morning all,
Ok, house hunting not going too well.
1st one - Sold as we were too slow, but no matter we've found a better one....cheap as well! So, It's one of those dreaded flat roofed(sp?) houses. The very detailed report I had done on it (50 pages!!) said there was a bit of damp here and there, and suggested there could be more serious problems underneath. Well, we're never gonna know without ripping wals out etc.
Anyway, does anyone know exactly howw big a problem these type of houses are exposed to? We've heard that NZ has suffered from these type of houses leaking every day.
The house was up for $750, but has been reduced to $685...although our CASH offer of $650 was accepted. We've been told to walk away from this y concerned family.....but we can't stop thinking about it. The vendor has recently sent me emails with about 40 odd photo's showing us the work they've had done previously, and that this inspector is talking out of their ar$e.
So, would you buy a house with a flat roof if the inspection came back ok....or is it asking for trouble?
Should I agree to buy if the vendor gets everything corrected, or is it gnna be a b
h to sell in 10 years?
I appreciate the above would suggest I use an element of common sense, but I just wanted to hear any experiences, and what the general opinion is of these issues....have they really bee that bad?
Many thanks all....appreciate any thoughts you may feel help.
Cheers.
Ok, house hunting not going too well.
1st one - Sold as we were too slow, but no matter we've found a better one....cheap as well! So, It's one of those dreaded flat roofed(sp?) houses. The very detailed report I had done on it (50 pages!!) said there was a bit of damp here and there, and suggested there could be more serious problems underneath. Well, we're never gonna know without ripping wals out etc.
Anyway, does anyone know exactly howw big a problem these type of houses are exposed to? We've heard that NZ has suffered from these type of houses leaking every day.
The house was up for $750, but has been reduced to $685...although our CASH offer of $650 was accepted. We've been told to walk away from this y concerned family.....but we can't stop thinking about it. The vendor has recently sent me emails with about 40 odd photo's showing us the work they've had done previously, and that this inspector is talking out of their ar$e.
So, would you buy a house with a flat roof if the inspection came back ok....or is it asking for trouble?
Should I agree to buy if the vendor gets everything corrected, or is it gnna be a b
h to sell in 10 years?I appreciate the above would suggest I use an element of common sense, but I just wanted to hear any experiences, and what the general opinion is of these issues....have they really bee that bad?
Many thanks all....appreciate any thoughts you may feel help.
Cheers.
(1) Dont trust the vendor.
(2) Dont trust the vendor.
I know a couple of Kiwi's who bought in chch, Merrivale (i.e. flash area) These are 1st off the boat families, they got shafted, 2 storey house without the support, had to almost rebuild and only got away with it all because Dad has the old school tie network to call on.
If in doubt, move on.
As for leaky building - its the last thing the sellers will mention, its one hushed up topic brushed way under the carpet...
(2) Dont trust the vendor.
I know a couple of Kiwi's who bought in chch, Merrivale (i.e. flash area) These are 1st off the boat families, they got shafted, 2 storey house without the support, had to almost rebuild and only got away with it all because Dad has the old school tie network to call on.
If in doubt, move on.
As for leaky building - its the last thing the sellers will mention, its one hushed up topic brushed way under the carpet...
Geday, straight away get them organise a builder who can put a moisture meter on all the walls in every room, this will be a tell tale if the wall cavities are dry or not. If necessary get them to pull a panel off and check what grade of timber has been used to build the property not to mention inspect the area for rot. I would not purchase this house if it was built using non treated timber and partially moist from the moisture meter results.
We did the same thing fell in love with a mediterianian styled house (flat roof)that was totally us to a tee and really wanted it despite our friends and family saying dont do it. But the seller who actually got the house built in the first place was most helpful and was only too happy to pull a panel off where we wanted to to verify the timber was at least partially treated and dry as a bone. Our attitude was that if the exterior paint system was up to scratch, no cracks or defects in windows, walls etc to let moisture in it should all be okish.
