Leak Protection: Gary Koornneef - Building Inspector

After the leaky homes scandal buyers are understandably twitchy about considering any house that might be leaky: houses built in the 1990s, those with flat roofs or decks over rooms below, monolithic plaster-cladding (over polystyrene or cement plaster board), attached town houses, those particularly exposed to wind, rain and even sun, flashing systems around windows and doors - the list goes on.

Buyers and agents have labelled certain types of houses as leaky, but during the 3500 house inspections we carry out nationwide annually, we find a lot of these to be very sound.

If the builder has worked on the design of the eaves and pitched roofs, has ventilated the wall systems or left a cavity between brick and framing, then any water that does get in quickly drains or dries. The best protection is to have windows flashed, with good soffits over the top, as that is where most water enters. Modern aluminium windows are now improved to allow better removal of condensation and also drip channels to help water to find its way out.

If you own a home that fits the criteria for potential leaky homes, have it regularly inspected. Not only does it give you, the owner, peace of mind while you are living there, it will also show potential buyers when you do come to sell that you have been proactive in looking after the house.

Regular inspections will make sure you keep up maintenance, spotting problems before they become too big. The problem with a leaky home is that most signs are not evident until it is too late - when floors crumble, or rot is so extensive it cannot be ignored. At that point it is heart-breakingly expensive to repair. But if an inspection finds that the timber is just damp, then a builder can find the leak and dry the wall out. The timber will still have its strength. Around windows and internal decks are the two areas where we typically catch leaks early. Remember that while tanalised timber will delay rot, it will eventually set in.

A non-invasive moisture test will show problem areas early, so repairs can be done with minimal cost. The moisture meter reads the moisture levels via a radio signal 50mm into the wall cavity. If we do read moisture, then we recommend further checks by opening up the wall or drilling holes.

There is no such thing as a maintenance-free home so be prepared to do regular cleaning and maintenance to keep your house in good condition. A full inspection every year is your best warrant of fitness for your home.

The Building Research Association of New Zealand figures that the average home needs around $4000 spent on maintenance annually: most people spend around $1200. Plan on re-roofing every 20 years or re-painting a pre-coated roof in 15 years (depending on the colour; red or dark colours are most affected by ultraviolet light). Budget to re-paint a house every seven years (depending on the quality of paint; some quick-flick paints are guaranteed only one year).

If you are a member of a body corporate you need to be more proactive about maintenance. Don't just assume that problems are monitored or will be fixed by someone else. Insist on seeing how the maintenance fund is built up and spent. My company is now assessing a block of apartments that could have been fixed for $10,000 three years ago, but will now cost $200,000 to repair, requiring scaffolding over the whole building.

Make sure you get into a maintenance routine. Clean the gutters before winter as this is a big cause of water getting in under roofing or water build-up on decks. Brush down your house with a mix of 50 per cent bleach and water, then rinse - it will look like new. Check the roof for areas of rust on edges of sheets (primer will stop this), that there is no build-up of leaves, and wash it. Get underneath the house to have a look. Does it smell damp? Check for leaking under hot water cylinders, drains or bathrooms.

A comprehensive building inspection costs around $400. For another $150 an annual maintenance inspection is pretty good insurance. It should include a maintenance plan specific to that home, recommendations on when the roof needs re-painting or the deck replacing and so on. Keep the reports, along with a service folder on all maintenance and tradespeople, so that you can show buyers the history of the house, giving them some confidence in what they are buying.

The NZ House Inspection Company, ph 0800 751 751.