Speaker 1: You're listening to the Resident Builder podcast with Peter Wolfcamp
Speaker 1: from US talks it by helping you get those DIY
Speaker 1: projects done right. The Resident Builder with Peter wolf Camp
Speaker 1: Call eight hundred eighteen eighteen US talk Sibby.
Speaker 2: The house sizzle even when it's.
Speaker 3: Dark, even when the grass is overgrown in the yard,
Speaker 3: even when the dog is too old to bar, and
Speaker 3: when you're sitting at the table trying to have to stop.
Speaker 2: Scissor hole, even when we again, even when you're therellone,
Speaker 2: house sizzle Wolf even when they go.
Speaker 4: Even when you go around funnel one.
Speaker 3: You love your moves, scream does broken pains, being in
Speaker 3: fund locals vesperal when they're gone, leaving them.
Speaker 2: Has even when.
Speaker 3: Wilbra Ben, even when you're theirlone.
Speaker 5: Years and a very very good morning and a warm
Speaker 5: welcome to the Resident Builder on Sunday. You're with me,
Speaker 5: Peter wolf Camp, the Resident Builder, and this is an
Speaker 5: opportunity to talk all things building, construction, repairs, maintenance, new ideas,
Speaker 5: subcontractors and subcontractor, wrangling contracts, legislation, rules and regulations, all
Speaker 5: of the things that go along with maybe owning a house,
Speaker 5: living in house, looking after a house doing the maintenance,
Speaker 5: and I had a little bit of that myself this week,
Speaker 5: where continuing to work away on this little project. There
Speaker 5: was a little bit of rot, I thought in one
Speaker 5: of the posts that's holding up the verandah. I had
Speaker 5: a bit of a fossic around with the putty knife,
Speaker 5: just to see how soft it was and whether I
Speaker 5: could put that, you know, sort of fetch that out
Speaker 5: and maybe fetching a new piece of timber, screw it together.
Speaker 5: It's still going to be strong enough, et cetera. Or
Speaker 5: when the putty knife went from one side of the
Speaker 5: hundred mill posts to the other straight through the guts
Speaker 5: of it, basically I thought, yeah, maybe not by the
Speaker 5: time I fart around and cut that piece out and
Speaker 5: do a couple of half houses and all the rest
Speaker 5: of it. Shall I just go down and buy a
Speaker 5: new post, which I did, But of course it's not
Speaker 5: just a new post. It's a post that's got fluting
Speaker 5: on it. So a forty five degree bevil on the
Speaker 5: lower section, then a blank, then another section, and then
Speaker 5: another blank and then another section. So a little bit
Speaker 5: of time with a router and chisel and primers and
Speaker 5: so on, and anyway it's done. It's on my bench.
Speaker 5: I finished about six o'clock last night, I think, and well,
Speaker 5: I don't think i'll work on it today, but Monday
Speaker 5: looks like a good day and I'll get on to
Speaker 5: that project. So, if you've got a project that you
Speaker 5: would like to talk about all some questions of a
Speaker 5: building nature, the lines are open. The number to call
Speaker 5: is eight hundred eighty ten eighty. You can text as well,
Speaker 5: it's nine to nine two. And if you would like
Speaker 5: to send me an email, like if you so for
Speaker 5: example with the text. I know we're used to texting
Speaker 5: pictures to each other that pictures don't work on the
Speaker 5: text here at news Talks heed b. If you'd like
Speaker 5: to send me a photograph of something that you have
Speaker 5: some questions about, then you need to email that and
Speaker 5: that is Pete at newstalksb dot co dot n said, So,
Speaker 5: Pete at Newstalks, heb dot co dot n said, I
Speaker 5: trust you've had a good week, maybe a productive week.
Speaker 5: I had a number of sort of comments to me
Speaker 5: just during the course of the week about having Chris
Speaker 5: Pink the Minister in the studio last week. I will
Speaker 5: definitely reach out again, maybe in a couple of months
Speaker 5: time to go. Look, if you've got the time and
Speaker 5: the inclination, which he seems to have, then we'll get
Speaker 5: him back into the studio and maybe focus a little
Speaker 5: bit more. To be fair, I had a whole heap
Speaker 5: of sort of topics and questions that we needed to
Speaker 5: get through. So we did get to a couple of texts,
Speaker 5: but it'd be great if you had an opportunity to
Speaker 5: talk to him as well. So leave that with me.
