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Author: Find-a-leak Staff

Leak Under Deck Ranchslider Door

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Do you have a deck over the top of your room?

One of the most common types of leaks we find is caused by waterproofing membranes not correctly installed underneath the doors leading out to the deck… any type of door.

One of the main contributing factors to this problem is the level of the deck. Under the ‘leaky building code’ of the late 90’s and early 2000’s, many homes where built in such a way whereas the deck level was very similar to the inside floor level. If there is any pooling of water on the deck, wind driven rain in the direction of the door, or a blocked drain (normally with leaves and debris on top), then water tends to rise up and over the raised lip of the butanol, then down onto the ceiling below.

Another common trait of a leaking deck is when the cladding runs down and touches the deck. Water will simply soak up the cladding then saturate the bottom plate and then potentially drip down onto the ceiling below.

Here is a sample infrared thermal imaging photo we took in a home recently:

Should I Reclad My Plaster Home?

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We get a variety of valid questions from plaster home owners during building inspections. Some of these questions come from a ‘slightly worried’ mindset about the cladding on their home, and what the public perception is about plaster cladding systems.

Should you reclad your home, even if it’s not leaking?

The short answer is “No”. You don’t need to reclad unless the home is so far rotted that the toxic black mould is a health hazard, or the rot is causing structural integrity problems. Most homes have targeted areas that are leaking that need to be repaired… both the leak source and any damage caused as a result of the leak or moisture ingress.

There have been cases in NZ where reclad companies have convinced the property owner it’s a leaky home and needs to be reclad, only to find once the cladding is removed the timber frame is perfectly OK around the majority of the home.

 It’s true that recladding a house does increase the overall value of the home, but are you over capitalising?

How much does it cost to reclad a plaster house in NZ?

This will vary from company to company, but let us say for the purposes of this exercise that it will be $750 per square meter of floor area. For example, your home might be 200sqm, therefore it could cost $150,000.

Should I ‘bite the bullet’ and just reclad the home anyway?

If you plan to stay in the home long term, from our experience, the home owner will simply fix the detected leaks and subsequent damage… then maintain the home properly to avoid the same mistake in the future.

If you plan to sell, then you would need to ‘run the numbers’ and determine if it’s all worth it. If you spend $150k, will you get more than that back with the upgrade, or will you only break even on the deal after the process of moving out, paying fee’s here and there, stressing out, having the reclad all over your LIM report etc etc.

At the end of the day, it all comes down to numbers. Some builders buy leaky homes as a business… but normally from the price of the land only. When they slice the home open, some of them find it wasn’t so bad after all and go on to make a handsome profit.

It’s true that you automatically get thrown into the ‘potential leaky home’ basket, even if your home isn’t leaking… so work through every ‘numbers’ scenario you can. Maybe get a couple of free quotes from recladding services and you’ll possibly find it’s actually a good option to reclad in weatherboard… the cladding most Kiwi’s feel comfortable with and trust.

Keep in mind that you may need consent to do target repairs.

First… you need to know if it’s leaking or not! We can help you in that area from a non-biased point of view, as we don’t sell repair or recladding services at the end of the job.

9 Common Signs of a Leaky Home

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What are the initial ‘red flag’ signs to look out for when buying a plaster home in NZ?

Not all plaster homes leak, but some have a higher probability of leaking based on design.

Here are the 9 most common design faults that have contributed to the leaky building problem in NZ. Match number on diagram below…

  1. Parapets and flat roofs
  2. Roof to wall junctions
  3. Pergola fixings
  4. Handrail fixings
  5. Lack of flashings to windows and penetrations
  6. Decks over living areas
  7. Balustrade to deck or balustrade to wall junctions
  8. Clearances at bottom of claddings
  9. Level of ground outside is above interior floor level

If you are unsure what you’re getting yourself into when buying a home in NZ, let us inspect the house for you. We have detected many leaking problems in homes… so get experience on your side today!

(Thanks to the NZ government website for the above diagram)

Insider Tips for Home Buyers & Sellers

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Where are all the leaky homes located?

Save $20 on your first inspection…

We inspect homes everyday in NZ, and through experience we have learn’t all the strategies & tactics used in the property market. We see some really smart ideas used, and also some very borderline methods! You need to know.

FREE – Join NZ’s first ‘insider’ newsletter written by an independant property inspector!

Why should you join NZ’s best home owners newsletter right now, for free:

  • To start with, you will get a $20 discount on your first inspection with us, PLUS valuable information about the 9 most common traits of a leaky home… we email this to you in the next 2 minutes.
  • We are working on the inside of the real estate market everyday, and get to see all kinds of ‘interesting’ things you probably don’t. You will get updates on anything interesting we come across! (Even the revealing stuff that will make you laugh… and learn from).
  • What are the common ‘pick up lines’ agents use? (Lines used to ‘pick up’ a deal we mean!)
  • We will update all home owners with cutting edge information to help improve the value of their home.
  • We have the ability to negotiate big discounts on home services due to our large database. You get these emails & offers sent to you as they become available.
  • What are the tricks home sellers use on you?

Note: Our newsletter does not breach the privacy act at any stage.

Simply put your first name & email into the box below, and we’ll immediately email you a discount voucher on your first inspection.

 

 New Offer – Get Your $20 Thermal Imaging or Leak Detection Voucher Here!

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Radio Recording for Thermal Imaging Inspections

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We have built a strong & credible name in the NZ house inspection & infrared thermal imaging industry over the years. If fact, Google have placed us as #1 in their rankings for the above topics…  hence why you have landed on the most comprehensive leaky building inspection website in NZ. 

