No cladding permit

[waiopehu24]

I came across an interesting potential deal today.
Owner is living in aussie and rents out his house in palmy.
Its been on the market for 5 months.
The owner had the house cladded without a permit, which is why its proving difficult to sell. An offer of 215k was turned down.
Offer of 220k was turned down 6 weeks ago, and an offer of 222k and subject to the vendor obtaining a permit was accepted 4 weeks ago.
Vendor got an engineers report which approved the cladding work but the council would not cough up a permit because they did not see the work as it was being done.
I submitted an offer today for 180k conditional to solititors approval.
There is nothing wrong with the house...just on paper.
My question is: What are some suggested solutions to this problem??

[Dean@Massiveaction]

Should be solvable with a building inspector who knows his way round council. They either have to give it compliance or tell you what is required to obtain compliance.

[casacamo]

What type of cladding is it ?
The requirements have changed recently and certain cladding are not permitted within specific areas. eg high wind zones.
If it was done in accordance with the plans there should not be a problem. If the installer can provide details & warranty's then a certified building inspector can submit it to council for the 'code compliance certificate' if it can be acertained that it meets
BRANZ approval.

send me a PM if you have info on cladding type, and I'll see what I can find out about it.

[drelly]

Also, depending on the type and age of cladding and property, you may be able to remove it and tidy up weatherboards underneath. A lot of older properties were clad with things like fibrolite over the existing weatherboards.

[waiopehu24]

The offer was 'laughed' off today but thats fine.
I looked at the cladding and it was a sort of concrete type material.
I cringed at the thought off having it taken off.
I didnt get into the due dilligence stage so unfortunately I cant provide any details as to the type of cladding etc.
Also wouldn't the council not have to see through stages of completion to get the permit?

[casacamo]

Just for your information, from the BRANZ newsletter:

STONE VENEER OVER FIBRE-CEMENT BACKING

Bulletin 476 Stone veneer construction covers the construction of stone veneers with a 40–70 mm cavity and the veneer tied back to the structure using brick ties. Construction of stone veneers where the stone is installed directly against a fibre-cement backing over 20 mm timber cavity battens was deliberately not covered by this Bulletin. These cladding systems need to be specifically designed to ensure:
* the performance of ties used – when used with conventional cavity masonry ties are designed to flex when a load is applied. Where the stone is installed hard against the backing the flexibility of the tie is negated
* the structural capability where ties are fixed through fibre-cement into a batten
* the detailing around openings to ensure the performance requirements of NZBC Clause E2 will be met
* separation of the damp stone/fibre-cement from the structural frame.

There are stone cladding systems currently entering the market that do have the stone installed over a fibre-cement backing. However, these are specifically designed systems that are supported by a BRANZ Appraisal.

BRANZ is also aware of a number of instances where stone veneer is being installed directly against fibre-cement fixed directly to the framing. In these instances, there is no ability for water that is absorbed into the mortar and fibre-cement to drain or dry leaving a wet cladding system in contact with the wall underlay and the framing. In our view, the risk of deterioration of the framing is high.