Speaker 5: We'll get that organized. Speaking of leave it with me too,
Speaker 5: the other day, two weeks ago on the show, someone
Speaker 5: rang and was interested in a property that had, as
Speaker 5: they describe it, a defective title. So it was a
Speaker 5: cross lea's property where perhaps some changes had been made
Speaker 5: to the buildings that were on that cross lease that
Speaker 5: had not been registered on the title or on the
Speaker 5: flats plan, and so the title was, in their words, defective.
Speaker 5: And it's something I know a little bit about, but
Speaker 5: I thought, yeah, let's reach out to to someone who
Speaker 5: really knows what they're talking about in this particular sense.
Speaker 5: And if you recall, a couple of months ago, we
Speaker 5: had been Thompson on the program. He's a property lawyer.
Speaker 5: We talked about boundaries and boundary issues and so on.
Speaker 5: It turns out that he actually knows quite a lot
Speaker 5: about cross leases. So Ben is going to join us
Speaker 5: after eight o'clock this morning to talk specifically about cross leases.
Speaker 5: When I spoke to him last week to organize the time,
Speaker 5: he said, oh, look, I've actually just done a presentation
Speaker 5: to the Law Society at one of their conferences on
Speaker 5: cross leases. So what is a cross lease? We might
Speaker 5: start there. Where did they come from? Like how are
Speaker 5: they different to a regular fee simple title or a
Speaker 5: unit title and those sorts of things. So what's a
Speaker 5: cross lease? How do they operate? And what happens when
Speaker 5: one is called a defective cross lease? And then how
Speaker 5: do you go about fixing it? If you're interested in
Speaker 5: the property that might have a defective title or defective
Speaker 5: title in terms of the cross LEAs, what is the remedy.
Speaker 5: So we'll talk about all of that with Ben after
Speaker 5: eight o'clock this morning, But right now it is your
Speaker 5: opportunity to call to chat to talk about all things
Speaker 5: building and construction. And it might be around new products
Speaker 5: and new ideas, something you haven't seen before. It might
Speaker 5: be well, it might be a little bit topical. I
Speaker 5: was going to mention this after seven o'clock, but I'll
Speaker 5: throw it out there now, as is my want. Often
Speaker 5: when I sort of get up, I go online, I
Speaker 5: check out the couple of local news stories, and the
Speaker 5: one that I stumbled upon yesterday was front page, as
Speaker 5: it turns out, of the print edition of the Herald,
Speaker 5: about double glazing, particularly double glazing with regard to heritage properties,
Speaker 5: and the headline was something along the lines of council
Speaker 5: demand viller owner removes double glazing because it contravenes something
Speaker 5: in the resource consent. There's a little bit more to
Speaker 5: that story if you've had a look at it, and
Speaker 5: you may here to comment. I'd be interested in your
Speaker 5: comments before I offer up my own on that one
Speaker 5: as well. But right now we should talk all things
Speaker 5: building construction. The lines are open, The opportunity is yours.
Speaker 5: Any questions that you might have around repairs, maintenance, new builds, products, regulations,
Speaker 5: dealing with subcontractors. I might even have a bit of
Speaker 5: a story about that as we go through the morning
Speaker 5: as well, But right now I want you to ask
Speaker 5: the question. So call me now eight hundred and eighty
Speaker 5: ten eighty. We'll get things started. It is coming up
Speaker 5: fourteen minutes after six, back after the break.
Speaker 1: Meat it twice, God was But maybe call Pete first
Speaker 1: video walcav the resident builder News Talks.
Speaker 5: He'd be your news Talks, he'd be We're talking all
Speaker 5: things building and construction. It is seventeen minutes after six,
Speaker 5: and a very good morning to you, Bob.
Speaker 6: Yes, good morning, Peter, Hey Bob. I wonder if you
Speaker 6: can help me. I'm having some painting at my home
Speaker 6: and outside I've got a little decorative wall. It's a
Speaker 6: brick wide and at one stage is about three bricks high.
Speaker 6: There's a course of bricks that have broke, basically broken away,
Speaker 6: and they still there, still three bricks, and there's still
Speaker 6: mortar on them.
