Painting over plaster cladding cracks to prevent leaking

How often should you paint a plaster cladding home? The answer to this question can vary… but here are a couple of things to think about prior to opening the paint tin.

Why are you considering getting your plaster home painted in the first place?

The most likely answer is because you are seeing cracks, or hairline cracks appearing under windows, around windows or vertically down the external walls. Before you jump ahead and get the place painted, you should seriously consider finding out if signs of water ingress have occurred. Water ingress basically means water soaks in through the cracks and penetrates through onto the timber framework. If the timber is untreated, then there is serious potential for fungal growth and rot to set in. This is what happens with a leaky building in many cases.

Should you just turn a blind eye and cover up the cracks with a thick paint?

Some people will trick themselves into thinking that a coat of paint will sort out any potential leaking problems. Well… yes and no. Yes, it will stop more water getting in, but it won’t stop the result of previous leaks. Will you be able to sleep peacefully at night taking the ‘cover up’ approach? Would you feel comfortable on-selling the home?

One important thing to keep in mind, is that the vast majority of plaster clad houses don’t have a cavity, therefore once moisture is in the wall there is no air circulation to dry it out (trapped cavity). Secondly, once any insulation gets moist, then its R Value is reduced dramatically.

If you’re buying a home, and it’s just had a ‘fresh coat of paint’, then don’t get too excited about “how well the vendors look after the home”, rather, look at it as a red flag! The moment you smell fresh paint in a home built in the 90’s – 2004, then consider getting a thermal imaging home inspection.

What companies specialise in filling and fixing cracks in plaster cladding?

One common question we get when doing an inspection where cracking has occurred in the plaster system, is “who fixes these types of cracks?”. There are some builders/handymen around who will just slap some silicone in the cracks and run for the hills, and there are companies who specialise in dealing with minor plaster cladding issues (not leaky home re-clads) who will do such a great job you would hardly know a repair has been made… and some companies who repair and fix cracks in plaster cladding will even give you a warranty! Make sure you ring around and get free quotes.

Back to the original question: Every 5-7 years is about the average span of time between painting. Just keep an eye on the cladding every few months, and if hairline cracks start appearing only 2 years after the last paint job, then it may be due for another coat (and don’t use the same painter as last time!)

What type of paint should you use to paint plaster cladding?

There is a small range of paints that have been designed with plaster homes and potential leaky buildings in mind. These paints are nice and thick when applied, they also have waterproofing membrane properties too them, and also have flex in them which can help reduce hairline cracks appearing if movement, or expansion and contraction is occurring within the building envelope.

Fix leaks and leak damage first, then paint last.

Not sure if your home has leaks? We can quote you over the phone right now on what it will cost for a building moisture inspection (includes thermal imaging) based on the size of your home… it probably costs less then you think. Is it really a ‘cost’ or an ‘investment’? It’s an investment.

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Client Comments... (All testimonials can be verified as true and correct... updated for 2010)

I enlisted Dean’s services 2 days prior to “D-day” of us purchasing our first NZ home. Dean proved to be an extremely efficient and knowledgeable technician. He has a very good understanding not only of his specific field, but also of general building requirements. He was easily able to spot, and talk me through, existing as well as potential problems, and was very open to answering the myriads of questions I fired his way. Most importantly, he gave me non-biased answers, allowing me to make an objective decision regarding the purchase of a potentially leaky home. Thanks again for excellent service Dean! Simone P - Titirangi

We have lived for some time in an old weather board cottage which we have renovated over a period of years. Recently we discovered a leak, so we googled “find a leak” and found a comprehensive and detailed website of the same name. Next we spoke to Dean and an appointment was made. He was punctual, courteous and his experience was obvious. His thermal imaging equipment is ‘state of the art’ and the source leak was quickly detected.

Dean was able offer practical solutions which we can act on with confidence. As a result of this experience we would recommend the use of his skills before the sale or purchase of any property to be reassured as to the integrity of the property. Dean is personable, a superb communicator and a true professional. Maggie & David M - Waiatarua

Dean was very professional and I would highly recommend anyone that is thinking of buying a property to get thermal testing done. Fortunately it was by pure chance that I even knew these tests were available after speaking to my neighbour and he advising me. The house we were looking at had water leaks and Dean has saved me many thousands of dollars in the long run. David G - West Auckland

Dean is a very professional and friendly guy. He goes step by step through the process which is very valuable. When he finds a potential problem he immediately notified to me and discussed with me in details on what actions could be taken. Anyway no major problems were detected in the property I wanted to purchase. However I greatly advice anyone to obtain Dean's professional service to make sure the property is in a satisfactory condition. Robbie P - Glen Eden

Thank you very much for the great service, very professional and appreciated the time taken to explain the process. Very glad to know that with all the stigma that goes with plaster houses, ours is not a leaky home. The report has helped pin-point some areas for maintenance which we plan to undertake sooner rather than later..Thanks again. Heather M - Maraetai

We were a bit apprehensive about what the leak detection might find, but found Dean’s confident, friendly and very capable approach extremely reassuring. While we were greatly relieved by the findings concerning the exterior of the house, Dean’s thoroughness in looking also for internal issues uncovered a surprise bath leak. Thanks Dean for solving the mysterious odour that’s been bothering us for the last 6 months! We highly recommend Dean to anyone with even the slightest concerns regarding moisture in their homes. Kevin - West Auckland

Thank you Dean for your prompt service. I was given 2 days to have a Building inspection done which found some dampness in the house. It was well worth the money spent as Dean found some other damp issues. He was very thorough and very informative and even though there were issues with the house they were all fixable so I was then able to re negotiate the purchase price. I would recommend anyone buying a house- any type of building structure to have ’Thermo Imaging’ as part of a building inspection. Thank you once again. Maree, Glendowie

We had some concerns about a recently renovation house including a lower basement. Being nosey I popped around to join Dean on his inspection. Apart from enjoying meeting him, Dean was enormously informative, approachable & friendly, I found the technology & information I gleaned fascinating. Fortunately, we identified no significant issues with the property. It gave us great peace of mind & we can enjoy our new home knowing we have bought a dry, water tight property with with hidden surprises. Thank you Dean for your help & reassurance. To my mind it is certainly worth the modest sum versus potential costs you could incur which could also mar one of most expensive purchases of your life.. Diane - Devonport

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