How Much Does House Recladding Cost in New Zealand (2025)?
Recladding a house in New Zealand is a significant yet essential investment to address weathertightness issues, modernize the property’s exterior, and meet updated building standards. Whether you’re dealing with the lingering effects of the leaky homes crisis or simply upgrading your home’s cladding, understanding the associated costs and process is crucial.
In this guide, we’ll explore the costs of recladding a house in 2025, along with key factors to consider, including partial vs. full recladding, leaky homes, and tips for navigating the process.
Leaky Homes

1. Why Do Leaky Homes Exist?
Changes in Building Codes (1990s – Early 2000s)
During this period, building regulations shifted, often relaxing certain standards that previously required more robust weather-tight detailing. Some homes were built without adequate allowances for drainage or proper ventilation.
Monolithic Cladding & Direct Fixing
A popular choice at the time was monolithic cladding (e.g., plaster systems) directly fixed to the framing, without a cavity for airflow. This meant moisture could become trapped behind the cladding and cause decay if it penetrated the exterior.
Use of Untreated Timber
Builders frequently used untreated or inadequately treated timber in the framing, which offered little resistance to moisture or fungal growth. Once water got in, rot could spread quickly, damaging the structure.
2. Additional Signs and Areas of Concern
- Staining or Discoloration
Visible staining on interior walls, ceilings, or skirting boards could indicate hidden leaks. - Damaged Cladding
Look for cracks, delamination, or bubbling in exterior cladding—especially around joins, windows, and doors. - Joinery & Flashings
Check if window and door flashings are securely installed and sealed. Poorly installed flashings are a common source of water ingress.
3. Potential Risks & Implications
- Health Hazards: Prolonged dampness can lead to mould, which can worsen respiratory issues (e.g., asthma) and cause general health concerns.
- Structural Damage: Over time, rot weakens the timber framing, compromising the home’s structural integrity and safety.
- Financial Loss: Repair costs can be substantial, especially if the damage has spread extensively before detection.
4. Recommended Steps for Homeowners
- Professional Inspection
Engage a qualified building inspector or weathertight specialist for a thorough assessment. Moisture readings, thermal imaging, or invasive testing may be needed. - Plan Remedial Work
If a leak is confirmed, a detailed scope of work will be outlined—often requiring recladding, replacing damaged framing, improving drainage, and upgrading flashings. - Consult the Right Experts
- Architects or Designers experienced in weathertight design can recommend effective re-cladding systems and ensure compliance with current building codes.
- Builders or Recladding Specialists familiar with leaky homes can handle remediation while minimizing disruption.
- Consider a Building Consent
Major remedial work typically requires consent from the local council. Factor in both time and cost for these approvals. - Check Insurance & Financing
Some insurers and lenders have stricter conditions for leaky homes. Ensure you have all the necessary documentation and approvals.
5. Prevention & Maintenance Tips
- Regular Inspections: Check your exterior cladding, flashings, and windows at least once a year.
- Prompt Repairs: Address any cracks, gaps, or signs of water damage immediately.
- Proper Ventilation: Ensure your home has adequate airflow—installing vents, extractor fans, and opening windows regularly helps reduce interior moisture.
- Quality Materials: If building or renovating, choose appropriate cladding and ensure it’s installed correctly (preferably with a cavity system).
Common Building Features That May Lead to Issues.
- Monolithic or Direct-Fix Cladding
- Why It’s Risky: Without a proper cavity behind the cladding, any water that penetrates can become trapped, causing rot and mould.
- Key Signs: Cracks, bubbling, or discoloration in the cladding surface.
- Insufficient Roof Overhangs (Eaves)
- Why It’s Risky: Short or nonexistent eaves offer minimal protection against rain driven by wind, increasing the chance of water intrusion around windows and doors.
- Key Signs: Staining on top edges of walls, especially near joints.
- Complex Roof Designs
- Why It’s Risky: Multiple valleys, dormers, or intricate shapes can create weak points where water more easily collects and penetrates.
- Key Signs: Leaks or damp patches in interior ceilings where roof lines intersect.