Speaker 4: Yes.
Speaker 6: Is there any way that rather than cleaning them all
Speaker 6: up and having a remortaring them, is there any adhesive
Speaker 6: that I could stick it back to the wall.
Speaker 4: Yeah, and.
Speaker 5: Yes there is. And it's one of those things that
Speaker 5: I'll suggest a brand because I've used it, and I've
Speaker 5: actually used it for almost identical sort of circumstances. Some
Speaker 5: years ago, I was backing a trailer down a driveway
Speaker 5: and I happened to clip the side of a block wall, right,
Speaker 5: and so I took a chunk out and I'm like, oh,
Speaker 5: what do I do now? And I use some fix Al.
Speaker 5: So it's a hold fast sud Old product called fix All,
Speaker 5: and I had some in the back of the truck.
Speaker 5: I'd used it for a while. I put a little
Speaker 5: dab of that on and I glued that little chip
Speaker 5: back into the block wall. And to this day, some
Speaker 5: seventeen or eighteen years later, it's still there. It's still
Speaker 5: holding tight. So yeah, I think if you get something
Speaker 5: like fix All that would probably hold it in place.
Speaker 6: It's no way it's it's just a decorative end cap.
Speaker 6: And so that sounds so fix All and I'll just
Speaker 6: get that at any hard way I take it, will I.
Speaker 5: Yeah, you probably need to go some of the biggest stores,
Speaker 5: but yeah, I think they're in most stores.
Speaker 6: Oh thanks for that, Thank you very much.
Speaker 5: Take care.
Speaker 6: Just clean it up.
Speaker 5: I mean I can clean it up, make sure there's
Speaker 5: no dust there, and then just use a bit of
Speaker 5: that to bet it back down again and it'll it'll
Speaker 5: last very well.
Speaker 6: Is it a fairly sick type store.
Speaker 5: It's it's in a cartridge, so you'll need a corking
Speaker 5: gun as well. You know you're extrude yep, okay, so
Speaker 5: just extrude out of a corking gun.
Speaker 6: Okay, okay, another mix along the top. I've been cleaning
Speaker 6: it because there's some the beenpen many twenty nine years old, yes,
Speaker 6: and along the top of some of the mortar has
Speaker 6: sort of come out and it's got and I've cleaned
Speaker 6: it all up. Would that sort of a thing?
Speaker 5: No, Well, you could try and repoint at using this,
Speaker 5: but it won't be a nice look. While you're in
Speaker 5: the store, have a look for there's there's all sorts
Speaker 5: of like powders and pre mixes that you can use
Speaker 5: for grout repair and for mortar repair. So there'll be
Speaker 5: either products by Seeker or who else does it? I
Speaker 5: think even Sally's do one. There's a couple of different companies.
Speaker 5: It'll be like a dry powder that you can mix up,
Speaker 5: make into a little paste and use that to tidy
Speaker 5: up the mortar. If there's some of that mortar loose.
Speaker 6: Oh look great, it's a little bob and what did
Speaker 6: you call it?
Speaker 7: Do you called it?
Speaker 5: This one by Seeker? If you go into the sort
Speaker 5: of masonry section, so where they where they've got cements
Speaker 5: and those sorts of things. They'll often have those powders
Speaker 5: as well.
Speaker 6: Good all right, you.
Speaker 5: Take care, take care or I wait one hundred and
Speaker 5: eighty ten eighty then number to call Michelle. A very
Speaker 5: good morning to you.
Speaker 8: Good morning, How are you very well?
Speaker 5: How can I help?
Speaker 9: Hey?
Speaker 8: I have a question? Can you please tell me about
Speaker 8: the difference between a freehold title and unit title and
Speaker 8: what to be a with when you're purchasing.
Speaker 5: I I'm not going to offer up an opinion because
Speaker 5: I think it's really important that you know these sorts
Speaker 5: of things are right. So in this instance, what is
Speaker 5: this a standalone residential dwelling?
Speaker 8: So currently have a free We've got a couple of homes,
Speaker 8: and I'm a freehold title and another one we're just
Speaker 8: gone into the unit title. It's part of a complex.
