Commonly Asked Questions

1.      Do I need a Building Consent to reclad my home?

Yes you do.

If you proceed with recladding work without having been granted a building consent, the Council will issue you with a stop-work notice and require you to obtain the necessary consents before the work is able to continue. It takes time to get drawings completed and to obtain a building consent (generally about 3-4 months) and during that time the building work would be on-hold.  

2.      Can I live at home during the repair process?

In short - it depends. 

Where a fully reclad is required, we generally recommend the property be vacated prior to starting the building work. As a general rule, the building will be without cladding, insulation and windows for a period during the work. The building work required is very noisy, dusty and disruptive to the living environment within a home. That said, every project is different. We can discuss the options available to with regard to your specific project and situation.

3.      What is involved in recladding a home?

Step 1: Scaffolding and Weather Protection

The first step in the leaky building repair process involves setting up scaffolding to provide access to the exterior cladding. Once the scaffolding is erected, weather protection is set up to keep the house dry whilst the building repair works are undertaken. 

Step 2: Cladding Removal

The second step involves the cladding removal and disposal. Whilst it may be preferable from a logistical perspective to remove all the cladding at the same time, each dwelling must be approached on a case-by-case basis, as a staged 'cladding removal' process will be more appropriate for some building. Any joinery removed is safely stored (preferably on-site) and the removed cladding material is disposed off-site.

Step 3: Inspection of Timber Framing for Rot or Decay

Once the cladding has been removed, the local Council is advised and an inspection is organised to determine what steps are required to ensure the existing timber framing complies with the Building Code. The main issues considered during the inspection include the treatment level of the existing timber framing (if any), the moisture levels present in the timber framing and the presence of any rot or decay.

Step 4: Building Repair & Re-Cladding

The repair and re-cladding process is the most complicated and time-consuming part of the entire job. This is when the rotten or decayed timber (and any other damaged building elements) are removed and replaced, defective design faults corrected and the new cladding system reinstated as per the Building Code requirements. The quality of the repair work is paramount when it comes to ensuring the repaired building will not leak in the future.

4.      What are the benefits of a full reclad over a targeted repair solution?

The benefits of a full reclad over targeted repairs are significant and include:-

• A full reclad will result in your home being brought up to the current Building Code E2/AS1 requirements.
• A full reclad under a new Building Consent will mean you get a new Code Compliance Certificate issued in respect of the building repair work. 
• A full reclad is the best way to ensure all problematic areas have been exposed and a proper repair completed.
• Because recladding involves removing the existing cladding, the underlying timber structure can be treated against rot and decay (many houses constructed between 1997 and 2003 were built using untreated timber framing).
• A full reclad will likely re-establish the full value in your property (possibly even increase the value) and will make it far more saleable.

5.      What does a Reclad cost? 

Every project is different and therefore the cost will vary. The major factors determining cost include:-

• Size and complexity of house.
• Extent of damage and rectification required.
• Extent of redecoration work required (i.e. damage to high cost areas like kitchens and bathrooms, whether a full interior repaint is required etc)
• Whether any alteration work is required or is to be undertaken at the same time.
• Whether new joinery (i.e. window and door joinery) is being installed.
• Access (i.e. is the house on a step site requiring extensive scaffolding).

In our experience, the recladding costs for a stand-alone mid-sized (3-4 bedroom) house fall into the following ranges:-

• Remedial Design:         $5,000 - $10,000 
• Building Consent:          $3,000 - $4,000
• Building Consultant:      $2000 - $3,000  
• Building Work:                $150,000 - $300,000

For a more accurate cost estimate or quotation for your recladding project, you can contact us on (09) 442 5900 or call into our offices at 19A Triton Drive, Albany