Stucco- your thought pls

[seanz]

I am looking to buy a property with stucco cladding that was built in 1900s. It is in Wellington and quite close to coast about 100 meters away. I have heard that stucco has a tendency to crack as a result of lateral movement caused by wind or earthquakes, resulting in water ingress into the wall framing. should I be really concerned about this?

Also anyone had experience of maintaining stucco cladding? what's the approximate cost and does it require repainting quite often?

Your thoughts are welcomed! Thanks

[eri]

have heard that old stucco over weatherboard - wood

can be a rotting disaster the first metre above ground level

but of course, stucco over brick, doesn't have this problem and is often at a discount as many simply avoid all plaster

[incident]

a house over 100 years old next to the coast wouldnt be a good idea imo.

[bob76]

It all depends how it was built.. I've heard that the old stucco houses used bottle caps to create a cavity over the backing board, so the porous stucco can dry naturally, so even if there is cracking, it won't damage the framing. Its a lot easier to repair, and plasterering caps are still used for modern stucco houses in NZ (see epiplastics.co.nz).

[ivanp]

I've heard that the old stucco houses used bottle caps to create a cavity over the backing board, so the porous stucco can dry naturally, so even if there is cracking, it won't damage the framing. Its a lot easier to repair, and plasterering caps are still used for modern stucco houses in NZ (see epiplastics.co.nz).

I doubt the bottle caps help to create a cavity at all. They are used to space away the wire netting from the backing board - to make sure that the wire netting is fully submersed/embedded into the plaster coat.

[bob76]

my mistake - true, it looks like the old stucco is applied directly over building paper. In that case, any repairs have to be consented and done to the latest building standards.. so the old stucco is one to stay away from too.. even if it has lasted 50 years..

[seanz]

Thanks all for your contribution! Much appreciated!

[jimO]

its lasted this long and hasnt fallen down

[John the builder]

bob

In that case, any repairs have to be consented and done to the latest building standards.. so the old stucco is one to stay away from too.. even if it has lasted 50 years..

where did you get this idea from?

scedhule 1 allows for reclad without consent as long as not a failure of durability?

[bob76]

You could interpret Schedule 1 like that, however that would mean that any plaster/stucco house could be reclad once it has met the 15 years durability standard without consent, which is obviously not the case. Its up to the council to decide.. prior to work starting. Schedule 1 states "if the recladding is being carried out because of a failure to meet Building Code performance such as weathertightness OR durability, a building consent is required for the work. If your old cladding isn't leaking and causing water damage, why would you be replacing it?

[John the builder]

Its up to the council to decide.. prior to work starting.

council doesn't decide schedule 1 the owner does!

Reclads were always intended to be outside consent(they are replacement of a building element). The exception was made for the leaky homes in an attempt to stop inappropriate repair. It does not say a failure of a clause or durability it says a failure due to durability (and the example is E2 failure which must therefore be a consequence of the failure of durability clause B2.) You could want to replace becauise it leaked and this wasn't a failure of durability.

The reason to replace a stucco is because it is crap and reduces a house value, and raises maintenance costs

[jappronz]

my understanding is it can only be replaced like for like?? you couldn't remove stucco or hardie board and whack on weatherboard

[John the builder]

the term in the act is 'comparable assembly in the same position.
like for like is certainly comparable but it should allow weather board, as a lighter weatherboard cladding for a stucco cladding is comparable

[propertybuyingNZ]

Would you mind sharing which listing it is?
Considering you are not planning to take it further?

Cheers!

[casacamo]

If the building is 100 years old then the framing os prob. hardwood ie rimu or totara and therefore is able to withstand some moisture because it has natural oil it it. The problem with modern framing is that it is soft wood pine which needs to dry out otherwise it will rot. The main thing to look for is adequate drainage at the bottom of the wall and that the ground level is at least 150 - 200 mm below the cladding level. This controls capillary action.