When a dwelling has what is known as ‘Direct-Fixed’ monolithic cladding this typically means that the cladding is either Cement Plaster or Acrylic type Texture Coating over a backing substrate of either fibre cement board (Harditex, Hardibacker or similar) or polystyrene sheet (EIFS) and was constructed prior to the 2004 Building Act requiring a Ventilated Cavity System. Although these cladding types are not necessarily the cause of leaks to dwellings, (in our experience, the most common causes are poor flashings design and installation, poorly manufactured and/or installed window/door joinery, a lack of proper flashings to roof-decks and parapet balustrades, cladding penetrations and poor workmanship in general) they do factor in a disproportionate number of Leaky Building cases and this puts them into a High Risk Category. Also, if the dwelling was constructed between the years 1995 – 2004, it was probably constructed using kiln dried untreated timber which could rapidly decay if any leaks occurred.

Below is an excerpt from a 2006 Auckland City Council document on a property with ‘direct-fixed’ monolithic cladding features ….

 

This statement clearly identifies that all external claddings are likely to leak at some stage.  We also believe this to be true, given our extensive experience in this area.  Our inspection methods have detected serious weathertightness issues in some weatherboard clad and also some brick and tile homes.

Alternatively, many plaster clad monolithic homes, when well constructed with good attention to detail of design and flashings, are found to be perfectly fine with no weathertightness issues, and provided the correct maintenance procedures are followed, will continue to function for many years to come.

If completely re-cladding a monolithic plaster clad dwelling with isolated weathertightness issues is not an option due to financial or other constraints then at the very least we recommend the installation of Moisture Detection (MDU) Probes as an initial full invasive moisture test.  This should be followed up by seeking advice, estimates and repair strategies to ensure the ongoing viability of the property and to prevent further issues from developing.

Due to the ‘stigma’ attached to monolithic plaster clad homes constructed during this period; it is possible that re-sale values could be affected when compared to similar sized homes in the area with cladding other than monolithic.  This stigma is exacerbated when a home is not presented in a well maintained, well detailed, defects free and proven weather tight condition.