We did get him to pull a wall panel and also got a detailed inspection plus moisture test. Cost us I think $500 all up. Money worth spending
The only con I can think of esp in our case our house is due to be painted next summer - Caachiiing $$$$ !!!
Please be careful and do not trust them. Get the extra checks done
We did the same thing fell in love with a mediterianian styled house (flat roof)that was totally us to a tee and really wanted it despite our friends and family saying dont do it. But the seller who actually got the house built in the first place was most helpful and was only too happy to pull a panel off where we wanted to to verify the timber was at least partially treated and dry as a bone. Our attitude was that if the exterior paint system was up to scratch, no cracks or defects in windows, walls etc to let moisture in it should all be okish.
We did get him to pull a wall panel and also got a detailed inspection plus moisture test. Cost us I think $500 all up. Money worth spending
The only con I can think of esp in our case our house is due to be painted next summer - Caachiiing $$$$ !!!
Please be careful and do not trust them. Get the extra checks done
Edited by Kylie on Sunday 29th June 21:35
Tricky topic. No eaves and a flat roof is not necessarily bad. If the cladding system is OK ie good old weather boards, or ply, which let the wall cavities breath you may be OK.
If it is monolithic plaster finish over sheet polystyrene or hardi panel it is just a matter of WHEN not IF. The constant wetting of the walls will eventually find cracks and the cavity will get wet AND STAY WET. What does treated timber do...It delays the inevitable so rather than 3 years out it will be 20 years out. How terrific.
The only fix is to have a ventilated cavity (25mm spacers, only in the vertical plane) behind the monolithic cladding.
The lovely people at BRANZ have removed the appraisal certificates for these insane building systems from their appraisal listings but in the details there was a note the home owner should inspect the cladding system regularly and immediately seal any cracks and the system should be resealed at 3 to 5 year intervals. NOTE Not REPAINT but go over the out side with the same 5mms of magic goop and glass mesh etc. And just how many home buyers in the 1990's were told that, no one I'd guess.
Don't want to rain on your parade. BUT unless the house has been fixed by having the cladding removed, any rot repaired and the cladding refixed with a 25mm cavity I would run away screaming.
If you want to see what NZ is really up for google for the same building catastrophe in Montreal Canada in the 1980's. Monolithic claddings, they leaked and damage became obvious very quickly in freezing temps. Average cost to reclad a house with a vented cavity $80,000 and there were 1000's of them. If you didn't have it done and the photos and engineers report to prove it the house was unsaleable.
It's still to happen in New Zealand and it is definitely country wide
Cheers
Mark
If it is monolithic plaster finish over sheet polystyrene or hardi panel it is just a matter of WHEN not IF. The constant wetting of the walls will eventually find cracks and the cavity will get wet AND STAY WET. What does treated timber do...It delays the inevitable so rather than 3 years out it will be 20 years out. How terrific.
The only fix is to have a ventilated cavity (25mm spacers, only in the vertical plane) behind the monolithic cladding.
The lovely people at BRANZ have removed the appraisal certificates for these insane building systems from their appraisal listings but in the details there was a note the home owner should inspect the cladding system regularly and immediately seal any cracks and the system should be resealed at 3 to 5 year intervals. NOTE Not REPAINT but go over the out side with the same 5mms of magic goop and glass mesh etc. And just how many home buyers in the 1990's were told that, no one I'd guess.
Don't want to rain on your parade. BUT unless the house has been fixed by having the cladding removed, any rot repaired and the cladding refixed with a 25mm cavity I would run away screaming.
If you want to see what NZ is really up for google for the same building catastrophe in Montreal Canada in the 1980's. Monolithic claddings, they leaked and damage became obvious very quickly in freezing temps. Average cost to reclad a house with a vented cavity $80,000 and there were 1000's of them. If you didn't have it done and the photos and engineers report to prove it the house was unsaleable.