We have uploaded a recent recording of an advertorial we recently did on Newstalk ZB so you can put a ‘voice’ to our name:

Listen Here (Runs for 1.5 minutes)

We have been thermal imaging houses for years, and also offering leak detection services for those home owners who have a leak they can’t find, or are worried they could potentially buy themselves a home with leaking problems.

Call us first… you’ll get the best quote, prompt service, and most importantly – experience. We offer guaranteed free quotes over the phone! (Our quotes don’t change once we turn up to the job).

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Even Newstalk ZB’s DIY Home Renovation Expert Peter Wolfkamp Has Used Our Services, and Recommends Us Live Online – Listen Here (Runs for 30 seconds)

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Leaky Home & Building Inspections

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We specialise in leak inspections in all types of homes, including leaky building inspections.

After detecting literally 1000’s of leaks in NZ home over the years, there is very little we haven’t seen when it comes to sourcing a leak.

Although many inspections for leaks come down to logic, other times you simply can’t pinpoint the area without the right a equipment. Our website name says it all… FINDALEAK… that is all we do!

Don’t let moisture ingress and rot set into your house. If you suspect there is water in your house, or smell a damp or musty smell, one of our leak inspections could work out to be cheaper and more efficient than you think. We’ve been doing this for years, so no doubt we can help you also. Free quotes over the phone!

Winter Leak Detection House Inspections

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Is Winter a Good Time for A Leaky Home Inspection?

It goes without saying… if you are buying a home, it’s MUCH better if it’s been raining. A thermal imaging building inspection will clearly show leaks within a week of heavy rain. It’s only logical to test the house for leaks under the worst possible weather conditions… particulary for roof, deck and window leaks. 

Leak detection services in NZ will vary in results depending on the type of equipment used during the home inspection. It’s important to understand that thermal imaging cameras are excellent for detecting leaks on ceilings, under decks, roofs, back of showers and under windows, whilst moisture meters are the best method for testing for moisture problems in external walls.

What if it hasn’t rained for a few weeks, is it still possible to find moisture in walls?

Yes. In NZ, the typical homes we get hired to test for moisture are plaster systems with no cavity system. If the home has no cavity, then the moisture and condensation gets trapped behind the walls and soaks into the timber framing and insulation. The moisture testing meters we use are highly sensitive and will detect the slightest change in timber and gib board density caused by higher levels of moisture.

What about roof leaks after no rain?

It is true that a roof leak that hasn’t found it’s way into an external wall may go undetected in summer months… but the good news is that a roof leak is generally easy to fix, and it’s the least harmful type of leak that can be found in a home (As long as it hasn’t travelled into an external wall). Generally, if the leak was that severe you would see visual signs of damage or discolouration on the ceiling.

The insulation batts may be wet also… but if you have a pitched roof, you can crawl through the manhole and substitute the wet insulation with new batts. If it’s a mono pitched roof (Can’t crawl inside), then you can either fix the source of the leak and let it dry out, otherwise if it’s showing on the gib board you can open up the ceiling and take out the saturated insulation. Not such a big deal considering there is moisture damage to the ceiling anyway.

In summary, winter is an excellent time for thermal imaging inspections and general leak detection investigations. Summer is normally fine for moisture inspections, unless it hasn’t rained for over 3 weeks or so. Don’t rush your property purchase if you feel the place could be leaking and it hasn’t rained for some time. Give us a call if your aren’t sure if the timing is right for you.

Pre-Rental House Inspections

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Why would you get a leak inspection prior to renting a house?

It has recently come to our attention that many rental properties are being letted out to tenants with leaking problems, without notifing the tenant first. Just this week, we’ve have around 8 calls from tenants indicating they could be living in a leaky home, and are worried about the health problems associated with leaky buildings. In particular, black mould spores on the back of curtains and behind walls. Not healthy for children. Click here if the home you live in has  mould on the curtains.

One call we had from a tenant was regarding a landlord who refuses to fix a leak behind a shower. Not only is this unhealthy to the tenants (and potentially raising their power bill if it’s hot water pipe leak), but the wall will be rotting away under the term ‘gradual leak damage’.

We can provide you a moisture report before renting a house, especially if someone in your family suffers from allergies. Better to be safe than sorry!

Give us a call for a free quote. We can even do a verbal inspection and leak test without a report which is the cheaper option, but the results are the same… just without the reporting.

Tornado Insurance Damage – Photo’s of Leaks

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If you’ve had any damage to your home caused by the North Shore Tornado, we can complete a leak and moisture damage report for your insurance cover.

Check your home for any missing roofing iron, dislodged roof tiles, cracked windows or any damage to your home that could be claimed under your insurance policy. We can detect any water related leak damage the tornado damage has incurred to your property in the form of a moisture report acceptable to insurance companies. The report will show photo’s of tornado damage, leaks and moisture readings.

Dux Qest (Ducks Quest) Plumbing Leaking

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How do I know if I have Dux Qest plumbing in my home?

Dux Quest plumbing is notorious for leaking, and now the insurance companies are even putting clauses in their fine print that says they won’t cover any burst pipe leaks in houses that are fitted with Dux Quest.

You may need to get a plumber or building inspector in to identify for you if your property is fitted with this product.

If you can crawl under your home, you may be able see the writing on the black pipes… and if so, consider getting it replaced because if it leaks into your external walls, the damage bill could get rather large. You won’t know it’s leaking until it’s too late, as it’s normally a slow leak at one of the joins that gradually eats away at your wall.

One home owner had the ceiling collapse onto their kitchen bench from a leak in the shower above!  If you are buying a house, ask the inspector to look for this plumbing type.