I am looking at a property going up for auction as a potential PPOR for myself and family.
The property was built and occupied by the builder himself in 1982, then extended in 1989. The extension itself is an extra bedroom, and a roughly 6m x 4m deck has been built from the upper lounge level over the new bedroom, resting on its roof. We don't know when the deck was built, ie if it was simultaneous with the extension, or later. It doesn't seem 22 years old, but hey, it could be. It certainly is not up to code now, (flush with main building, railings probably not code compliant etc) and will need to be replaced in the next few years.
The roof underneath has some space (60cm reducing to nothing as the roof slopes upward) between itself and the decking, and there is substantial foliage around which has no doubt allowed for leaves etc to accumulate in the space between. There is no way to check the state of the roof underneath, and we can see some rust from the side.
My assumption on this is that:
a) as long as the deck was built according to building code at the time, it is legal now.
b) the roof will need to be replaced at some point and we will need to remove the deck to do it.
c) When we go to replace it, we will need to build the deck to current code, which is an improvement, and therefore the activity is consentable.
d) If we don't do anything about it and use as is, it will be a problem if we go to sell it.
e) This equals a major pain in the arse and we'll need to spend months with council process etc. (Hi Davo36!)
So my questions are:
Are my assumptions correct? and
How much should I knock off what I think is the right price for the property to deal with all this when bidding at the auction?
Council is Auckland, ex-North Shore.
Input much appreciated, thanks.
The property was built and occupied by the builder himself in 1982, then extended in 1989. The extension itself is an extra bedroom, and a roughly 6m x 4m deck has been built from the upper lounge level over the new bedroom, resting on its roof. We don't know when the deck was built, ie if it was simultaneous with the extension, or later. It doesn't seem 22 years old, but hey, it could be. It certainly is not up to code now, (flush with main building, railings probably not code compliant etc) and will need to be replaced in the next few years.
The roof underneath has some space (60cm reducing to nothing as the roof slopes upward) between itself and the decking, and there is substantial foliage around which has no doubt allowed for leaves etc to accumulate in the space between. There is no way to check the state of the roof underneath, and we can see some rust from the side.
My assumption on this is that:
a) as long as the deck was built according to building code at the time, it is legal now.
b) the roof will need to be replaced at some point and we will need to remove the deck to do it.
c) When we go to replace it, we will need to build the deck to current code, which is an improvement, and therefore the activity is consentable.
d) If we don't do anything about it and use as is, it will be a problem if we go to sell it.
e) This equals a major pain in the arse and we'll need to spend months with council process etc. (Hi Davo36!)
So my questions are:
Are my assumptions correct? and
How much should I knock off what I think is the right price for the property to deal with all this when bidding at the auction?
Council is Auckland, ex-North Shore.
Input much appreciated, thanks.
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