It's still to happen in New Zealand and it is definitely country wide
Cheers
Mark
It is a tricky subject, I agree the polystyrene homes are rubbish. Two of our neighbours have this system and regularly out there trying to keep their homes weather tight. Ive seen some shocking homes. Ive also seen some brick homes too with massive cracks through the brick work too, so not sure which could be worse to repair. Ive mentioned this before wait till you get here, look around and get a feel for whats about. There are some cracking good homes to be found but lots of rubbish too. Also if poss may sound silly but consider a house with a moisture removal system such as DVS brand and home air conditioning is useful if you want dry home over the wetter months. Most modern houses have these installed now.
Who did the inspection? There is one company I know has a reputation for producing building reports that are excessively picky to make it look like they've been worth the fee and to cover their ar$e in case any problem arises later. PM me the name if you like and I can at least tell you if its them.
But really if there's any doubt, in your situation not being here to manage your investement decision closely I think you just need to walk away. Must be frustrating for you I know, but prices are only going to get better through the rest of this year IMO.
Cheers
But really if there's any doubt, in your situation not being here to manage your investement decision closely I think you just need to walk away. Must be frustrating for you I know, but prices are only going to get better through the rest of this year IMO.
Cheers
Kiwi XTR2 said:
The best inspection and analysis company for anything 'leaky building'-ish is without doubt Prendos.
I've used them professionally at work and also privately on one of my properties. Expensive but excellent.
I'd wager if you're buying a house from abroad, you'd not want to cheap out on your expenses on research I've used them professionally at work and also privately on one of my properties. Expensive but excellent.
Esprit said:
Kiwi XTR2 said:
The best inspection and analysis company for anything 'leaky building'-ish is without doubt Prendos.
I've used them professionally at work and also privately on one of my properties. Expensive but excellent.
I'd wager if you're buying a house from abroad, you'd not want to cheap out on your expenses on research I've used them professionally at work and also privately on one of my properties. Expensive but excellent.
There wouldn't be any point in getting an inspection if you went against it and bought the house on the advice of the vendor.
There are plenty of houses around that haven't been built using this system, some of which have been standing for 100+ years so just leave it and move on.
I agree with everyone else, wait until you get here. Rent for a while, get to know the area and then decide what you want to do. You may even hate living here and want to go home in 6 months - it's certainly happened before. Also, something you'd probably never consider in the UK but is realistic here is to buy a plot of land and get your own home built to your specifications. That's what I'd like to do for our next move (whenever that will be).
There are plenty of houses around that haven't been built using this system, some of which have been standing for 100+ years so just leave it and move on.
I agree with everyone else, wait until you get here. Rent for a while, get to know the area and then decide what you want to do. You may even hate living here and want to go home in 6 months - it's certainly happened before. Also, something you'd probably never consider in the UK but is realistic here is to buy a plot of land and get your own home built to your specifications. That's what I'd like to do for our next move (whenever that will be).
RobDickinson said:
Mate I know your 16,000kms away but the housing market here is taking a pasting, dont be in a hurry.
Seconded!Also ,resale, resale and resale, leaky building syndrome if its there or not, if its possible, it kills enthusiasm and gives buyers a reason to chip the price.Chilli, as everyone above has said, if there is a suspiscion the house is leaky, then walk away. No, run away. There's plenty more houses out there and it's just not worth the risk - if the house has problems it can be almost impossible to get rid of the hidden mould (normally stachybotrys) and it's got serious health implications. Run, Forest, run.
Agree with what everyone else says. The market is borked. We have to sell currently and it's crap, I estimate it's gone down 10 to 20% in the last 8 months. Yea yea everyones saying it will drop 30%. bks boring average homes in nappy valley's maybe but that's bank forced sales as other wise those sort of properties aren't moving at all.
