Home Truths: Material concerns

Ensuring that your property has been and continues to be properly looked after is one of the most important things you can do to protect your investment.

In a country where homes are being advertised as low or no maintenance, people need to be aware of what they are purchasing and how to look after it.

Before you buy
It is best to think about maintenance before you buy. Find out exactly what materials have been used because the more maintenance that is required, the more it will cost, so buildings with good durable materials will often cost less in the end.

All buildings are subject to constant change, whether it is from the effects of weather, time or the way they are being used. The only way to prevent this is with regular maintenance. Be sure to find out exactly how a house has been cared for in the past because this will indicate how much money and time it will require in future.

Maintaining modern materials
New Zealand's building code states that buildings should only require 'normal maintenance' to continue to comply with the code, but what does normal maintenance mean?

With the incredible diversity in design and the varying composition and complexity of materials used in our homes, it is increasingly difficult for the average person to know what is required to maintain their home.

Here is a quick guide to some of the more common materials used in modern construction and how to take care of them:

Timber joinery will usually need repainting at least every five years but if it is in an exposed location, or low-quality paint is used, it could need re-coating more often.

Aluminium joinery usually comes powder-coated so requires much less maintenance. With regular washing, it should last many years.

Galvanised steel roofs will last longer if painted regularly. Pre-coated steel roofs, though more expensive initially, do not require the same level of attention so can save you money and effort over time.

Paint colour can affect the amount of work you will have to do in the future. Generally speaking, the darker the colour, the hotter it will get and the more movement there will be, which will cause resins to leach out of timber, joints to open up and paintwork to crack. Lighter colours should make your life easier with the exception of fibre cement weatherboards, which are less prone to movement if painted with dark colours. Make yourself aware of which materials can be painted with dark colours without adverse effect.

Traditional-style homes
For older-style wooden homes, maintenance can often mean getting the paintbrush out every few years and repainting the house. The materials used in traditional construction are usually quite forgiving and the work required, though laborious, is generally straightforward.

With this style of house, it is important to keep on top of the work - the paint is the first line of defence. Once it has blistered it will have to be scraped or burnt back to a sound surface. If the rot has already set in, you will have to replace any decaying weatherboards and windowsills.

A WOF for houses
Is it time for dwellings to have a warrant of fitness? This has been discussed over the years and more so with the recent cases of weather tightness problems.

Some people think that the time has come to introduce this certification for dwellings to help potential buyers. Having a complete record of what work has been done over the years would be useful in cases to highlight where a property has been poorly maintained.

If you are uncertain, make sure you check with an expert. Try your local building centre or go to www.branz.co.nz for simple advice on materials. Auckland City Council holds records of building consents that have been issued and also specifies what materials were used. You can purchase a CD of these records for $45.

www.aucklandcity.govt.nz
* Bob De Leur is Auckland City Council's principal building officer