Is Monolithic Cladding a Leaky Home Risk in NZ? What Every Buyer Should Know
If you're house hunting in New Zealand and you've come across a home with smooth, plaster-like walls, you may have heard the term
Weathertightness inspections in Auckland
A weathertightness inspection checks whether a home is keeping water out, with moisture testing of the areas most at risk, and is often required by lenders and insurers for homes with monolithic cladding or a known leaky-home risk. Our weathertightness report is available as a Standard inspection from $600 + GST or as Premium with thermal imaging from $800 + GST.
Which homes are at risk
The highest-risk homes in New Zealand are those built from the 1990s to the mid-2000s with monolithic cladding, such as plaster over polystyrene or fibre-cement sheet, often with no cavity behind it, flat roofs, internal gutters and minimal eaves. Water that gets behind the cladding cannot drain or dry out, and the framing can rot for years before it shows inside the house.
What we check
The inspection looks at cladding, flashings, joinery, roof junctions, decks and balconies, which are the places water gets in, and takes moisture readings in the areas most at risk. Where readings or symptoms warrant it, invasive moisture testing ($300 + GST) measures moisture inside the wall framing, and the Premium inspection adds thermal imaging to find damp areas that are invisible to the eye.
Refinancing and insurance
Our Weather Tightness Report is written for refinancing or insurance on properties with weathertightness risk, and meets lender requirements. If your bank or insurer does not accept the report, we refund your money.
Fixed pricing
Weathertightness Report pricing
All prices exclude GST. All reports meet NZS 4306 and include weather tightness assessment and moisture testing.
Standard Property Inspection & Report
A full pre-purchase or pre-sale building inspection covering all accessible areas.
1–2 Bedroom
$600
plus GST
3–4 Bedroom
$650
plus GST
5–6 Bedroom
$750
plus GST
6+ Bed / Architectural
$1,200
plus GST
Report Delivery
Choose your delivery speed
Standard delivery is within 48 hours at no extra charge. Need it sooner? Choose an express option when you book.
48 hr
Included
24 hr
+$99 + GST
12 hr
+$199 + GST
6 hr
+$299 + GST
Common Questions
Weathertightness Report questions
How much does a weathertightness report cost?
Weathertightness reports are priced the same as our inspections: Standard from $600 + GST for a 1 to 2 bedroom home, or Premium with drone roof inspection and thermal imaging from $800 + GST. Invasive moisture testing is an optional extra at $300 + GST.
Is monolithic cladding always a leaky home?
No. Many monolithic-clad homes are sound, especially those built with a drained cavity or properly re-clad. The risk is highest in homes built from the 1990s to the mid-2000s with no cavity, and only an inspection with moisture testing can tell you which one you are looking at.
What is the difference between moisture testing and invasive moisture testing?
Standard moisture testing uses a meter on the surface of the linings and is part of every inspection. Invasive testing measures moisture inside the wall framing through small probe holes, and is used where readings or the cladding type suggest a hidden problem.
Will my lender accept your weathertightness report?
Our Weather Tightness Report is written to meet lender requirements for refinancing and insurance. If your bank or insurer does not accept it, we refund your money.
What are the warning signs of a leaky home?
Stained or swollen skirting boards, musty smells, mould on walls or ceilings, cracked cladding, and cladding that runs down into the ground or a deck without a gap. Any of these is a reason to get moisture testing before you buy.
Further reading
Guides for this inspection
Weathertightness 101: Signs Your Home Might Be at Risk
Leaky home issues aren't always obvious. Here are the early warning signs our inspectors look for during every inspection.
5 Common Issues We Find in Auckland Villas
From subfloor moisture to ageing wiring, here are the defects our inspectors find most often in Auckland's character villas.
Ready to book?
Fixed pricing, Licensed Building Practitioners, and we arrange access with the agent for you.