Cladding Stigma

[BlueSky]

James Hardi Monotech cladding -- on 2nd story house Fletcher . code of compliance issued 2004/5 -dont have the consent drawings and see if it was installed over a drained and vented cavity but there is a gap where you can slide your fingers.

House painted every 7 years so due for another one.

How long these type of cladding lasts?
How big is the stigma of Weather tightness on these types of cladding for resale value?

Long term , better to sell and upgrade or nothing wrong as long as its maintained well ?
If designed and maintained well, its no different to any other cladding. its the design which most get it wrong. Even the best cladding and poorly designed build can have weathertightness issues. BUT its the perception right ?

[John the builder]

it will last indefinitely if maintained. Upper story under eaves is low risk area.

There should be be a cavity and if post 2003 then treated timber which was really the cause of leraky issues and consequences of small leaks catastrophic.

you need to know your building get the cavity confirmed and treatment verified. Get the property file in the first instance and see what was intended?

[BlueSky]

What about the future resale value ? If these types of houses attract less buyers than that will dictate the price.
This house is on a full 500m2 full use site where's the other house we are looking at , 4 years newer and slightly better suburb ( about 1Km away) with weatherboard cladding has almost no useable section - areas are divided by retaining walls. So little difference in pricing, new house with better cladding but loss of useable section.
SO which one will sell for more a perfectly good house with this cladding with good sixed section or a small section but newer house with better cladding?

[John the builder]

if you are buying deduct the cost of reclad from purchase price

then do this work prior to sale and recover the cost with little interest to pay and recover the costs at that time

There is only a problem if you pay full price and then over capilalise if you have to reclad later.

[BlueSky]

Sorry john, I was reposting it with additional info

This house is on a full 500m2 full use site where's the other house we are looking at , 4 years newer and slightly better suburb ( about 1Km away) with weatherboard cladding has almost no useable section - areas are divided by retaining walls. So little difference in pricing, new house with better cladding but loss of useable section.
SO which one will sell for more a perfectly good house with this cladding with good sixed section or a small section but newer house with

better cladding?

[John the builder]

perhaps they will be the same which suggests the older home has development potential with a reclad if bought for the right price

[Meehole]

I spoke to a builder the other day doing reclad work on apartments in Albany and he was saying the reclad was originally 20% of the building and has now escalated to 80%. Council inspectors are finding fault every time they come to site and the goal posts are constantly being moved. Sad thing is that the material being used to reclad is all James Hardie! Would not want their product on my new build if it was free!
Code of Compliance means nothing these days. If Akld Council have a claim made against them in the 10 year liability period they will have a crack at the contractors that installed the product even though the Council inspectors sighted and signed it off as a pass at each inspection then issued COC. I should say the Councils insurers lawyers.

[John the builder]

if you think that is the worst try and get the consent through first.
Council reclad specialist inspectors only consider they have done their job if they fail the inspection.
As with the actual work they have reclad specilaists doing consents which is burea-speak for trained to find reason to write another 2 page RFI.

They are trained to frustrate the process to prove they are doing their job?

[Bluecoat]

I read a class action taken against James Hardie and others.
Will this go on the properties file (LIM) records?

[Meehole]

Spoke to a builder last night about cladding as son is building and thinking of using brick and linea. He said the proverbial is about to hit the fan regarding linea. Said not to use it, stay clear of it.

[Merlot Mike]

Spoke to a builder last night about cladding as son is building and thinking of using brick and linea. He said the proverbial is about to hit the fan regarding linea. Said not to use it, stay clear of it.

Can you tell us more??

[Meehole]

It was discussed over a glass of red and a beer and I didn't take too much notice other than he mentioned the sealant used for the joins breaks down after time. Fixing the nails on the face where they are exposed (not covered) is showing delamination in that area over time. Linea has always been touted as a 'weatherboard' cladding that can withstand dark paint colours. That may be so, or not, as my friends 6 year old north facing house clad in linea (alot of it) needs a repaint as has chalking. The dark colours are causing all sorts of problems with breaking down the areas around the nails and then moisture gets in and the rest is history.
I've warned my son to steer clear of it and go for timber weatherboards in the areas not being clad in brick.

[John the builder]

timber weatherboards have the same issues and other problems as well?

Chalking reflects on the paint not the weatherboard

I think your friend has a point about the sealant to butt joins but it isn't that the sealant breaks down but isn't able to resist the continual joint movement. But if its on a cavity and treated timber does this matter.

[Meehole]

timber weatherboards have the same issues and other problems as well?

Chalking reflects on the paint not the weatherboard

I think your friend has a point about the sealant to butt joins but it isn't that the sealant breaks down but isn't able to resist the continual joint movement. But if its on a cavity and treated timber does this matter.

Timber doesn't delaminate like the linea is doing, that is the crux of the matter. Chalking in paint happens, our 11 year old cedar weatherboard house has it, dark colour. My friends house is 6 years old and built by Landmark Homes, franchise went bust. However it is clear that the UV rays are breaking down the paint and also breaking down the sealant. I don't know I am not a builder but it makes sense and I am just mentioning that it is potentially going to be an issue.If anyone is looking to build or buy an existing house clad in this James Hardie product be wary.

[John the builder]

when it comes to cladding you need to be careful that in avoiding one risk you assume another.

Chalking is a paint issue.

The vulnerable joints with sealant are the but jpoints (so use a soaker or eliminate the jpoints.

Sealant doesnt break down from UV if painted to protect it but what linea are doing is using it as a glue on end joints which is problematic.

On the other hand timber splits, cups and moves, finger jointed (very common) timber glue may break down and show through paint, rot treatments are uncertain, the boards skrink in width causing paint issues after completion. Timber rots and is paint dependent.

Brick is most durable but heavy and brittle.