- Poorly Installed Flashings & Sealants
- Why It’s Risky: Inadequate or incorrectly fitted flashings around windows, doors, or penetrations (e.g., vents) allow water to slip behind the exterior cladding.
- Key Signs: Visible gaps or cracks in sealant, peeling paint around windows and doors.
- Untreated or Inadequately Treated Timber
- Why It’s Risky: If framing timbers aren’t sufficiently treated against moisture, they can rot quickly once water intrusion occurs.
- Key Signs: Spongy or discolored timber when checked in areas of suspected leaks.
- Inadequate Ventilation
- Why It’s Risky: Kitchens, bathrooms, and laundries produce moisture that, without proper extraction or airflow, can lead to condensation and mould growth.
- Key Signs: Persistent condensation on windows, musty smells in closed-off areas, visible mould in corners.
- Flat or Low-Pitched Roofs
- Why It’s Risky: These roofs drain water more slowly, making it easier for water to pool and find gaps in the roof covering.
- Key Signs: Ponding water or sagging roof sections, often visible after heavy rain.
- Multiple Penetrations & Attachments
- Why It’s Risky: Decks, balconies, chimneys, and other add-ons create additional junctions where water can seep through if not sealed properly.
- Key Signs: Leaks or moisture-related damage near the junction between house and attached structure.

Cost of Recladding a Monolithic House in New Zealand
Recladding a monolithic house in New Zealand—especially in Auckland—can range from $150,000 to over $500,000, with many projects averaging around $300,000. This significant investment is driven by several factors, including stricter building codes, material shortages, and the inherent design challenges of older monolithic homes.
Why Is Recladding So Expensive?
Design & Material Challenges
- Older Construction Methods: Many homes built in the 1990s and early 2000s used weather-tightness detailing that hasn’t aged well in New Zealand’s climate.
- Water Ingress & Structural Damage: When issues arise, full recladding (and often partial reconstruction) is required to address leaks and rot.
Stricter Building Codes
- Modern Standards: Updated regulations require improved insulation, moisture barriers, and structural reinforcements.
- Retrofit Complexity: Upgrading to meet today’s code standards can involve significant design and engineering work.
Labour Shortages
- High Demand for Skilled Trades: Auckland’s booming construction market has led to increased labour costs and longer project timelines.
- Competing Projects: New builds and large-scale renovations compete for the same pool of qualified workers.
Supply Chain Disruptions
- Material Delays: Global logistical challenges can slow down deliveries of key items (e.g., timber, cladding).
- Price Increases: Inflation and international shortages push up costs for essential building materials.
Why Auckland?
Population Growth
- Rapid Development: Auckland’s housing surge in the late 20th century saw many monolithic cladding builds—cheaper and stylish at the time.
- Higher Concentration of Affected Homes: Consequently, there’s a larger pool of homes now in need of weather-tight upgrades.
Wet & Humid Climate
- Increased Risk of Leaks: High rainfall and moisture pose greater risks to monolithic cladding systems.
- Urgent Upgrades: Homeowners face more pressing concerns about water ingress and mould growth.
Strong Property Market
- Return on Investment: Auckland’s high property values mean recladding can significantly boost home resale value.
- Insurance & Lending: Some insurers and lenders require weathertight certification or proof of remedial work, making recladding a necessity.
Cost Breakdown
House Size (Square Metres) | Estimated Recladding Cost (NZD) | Details |
---|---|---|
100–150 m² | $250,000–$350,000 | Basic homes with minor repairs. |
150–200 m² | $300,000–$450,000 | Mid-sized homes with moderate structural damage. |
250+ m² | $450,000–$700,000+ | Larger homes requiring extensive repairs or upgrades. |
Should You Consider Buying a Monolithic Cladding House?
Buying a monolithic cladding house in New Zealand can be a risky decision due to its association with weather-tightness issues and the infamous leaky homes crisis of the 1990s and early 2000s. While these homes can be attractively priced, they often come with significant repair and recladding costs. Here’s what you need to know before deciding.