Prime beach front or special real estate is shifting but it's slow and a $600,000 house is now $520,000. Numbers may vary but you get the idea
Despite what kiwi's say "we hate real estate agents" 95% of kiwi's won't buy with out a real estate agent in the deal, which is just nuts. If you don't mind doing the leg work yourself, jump on properties with general listings (figure out where it is look for the sign and front up yourself) and Trademe property and save the commission approx 4%. Get a sharp lawyer, who likes to fight with real estate agents, the lawyers fees are actually worth paying. Get the lawyer to make the approach and do the negotiation if you don't want to do it yourself.
There was a comment about building yourself. Fine if you buy/build off plans you work out with a building company or get a civil engineer to spec it. If you are dealing with an architect in New Zealand you are now hanging onto an ego that will bite you. It seems if the budget over run is less than 50% you've done well and as the STANDARD contract is for the Architect to be paid about 10% of the FINISHED price why should they worry about the cost. Be very afraid. If you or for that sake anyone else is thinking of design and build and wants to hear re architects PM me. I don't need to defend a defamation action. I'd win but we really can't afford any extra expenses currently. :-)
Cheers
Mark
ks boring average homes in nappy valley's maybe but that's bank forced sales as other wise those sort of properties aren't moving at all. Prime beach front or special real estate is shifting but it's slow and a $600,000 house is now $520,000. Numbers may vary but you get the idea
Despite what kiwi's say "we hate real estate agents" 95% of kiwi's won't buy with out a real estate agent in the deal, which is just nuts. If you don't mind doing the leg work yourself, jump on properties with general listings (figure out where it is look for the sign and front up yourself) and Trademe property and save the commission approx 4%. Get a sharp lawyer, who likes to fight with real estate agents, the lawyers fees are actually worth paying. Get the lawyer to make the approach and do the negotiation if you don't want to do it yourself.
There was a comment about building yourself. Fine if you buy/build off plans you work out with a building company or get a civil engineer to spec it. If you are dealing with an architect in New Zealand you are now hanging onto an ego that will bite you. It seems if the budget over run is less than 50% you've done well and as the STANDARD contract is for the Architect to be paid about 10% of the FINISHED price why should they worry about the cost. Be very afraid. If you or for that sake anyone else is thinking of design and build and wants to hear re architects PM me. I don't need to defend a defamation action. I'd win but we really can't afford any extra expenses currently. :-)
Cheers
Mark
Hi all,
Firstly, a huge thanks for your responses...I really appreciate you taking the time to write them. most people wouldn't have bothered, so
Decision made....we'll be walking away. Despite the offer of a steal ($100k below RV), I wouldn't be able to sleep at night knowing things could be "afoot" somewhere in the building.... not to mention the possibilty of trying to sell on in later years. It's been on the market for ages, and not a sniff.
Something that someone mentioned that I hadn't thought about....building my own. Now, I'm not a millionaire, but I could easily afford the land, and borrow the cash for a build. I'll look into that. The "father in law" used to be a property manager for someone, government organisation or something, so is pretty clued up on these things. If we decide to go for the new build, I'm sure he'd happily manage it for us from wellington.
Thanks again, a good bunch over here.
Nick.
Firstly, a huge thanks for your responses...I really appreciate you taking the time to write them. most people wouldn't have bothered, so
Decision made....we'll be walking away. Despite the offer of a steal ($100k below RV), I wouldn't be able to sleep at night knowing things could be "afoot" somewhere in the building.... not to mention the possibilty of trying to sell on in later years. It's been on the market for ages, and not a sniff.
Something that someone mentioned that I hadn't thought about....building my own. Now, I'm not a millionaire, but I could easily afford the land, and borrow the cash for a build. I'll look into that. The "father in law" used to be a property manager for someone, government organisation or something, so is pretty clued up on these things. If we decide to go for the new build, I'm sure he'd happily manage it for us from wellington.
Thanks again, a good bunch over here.
Nick.
Bull1t said:
One issue with building in Wellington is the availability of sections. Depends where you want to live I suppose, if your happy to be abit further out its not a problem but dont expect to be within walking distance of the CBD or anything
Sure... a 15/20 minute drive is fine...dont need to be any closer than that.Cheers.
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