Speaker 8: And obviously there's a different lending criteria around unit titles
Speaker 8: from a banking perspective and from a freehold title. It's
Speaker 8: just really curious around what makes a unit title so
Speaker 8: different to a freehold title. And obviously there's a lot
Speaker 8: more freehold title gives you more options than a unit title.
Speaker 8: But I'm just curious as to what makes a unit title.
Speaker 8: Does the unit title have to be Is it just
Speaker 8: something in a complex or in where there's a joining buildings,
Speaker 8: Is that what makes it?
Speaker 5: And particularly with unit titles, you might find let's say
Speaker 5: it's you know, increasingly there's say small low rise high
Speaker 5: density housing or low rise medium den city housing where
Speaker 5: you might have a ground floor flat, a middle floor flat,
Speaker 5: and then a top floor flat and possibly two of
Speaker 5: them on each level. Right, So the person at the
Speaker 5: top effectively owns the same piece of land as the
Speaker 5: person at the bottom, and the person in the middle
Speaker 5: also has a right to the land or to occupy
Speaker 5: that space, hence the unit title right, whereas obviously with
Speaker 5: a freehold piece of land, then it will be here's
Speaker 5: a piece of land which we know the size of
Speaker 5: the land, we can determine the boundaries, the four corners
Speaker 5: or however many corners, and that land is owned exclusively
Speaker 5: by the occupants of that property or by the owners
Speaker 5: of that property. There is also freehold but subject to parcel,
Speaker 5: which is a way of saying you own this piece
Speaker 5: of land, but we actually don't know exactly how big
Speaker 5: it is. And that's not uncommon in older heritage areas
Speaker 5: where there hasn't been surveys or modern surveys, so you know,
Speaker 5: we think it's two hundred square meters, but it might
Speaker 5: be two hundred and five, and the boundary might be here,
Speaker 5: it might be somewhere slightly different. And then obviously there's
Speaker 5: cross lease titles, which we'll be talking about with with
Speaker 5: Ben a little bit later on today, which is where
Speaker 5: effectively you've given you lease your land to your neighbor
Speaker 5: or to neighbors if there's multiple ones, and they also
Speaker 5: lease their land to you, and so that that's the
Speaker 5: cross least part of it. But the unit title one, Yeah,
Speaker 5: my understanding is in terms of borrowing, it's slightly more
Speaker 5: complex for the bank because there is multiple interest in
Speaker 5: that same property.
Speaker 8: Yes, okay. Would it be fair to say so that
Speaker 8: most unit titles operate under a body corporate structure or
Speaker 8: not necessarily?
Speaker 5: I don't know whether i'd say that most do. Certainly
Speaker 5: I'm aware of a number that do. And again, if
Speaker 5: it's in a let's say it's a building where it's
Speaker 5: multiple levels, right, that then it gets I think it
Speaker 5: gets really important that someone you know on the bottom
Speaker 5: level knows that the person on the top level is
Speaker 5: going to look after their roof. Because they can't look
Speaker 5: after their roof, they're reliant on the other person. So
Speaker 5: wrapping that up in a body corporate makes a lot
Speaker 5: of sense. For example, let's say there's a development and
Speaker 5: these are increasingly common in terms of this is our
Speaker 5: building topography. Now you might have four adjoining properties, each
Speaker 5: of them two or three stories high that share you know,
Speaker 5: one and two share a boundary wall, two and three
Speaker 5: share a boundary wall, three and four share a boundary wall,
Speaker 5: et cetera, et cetera. But they may not have a
Speaker 5: body corporate to you know, even let's say if the
Speaker 5: roof extends over all of those dwellings, there may not
Speaker 5: necessarily be a body corporate in place to ensure that
Speaker 5: if one one roof requires repair, it can be requested
Speaker 5: by the other. So I think that gets a little
Speaker 5: bit challenging in that space.
Speaker 8: So that would be very potentially be depending on your neighbor.
Speaker 8: And that's where a body corporate comes in quite good
Speaker 8: in the sense that they will take care of the
Speaker 8: entire process in the context will at once, whereas when
Speaker 8: it's an individual you can get a very different level
Speaker 8: of expectation.
Speaker 5: Yeah, And I mean if you drive around and like that,
Speaker 5: you know, I've certainly been, you know, think about sort
Speaker 5: of when we had just in terms of New Zealand's
Speaker 5: building history nineteen sixties nineteen seventies, there was the beginning
Speaker 5: of a little bit of intensification. So you know, brick
Speaker 5: and tile units, for example, often dated from around that period.