What Is a Monolithic Cladding House?
A monolithic cladding house features a smooth, seamless exterior finish made from plaster or similar materials. These homes were popular during the 1990s and early 2000s due to their modern appearance and cost-effectiveness.
Why Are Monolithic Cladding Houses Problematic?
- Lack of Ventilation: Monolithic systems often lack cavity-based designs, trapping moisture inside walls.
- Poor Water Resistance: Cracks and inadequate flashing can allow water ingress, leading to structural damage.
- Unsuitable Materials: Materials used at the time were not ideal for New Zealand’s wet climate.
Pros of Buying a Monolithic Cladding House
Lower Purchase Price
- Monolithic cladding homes are often sold at a discount compared to similar properties.
Opportunity to Add Value
- If the property is recladded, its value may increase significantly, making it a potentially profitable investment.
Modern Design
- These homes often feature open-plan layouts and sleek architectural styles that remain desirable.
Cons of Buying a Monolithic Cladding House
High Repair and Recladding Costs
- Recladding a monolithic home can cost between $250,000 and $600,000, depending on the extent of damage.
Hidden Damage
- Moisture ingress often leads to unseen issues like rotting timber, which can only be discovered during repairs.
Insurance Challenges
- Some insurers may refuse coverage or impose high premiums for homes with monolithic cladding due to associated risks.
Resale Challenges
- Buyers are often wary of monolithic cladding homes, which can make resale difficult.
Steps to Take Before Buying a Monolithic Cladding House
If you’re considering buying a monolithic cladding home, take these steps to minimize risks:
1. Get a Detailed Building Inspection
- Hire a qualified building inspector specializing in leaky homes.
- Ensure the inspection includes moisture readings and an assessment of the cladding and framing condition.
2. Check Council Records
- Review the property’s history to identify any previous repairs or recladding work.
- Check for building consents and compliance certificates.
3. Budget for Recladding
- Assume that recladding will be necessary, with costs ranging from $250,000 to $600,000.
- Factor in additional costs for structural repairs, building consents, and temporary housing during renovations.
4. Consult a Lawyer
- Work with a property lawyer experienced in monolithic cladding homes to review contracts and identify potential liabilities.
5. Verify Insurance Options
- Confirm that the property can be insured and inquire about premiums and exclusions.
Partial vs. Full Recladding: What You Need to Know
Recladding is a critical home improvement process that involves replacing the exterior cladding of a house to address structural issues, improve aesthetics, or resolve weather-tightness problems. Deciding between partial recladding and full recladding depends on your home’s condition, budget, and goals. Below is a detailed comparison to help you make the best decision.
What Is Partial Recladding?
Partial recladding involves replacing the cladding on specific sections of the house, such as areas with visible damage or those prone to water ingress.
Advantages of Partial Recladding
Lower Initial Costs
- Partial recladding is more affordable, with costs typically ranging from $100,000 to $250,000, depending on the size of the project.
Faster Completion
- Since only specific areas are reclad, the project takes less time to complete.
Targeted Repairs
- Focuses on fixing problem areas, making it a viable option for homes with minimal damage.
Less Disruption
- Partial recladding often doesn’t require homeowners to move out during the process.
Disadvantages of Partial Recladding
May Not Address All Issues
- Underlying problems in unrepaired areas might remain hidden, potentially leading to future damage.
Mismatched Appearance
- New cladding may not match the existing material, affecting the home’s aesthetics.
Lower Long-Term Value
- Partial recladding may not increase property value as significantly as full recladding.
What Is Full Recladding?
Full recladding involves replacing all exterior cladding on a home, ensuring the entire structure is addressed and updated.
Advantages of Full Recladding
Comprehensive Solution
- Addresses all weather-tightness and structural issues, providing a clean slate for your home’s exterior.
Improved Aesthetic Appeal
- Allows for a uniform and modern appearance, significantly boosting curb appeal.
Increased Property Value
- Full recladding often yields a higher return on investment, particularly for homes with weather-tightness problems.
Ensures Compliance
- Fully aligns the home with current building codes, eliminating compliance risks.
