Leaky Homes in Marlborough: What to Look For Before You Buy

Before you commit to a purchase, it’s essential to understand what leaky homes are, why they occur, and, most importantly, what to look for before you buy.

Buying a home in Marlborough is an exciting step, whether you’re relocating, investing, or upgrading your lifestyle. With its stunning landscapes, coastal proximity, and growing property market, the region offers incredible opportunities. However, like many parts of New Zealand, Marlborough is not immune to one of the country’s most well-known property issues: leaky homes.

Before you commit to a purchase, it’s essential to understand what leaky homes are, why they occur, and, most importantly, what to look for before you buy. Not to fear, Cowan Building is here with all the knowledge and know-how on how to spot a problem before it becomes a deal breaker for your new investment.

What Is a Leaky Home?

A leaky home is a property that has experienced water ingress, often due to poor design, construction methods, or material choices. Over time, this moisture can lead to structural damage, mould growth, and serious health concerns.

In New Zealand, leaky homes became a widespread issue between the late 1990s and early 2000s, largely due to changes in building practices, including poorly designed monolithic cladding systems, lack of cavity systems, and inadequate waterproofing.

While not every home from this era is affected, the risk is higher, making due diligence critical before any property purchase.

Why Marlborough Homes Can Be at Risk

We know first-hand that Marlborough’s climate affects how homes perform over time. While the region is known for its sunshine, it also experiences:

·      Coastal air and salt exposure in certain areas

·      Strong winds and variable weather patterns

·      Occasional heavy rainfall events

These conditions can put pressure on building materials and highlight construction weaknesses, especially in older or poorly maintained homes.

Key Signs of a Leaky Home

When inspecting a property, several red flags should be watched for. Some are obvious, while others require a more trained eye.

1. Cracking or Damaged Cladding

Look closely at the home's exterior. Cracks in plaster or monolithic cladding can allow water to enter and become trapped within the structure.

2. Staining or Discolouration

Water stains on walls, ceilings, or around window frames can indicate moisture intrusion. Pay attention to bubbling paint or warped surfaces.

3. Musty Smells

A damp or musty odour is often one of the first signs of hidden moisture or mould issues.

4. Soft or Spongy Areas

Check around window sills, door frames, and skirting boards. If surfaces feel soft, it could indicate rot caused by prolonged exposure to moisture.

5. Poor Ventilation

Homes without adequate airflow are more prone to moisture build-up, which can worsen existing issues.

High-Risk Property Types

While any home can develop moisture issues, certain types of properties in Marlborough may carry a higher risk:

·      Homes built between 1990–2005

·      Properties with monolithic cladding (e.g., plaster systems)

·      Flat-roof or low-pitch roof designs

·      Homes without cavity systems

·      Poorly maintained or altered homes

·      Damaged eves or no eves at all

If you’re considering one of these properties, extra caution is advised.

The Importance of a Professional Inspection

One of the most important steps before purchasing a home is obtaining a comprehensive building report from a qualified inspector.

A professional inspection can identify:

·      Moisture levels within walls

·      Structural concerns

·      Areas requiring further investigation

It’s a small upfront investment that can save you from high costs later.

The Real Cost of Leaky Homes

Leaky home repairs in New Zealand can be expensive, often ranging from tens of thousands to several hundred thousand dollars depending on the severity of the damage.

Beyond financial costs, there are also:

·      Health risks from mould exposure

·      Reduced property value

·      Ongoing maintenance requirements

·      Understanding these risks upfront allows you to make an informed decision—or negotiate accordingly.

Can Leaky Homes Be Fixed?

Yes, but in our experience it’s not always simple.

Repairing a leaky home often involves:

·      Removing cladding

·      Addressing structural damage

·      Installing proper waterproofing systems

·      Re-cladding the home

When done correctly, remediation can restore both the safety and value of the property. However, it requires experienced professionals who understand New Zealand’s building standards and local conditions.

Local Knowledge Matters in Marlborough

Every region has its own environmental challenges, and Marlborough is no exception. Working with a local builder who understands the climate, materials, and council requirements can make a significant difference.

At Cowan Building, we’ve worked across Marlborough and understand the common issues affecting homes in the region. Whether you’re assessing a potential purchase or planning renovations, having the right advice early can help you avoid costly surprises.

What to Do Before You Buy

To protect your investment, follow these key steps:

·      Request a detailed building report

·      Check council records and consent history

·      Ask about past repairs or renovations

·      Inspect the property thoroughly (inside and out)

·      Seek advice from a trusted local builder

Buying a home in Marlborough should be an exciting and rewarding experience, but it’s important to go in with your eyes open to avoid costly mistakes.

Leaky homes are a well-documented issue in New Zealand, but with the right knowledge and professional guidance, they don’t have to be a deal-breaker.

By understanding the risks, recognising the warning signs, and seeking expert advice, you can confidently move forward and secure a home that is safe, sound, and built to last.