Speaker 5: And I've either been to look at one or something
Speaker 5: like that, and there'll be let's say four buildings in
Speaker 5: a row. They're all brick and tile units, and you know,
Speaker 5: one roof isn't really good condition, the other roof is
Speaker 5: in poor condition, the next one. You know that sort
Speaker 5: of thing. And I guess in that instance there where
Speaker 5: they share the roof, obviously there's been no agreement between
Speaker 5: the parties to keep it consistent. And so you know,
Speaker 5: Party A has repaired or replaced their roof and the
Speaker 5: one next to it hasn't been replaced. So I guess
Speaker 5: that's that might be the advantage from my own experience,
Speaker 5: I have no experience of body corporates in terms of
Speaker 5: owning property that's covered by that. You know, I went
Speaker 5: actually to inspect a property on Thursday, that is it's
Speaker 5: an apartment and the Body corporate is involved there. But
Speaker 5: you know, and again they seem variable as well. Like
Speaker 5: I know people have had terrible encounters with body corporates
Speaker 5: where they haven't been particularly well managed and that sort
Speaker 5: of thing. But then I also know people that sit
Speaker 5: on boards of body corporates and you know, they're well managed,
Speaker 5: everyone's really engaged, et cetera, et cetera. So it is
Speaker 5: so variable.
Speaker 8: Yeah, no, that's awesome, or I thank you for clarifying that.
Speaker 5: Hopefully that's reasonably clear. But the unit title is multiple
Speaker 5: occupancies on one patch of land sexually. Ok yeah, good
Speaker 5: luck with that, all the very best. Okay, you too,
Speaker 5: take care, Michelle, Bob think oh eight hundred and eighty
Speaker 5: ten ages on that. So a couple of weeks ago
Speaker 5: we had a question about the Essentially, it's the phrase
Speaker 5: that is often used as defective title. So what happens
Speaker 5: when there is a cross lease arrangement with multiple dwellings
Speaker 5: on a property and there are alterations to one of
Speaker 5: those dwellings. What type of alterations require you to update
Speaker 5: the flats plan? What happens if you don't, If you're
Speaker 5: purchasing a property that has a defective title, How can
Speaker 5: you fix it?
Speaker 10: You know?
Speaker 5: Mental out of the call that we had last week,
Speaker 5: someone said, I, you know, I have heard and been
Speaker 5: involved with a case where it cost about twenty thousand
Speaker 5: dollars to resolve the defective title. Now is that common?
Speaker 5: Is that too high? We can talk about all of
Speaker 5: this with Ben Thompson, who is a lawyer specializing in this,
Speaker 5: after eight o'clock this morning. If you've got a specific question,
Speaker 5: you know, if you're in a situation where there is
Speaker 5: an issue with a Crossley's title and you can summarize
Speaker 5: that into a text, feel free to send them through
Speaker 5: and I'll put those two to Ben after eight o'clock
Speaker 5: this morning as well. Twenty nine minutes after six we
Speaker 5: n take a short break. We'll talk to Steve straight after.
Speaker 1: The break doing of the house, extorting the guard and
Speaker 1: asks Pete for a hand the resident builder with Peter
Speaker 1: Wolfcap call oh eight eighty News TALKSB.
Speaker 5: US TALKSB indeed and we are talking all things building
Speaker 5: and construction. Steve are very good morning.
Speaker 7: Yes you're talking about this double glazing. It's not the
Speaker 7: double glazing that's the problem in the heritage zone. It's
Speaker 7: the frame, the way it looks. Yeah, we've got one
Speaker 7: here in Thames. You now, what the framers have done
Speaker 7: is they've overlaid the outside of the frame with plastic
Speaker 7: molding so that it looks like a wooden frame. The
Speaker 7: only problem with it is the material they've used, or
Speaker 7: the double sided tape they've used to adhes adhere to
Speaker 7: the frame fails.
Speaker 6: It's not.
Speaker 7: They've got to do a little bit more research on that.