Durability and Longevity
- New cladding materials and methods enhance the home’s weatherproofing and structural integrity.
Disadvantages of Full Recladding
Higher Costs
- Full recladding costs range from $250,000 to $700,000+, depending on house size, material choice, and necessary repairs.
Longer Timeline
- The process typically takes 8–12 weeks or more, depending on the project’s complexity.
Temporary Relocation May Be Required
- Homeowners may need to vacate the house during the project for safety and efficiency.
Key Considerations: Partial vs. Full Recladding
Factor | Partial Recladding | Full Recladding |
---|---|---|
Cost | $100,000–$250,000 | $250,000–$700,000+ |
Scope | Limited to specific areas. | Entire exterior of the house. |
Aesthetic Impact | Potential mismatched sections. | Uniform, modern look. |
Structural Repairs | May leave hidden damage unaddressed. | Resolves all structural and weather-tightness issues. |
Timeframe | 4–8 weeks, depending on the area. | 8–12+ weeks, depending on complexity. |
Compliance | May not fully meet modern building codes. | Ensures full compliance with current regulations. |
Property Value | Limited increase in value. | Significant increase in resale value. |
Which Option Is Right for You?
Choose Partial Recladding If:
- The damage is confined to specific areas of the house.
- You have a limited budget but need immediate repairs.
- The cladding issue is aesthetic and not structural.
Choose Full Recladding If:
- The house has significant weather-tightness issues or leaky home problems.
- You’re aiming to modernize the entire exterior.
- Long-term durability, compliance, and property value are priorities.
Yes, but it may be less cost-effective. Doing everything at once ensures consistency and minimizes disruption.
Insurance may cover repairs if caused by an insured event, such as a storm, but typically doesn’t cover upgrades or voluntary recladding.
Using the same material and finish can help, but variations due to aging or weathering are likely.
Yes, building consent is mandatory for both partial and full recladding. The cost is approximately $5,000–$10,000.
Full recladding generally adds more value due to its comprehensive nature and aesthetic impact.
Why Choose Yasen Construction?
1. Local Expertise
- Yasen Construction is a proudly Auckland-based company with a deep understanding of the local market, building codes, and style preferences.
- We specialize in renovations for older homes, preserving their charm while enhancing functionality, which is ideal for Auckland’s heritage-rich neighborhoods.
2. Full-Service Construction
- We offer a complete range of services:
- Full home renovations
- Kitchen and bathroom upgrades
- Extensions and new builds
- No matter the size or scope of your project, we deliver a seamless experience from start to finish.
3. Quality Craftsmanship
- With a team of skilled builders and project managers, we ensure every detail meets the highest standards of workmanship.
- We use premium materials and proven techniques to deliver results that last.
4. Tailored Solutions
- Every project is custom-designed to meet your needs, lifestyle, and budget.
- We collaborate with you to create spaces that reflect your vision, whether it’s a modern kitchen, a luxurious bathroom, or a spacious home extension.
5. Transparent Process
- Free initial consultation: We offer no-obligation consultations to discuss your ideas and provide expert advice.
- Clear communication: You’ll always know what to expect at every stage of the project.
- Detailed quotes: No hidden fees or surprises—just honest, upfront pricing.
6. Trusted and Reliable
- Founded in 2022, Yasen Construction has quickly become a trusted name in the industry.
- We have glowing reviews and testimonials from satisfied clients across East Auckland and beyond.
7. Renovating Homes Over 100 Years Old
- We specialize in renovating older homes, blending modern design with historic charm. This makes us the perfect choice for homeowners looking to restore or enhance their century-old properties.
8. On-Time and On-Budget
- We understand the importance of timelines and budgets. Our project management approach ensures we deliver on time and within your agreed budget.
9. Environmentally Conscious
- We prioritize sustainable practices, including waste reduction and energy-efficient solutions, to minimize our impact on the environment.
10. Dedicated to Customer Satisfaction
- Your satisfaction is our priority. We’re not happy until you are, and we go above and beyond to ensure you love your finished project.
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