Originally posted by Wayne
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How can a building / builders report get away with this ?
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I think houses have beem more sealed up for a long time with concrete of chip board floors (rather than boards between bottom plates) and better fitting/ closing windows. Interesting you mention room sizes because the average house now is much larger than the average house of yesteryear.
I don't think anyone bemoans the lack of a breeze blowing up through the cracks in the floor. Maybe you guys are just hardier down there in Dunedin.
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Originally posted by Maccachic View PostI have to agree Jimo I got sick of looking at the same house on tiny section up here, really boring. Section sizes are getting soo small too where are children/adults ment to play? Its not wonder so many are loitering on the streets.
"Same house" - wasn't there talk a short while ago that one of the reasons for the high cost of our houseing is that they are not all the same? Bespoke design for each house rather than off the shelf components (I'll have 2 #3 trusses and 5 #8's thanks).
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Originally posted by Wayne View PostI think houses have beem more sealed up for a long time with concrete of chip board floors (rather than boards between bottom plates) and better fitting/ closing windows. Interesting you mention room sizes because the average house now is much larger than the average house of yesteryear.
I don't think anyone bemoans the lack of a breeze blowing up through the cracks in the floor. Maybe you guys are just hardier down there in Dunedin.
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So the question is would any older house comply with the present building code--judging by my builders grumblings when doing a small addition to our bungalow-I would think not.
Its been doing its job for 80+ yrs perfectly without the multitude of piddly things council wanted this time around for the addition.
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Originally posted by jimO View Postone of the 2 lounges in my house (built 1912) is 7m x5 with 9ft ceiling height and if i open the glass doors into the kitchen dining its 14m x 5m area all the bedrooms are bigger than most large modern master bedrooms. when i get home at night i know which house is mine cos it aint the same as every other house in the street
Have we just compared 2 'average' houses from their eras?
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Originally posted by skid View PostSo the question is would any older house comply with the present building code--judging by my builders grumblings when doing a small addition to our bungalow-I would think not.
Its been doing its job for 80+ yrs perfectly without the multitude of piddly things council wanted this time around for the addition.
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Originally posted by Wayne View PostWe could have a mines bigger than yours. I gather your house is an average house (as that is what I I said I was talking about). So my house has 1 lounge that is 6x6, another that is 5x8 (family room/ dining) and a third that is 3x4. Also 2.7m stud throughout. I know which house is mine because it doesn't look the same as the others in the street - they are all differant. My house is 2 years old not 100 and is warm in the winter and cool in the summer.
Have we just compared 2 'average' houses from their eras?
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Originally posted by Wayne View PostWe could have a mines bigger than yours. I gather your house is an average house (as that is what I I said I was talking about). So my house has 1 lounge that is 6x6, another that is 5x8 (family room/ dining) and a third that is 3x4. Also 2.7m stud throughout. I know which house is mine because it doesn't look the same as the others in the street - they are all differant. My house is 2 years old not 100 and is warm in the winter and cool in the summer.
Have we just compared 2 'average' houses from their eras?
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The average house of yesteryear (maybe not 100 years old but back 50 years) is 90-100sqm (1000 to 1100 sq feet) and they are not big. And they are not really very warm. My parents weren't rich (they weren't totally skint either) but they insulated the old family home and installed a diesel central heating to make it warmer (used to have frost on the nose in winter when you woke up - Christchurch). They did this for a reason - and it wasn't because they had money to throw around.
jimo - I would suggest that your house isn't avarage (and neither is mine which was the point I was trying to make). Certainly not average around these parts. I insulated a couple of properties a couple of years back (after I put in a HRV) and the differance is marked. Mould is gone (the HRV did a good job but the insulation finished it off) and the properties are warmer (heat pump added so tenant doesn't use gas heater). I am now able to get a better tenant and charge more (though the market is moving so cause and effect is hard to guage). For the cost I feel I have done the right thing - can't accuse me of being a slum lord!
But to the thrust of the thread - I didn't bring my 1970's property up to todays standard. For a start it is too expensive to install wall insulation. At the end of the day it is what it is -a 1970's house with ceiling and floor insulation - and if I were to sell it would be up to any purchaser if they wanted to "bring it up to scratch".
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Originally posted by xenophobicfruit View PostI call that money well spent and a good builders report.
I have just sold my dream home. Built 10 years ago of Hinuera Stone with awesome views. 700k, to down size.
When buyers building inspector arrived, I asked him "Do you ever find a home with no faults"? He said "No, my job is to find faults and I will find them".
He did. Three pages of pedantic trivia. A pic of "a crack in grouting" turned out to be a dog hair. 5 loose nails in roofing tiles he discovered I replaced while he was here.
He noted in his report I was not an accredited roofer. True, but having owned over 50 rental properties that I did all the maintenance on, I can replace and seal a loose nail.
He particularly noted that the up stairs cladding type "had the potential to, was known for, could possibly, maybe perhaps be susceptible to moisture", and recommended a
specialist inspection. Which was done at buyers expense. This resulted in discovering my rimu kitchen table showed a higher moisture content than any part of the house.
He noted some damage to a roof truss strut and recommended in his report repairs by a certified builder followed by an inspection and report by a Structural Engineer.
The 45mm X 45mm X 750mm strut was repaired. Inspected by a Building surveyor, building inspector, and Structural Engineer, all of whom approved. But because the builder who has built
over 50 top homes in our area is retired and not now "certified" the repair needed to be inspected and signed off by a Council Inspector. Who then discovered I had failed to apply for a consent to have the work done. So a Council Certificate of Acceptance (COA) had to be applied for (another $2000). etc. etc etc. All at buyers expense. I cannot imagine what their total
will be. But they wanted this very desirable property, which they knew was priced way below peer values.
I have recently bought a 60 year old home that for some obscure reason had no Council Plan. I employed a building surveyor to conduct a pre. purchase inspection.
He pointed out a few minor issues and added suggestions to fix them that I can do myself, including under floor insulation, and replacing a few dented roof tiles and flashing.
Total fee $640. And I took my Inspector fishing and gave him some top way points.
My buyers Inspector I would never allow back onto any of my properties.
So who got the best value?
In my opinion an Inspection should identify real or probable problem areas, not concentrate on pedantic, trivialities to undermine a sale or purchase.
Thanks.
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I have recently bought a 60 year old home that for some obscure reason had no Council Plan. I employed a building surveyor to conduct a pre. purchase inspection.
He pointed out a few minor issues and added suggestions to fix them that I can do myself, including under floor insulation, and replacing a few dented roof tiles and flashing.
My buyers Inspector I would never allow back onto any of my properties.Patience is a virtue.
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