Speaker 7: What they use to stick a plastic molding to an
Speaker 7: aluminium frame that will successfully hold it there, It paces west,
Speaker 7: it gets all right, and they have a habit of
Speaker 7: falling off after a while. There must be some sort
Speaker 7: of an adhesive.
Speaker 5: So let's because I think, you know, that's.
Speaker 7: All that needs with that. One was in the paper
Speaker 7: was that the shape of the frame is wrong.
Speaker 5: I agree with you.
Speaker 7: You know, it's it's it's a flat frame where it
Speaker 7: should be raised.
Speaker 5: Yeah, on that point, I agree with you. I think,
Speaker 5: just just to be really clear, because I think this
Speaker 5: is where the details are actually really important. Right, So
Speaker 5: what you're describing is not double glazing. It's what we
Speaker 5: would call secondary glazing. So it's the addition of of
Speaker 5: another insulating layer. In your case, some glass or some
Speaker 5: perspects or.
Speaker 7: Something double glazed window.
Speaker 5: No it's not.
Speaker 7: Oh the one on the paper wasn't.
Speaker 5: The one in the paper used double glazed units and
Speaker 5: inserted into an aluminium frame. Right, So what But what
Speaker 5: you just described in terms of another layer adhered to
Speaker 5: the front of an existing window is not double glazing.
Speaker 5: That's called secondary glaze.
Speaker 7: Nothing to do with the double glazing. It's the shape
Speaker 7: of the frame.
Speaker 5: I understand.
Speaker 7: I think we're a cross.
Speaker 5: Yeah, yeah, but yes, you're you're right. I think that
Speaker 5: the headline as it appeared, suggested that council have a
Speaker 5: problem with double glazing. Council do not have a problem
Speaker 5: with double glazing in terms of heritage houses or any
Speaker 5: other house for that matter. What I think drew the
Speaker 5: attention of council is that in the heritage area someone
Speaker 5: had removed the timber sashes and replaced them with aluminium
Speaker 5: insert joinery, and then in that aluminum joinery was some
Speaker 5: double glazing, and it was it's the fact that you know,
Speaker 5: even at first glance, you can tell that that's not
Speaker 5: the original heritage elements. So that's the issue that council had.
Speaker 7: Yeah, I say, we only have hair to make it
Speaker 7: look like a wooden frame. They've stuck an extra piece
Speaker 7: onto the aluminium which is made out of plastic.
Speaker 10: Yes, that's not sticking.
Speaker 7: It's just I don't know what the solution is there.
Speaker 7: The owner has said them back twice. Now he's thinking
Speaker 7: of of because he's a cabinet maker. He's thinking of
Speaker 7: making something out of wood or something very similar rather
Speaker 7: than plastic, and then getting an adhesive that wood would
Speaker 7: stick to. It would stick wood to an aluminium frame,
Speaker 7: bearing a mind of course. Now it's oxidizing. It's going
Speaker 7: to have to be cleaned right back. But it may
Speaker 7: it may look it may stick better or whatever than
Speaker 7: a piece of extruded plastic but just got double sort
Speaker 7: of tape on it.
Speaker 11: Yeah.
Speaker 5: Again, I want to emphasize the fact that what you're
Speaker 5: talking about is secondary glazing, and it's always going to
Speaker 5: rely on the It will rely on a number of things.
Speaker 10: It is.
Speaker 5: There is an effectiveness to it. But let's not be
Speaker 5: deluded and suggests that it's double glazing. I mean, your
Speaker 5: frienk should just install double glazing. If it's into existing
Speaker 5: aliminium frames, they could probably achieve that. I am interested
Speaker 5: in your comments everyone's comments on the article yesterday in
Speaker 5: the Herald, and the commentary from some other people, one
Speaker 5: of whom I know, which with gross respect Alex Wooden Hannah,
Speaker 5: who is the lawyer in the article. It quotes Alex
Speaker 5: Wooden Hannah, lawyer who is representing the interests of the
Speaker 5: family who are the owners of the property that has
Speaker 5: attracted the attention of counsel, talking about double glazing as
Speaker 5: environmental best practice. And while that is true, double glazing
Speaker 5: is more effective in terms of thermal performance than single glazing,
Speaker 5: EM does not perform as well as timber if it's
Speaker 5: standard aluminum jewinery. So in fact, what you've gained in
Speaker 5: one sense in this particular instance, you've lost in another
Speaker 5: by using a frame that is less thermally effective than
Speaker 5: what you had there in the original one. And from
Speaker 5: a heritage point of view, and given that I look
Speaker 5: to be fair, I saw that article yesterday when I
Speaker 5: got up, I got online, I read the papers online
Speaker 5: in the morning, and then I got the paper out
Speaker 5: of the letterbox and opened it up and there's the
Speaker 5: front page spread talking about council have a problem with
Speaker 5: double glazing, and I thought, no, that's not actually the
Speaker 5: problem the problem is the aluminium jowinery. Anyway, you may
Speaker 5: care to comic oh, eight hundred eighty ten eighty is
Speaker 5: the number to call Christine the same.
Speaker 9: I just wonder if you get help with this I have.
Speaker 9: I think it's called a soak away pet or some
Speaker 9: pat a hole in the ground. Now I live five
Speaker 9: minutes from the town center. Now my neighbors they don't
Speaker 9: have a hole in the ground. But the point is
Speaker 9: I am paying a plumber basically every time it rains
Speaker 9: to plunge, to plunge from the hole in the ground
Speaker 9: under the gates out to the garter. Just recently he's
Speaker 9: chosed me five hundred to take sediments sediment out of
Speaker 9: the stormwater pipes. But I mean, I've already had to
Speaker 9: pay previously. This is a problem. So I was just wondering,
Speaker 9: how can I be connected? Why isn't it ridiculous that
Speaker 9: I still have a hole in the ground. Is there
Speaker 9: ridiculous that I live five minutes from the town center,
Speaker 9: don't you think an't haven't we modernized with these holes
Speaker 9: in the ground.
Speaker 5: Yes, although saying that I've done properties in the last
Speaker 5: ten fifteen years where that's been an accept solution in
Speaker 5: terms of soakage. Right, So control of stormwater is the
Speaker 5: responsibility of the homeowner. So you're the homeowner. I presume
Speaker 5: therefore you are responsible for stormwater discharge on your property.
Speaker 5: If you've got a soakage pit that was built, let's
Speaker 5: say twenty or thirty years ago, fifty years ago, it
Speaker 5: won't be working anymore, right, it just won't work. And
Speaker 5: the reason it won't work is that when they so
Speaker 5: in its most basic form, dig a hole in the ground, right,
Speaker 5: take all the soil out, put in some scoria, and
Speaker 5: poke your drainage pipe into it and put soil on top. Now,
Speaker 5: if that's what they did fifty years ago, which is
Speaker 5: probably what they did, what would have happened in the
Speaker 5: intervening fifty years is that sediment would have infiltrated all
Speaker 5: of the gaps in there. So instead of it being
Speaker 5: avoid or having voids in it that allow the stormwater
Speaker 5: to rush in there and then filter into the ground,
Speaker 5: it's going to hit the end of the pipe and
Speaker 5: it's going to stop right, and then it's going to
Speaker 5: back out and overflow where you down pipes come in.
Speaker 5: So one, you know, to be fair, the plumber should
Speaker 5: have told you that right, there's no point in cleaning
Speaker 5: the pipes out if they just run into a blockage
Speaker 5: at the end. A couple of alternatives for you. One
Speaker 5: is that you get a drain layer in who excavates
Speaker 5: out the old soakage pit, removes everything, puts in some
Speaker 5: gea textile cloth which stops fine material filtering into those voids.
Speaker 5: You line the pit with that, You put in some
Speaker 5: drainage material, you fold the filter cloth over the top again,
Speaker 5: and then you backfill. Now that will work for the
Speaker 5: next twenty or thirty years if you do that well.
Speaker 5: The other option is your comment about being close to
Speaker 5: the township, is that you could go to council and
Speaker 5: see where the nearest stormwater connection is, and then you
Speaker 5: could extend your line, your pipework and make an application
Speaker 5: to council to join the council stormwater. Now, if that's
Speaker 5: if the council line runs through your property, that might
Speaker 5: be a little bit easier. If the council line is
Speaker 5: outside of your property, maybe in a neighbor's property, then
Speaker 5: you would need to seek permission from the neighbor to
Speaker 5: enter their property in order to do that connection. The
Speaker 5: work needs to be done by registered and licensed train
Speaker 5: layer and you probably need to make an application to
Speaker 5: council for a connection. But that would be a long
Speaker 5: term solution, yeah.
Speaker 9: Because otherwise I'm paying the prime every time it rains,
Speaker 9: and the canceled trees they're not on my property, they're
Speaker 9: on the neighbor's property. And he doesn't pick up the rubbish,
Speaker 9: the rubbish floats down, my gaffer gets blocked to where
Speaker 9: the road goes over the gaffa and my son polls
Speaker 9: right there, is that anything or not?
Speaker 5: No? I mean all you could ask, all you can
Speaker 5: do there is you have a right as a homeowner
Speaker 5: to trim the neighbour's trees to the boun and if
Speaker 5: you know, if the wind blows your nigh the leaves
Speaker 5: from your neighbor's tree, excuse me, into your spouting, then
Speaker 5: you're just going to have to do something about protecting
Speaker 5: the spouting and making sure it doesn't block up.
Speaker 9: And I don't know what these solutions you've given. How
Speaker 9: expensive are these solutions, I'm not worrich. How expensive are.
Speaker 5: They look everything will start in the thousands.
Speaker 9: Okay, So what's the other option?
Speaker 5: I would suggest that you're that probably the lowest cost
Speaker 5: option will be to you know, get a drain layer
Speaker 5: who knows what they're talking about to come and determine. Ideally,
Speaker 5: you should be able to send a video down so
Speaker 5: you can see what the existing stormwader line looks like. Right.
Speaker 5: If it's blocked up right to where your downpipes are,
Speaker 5: then you'll need to either clean that or have that replaced,
Speaker 5: which will start to get a bit expensive. But look,
Speaker 5: I think that if you get a drain layer who
Speaker 5: could come and open up your existing soakage pit redo
Speaker 5: it to modern standards, which this is where the geotextile
Speaker 5: cloth or the filter cloth is really important, that that
Speaker 5: will work fine for you for as long as you
Speaker 5: need it to work.
Speaker 9: But that and the money, all of that, well.
Speaker 5: You know someone's going to turn up with a couple
Speaker 5: of guys. They're probably going to bring a truck with
Speaker 5: a digger. They're going to have to what they take out,
Speaker 5: they'll have to take away to the to a tip site.
Speaker 5: Then they'll need to bring in scoria, then need to
Speaker 5: bring in filter cloth. They're probably could you, i mean,
Speaker 5: depending on the size and ease of access, two men
Speaker 5: for a day maybe to do it. You know, it's
Speaker 5: it's still going to be a couple.
Speaker 4: Of grand to do it, okay, right, and I.
Speaker 5: Mean without seeing it, it's pretty difficult for me to
Speaker 5: to give you an estimate.
Speaker 9: I should have a drain layer.
Speaker 5: Just have a lot, yeah, and get a drain layer
Speaker 5: who It sounds like the plumber is just focused on
Speaker 5: what happens to the pipework right and is not thinking
Speaker 5: about where the storm water goes. So in this instance
Speaker 5: it's probably a drain layer's job. They do the video
Speaker 5: survey first just to determine that whether or not the
Speaker 5: pipe work's working, because there's no point in opening up
Speaker 5: the cat in the soakage pat if the water is
Speaker 5: not going to get to it right because of a
Speaker 5: block pipe. So do the soakage pit after you've determined
Speaker 5: that the pipes are working properly. And the soakage pit
Speaker 5: they work quite well if you do them properly.
Speaker 9: Okay, okay, thank you very much.
Speaker 5: All the best, bye bye. It does emphasize the fact
Speaker 5: that ultimately, if you are a property owner like I am,
Speaker 5: like most people listening to the show probably are, you know,
Speaker 5: you are responsible for stormwater on your property. It's as
Speaker 5: simple as that. And yeah, if you've got a catch
Speaker 5: pit that was or not a catchpit, sorry, a soakage
Speaker 5: pit or a soakhol that was done twenty thirty, forty
Speaker 5: fifty sixty years ago, and it was done in the
Speaker 5: traditional manner, which has dig a hole, throw some scorier
Speaker 5: in there, and then poke your stormwater pipe into that.
Speaker 5: They fill up, they get fill of set, they fill
Speaker 5: with sediment because there's nothing stopping the fines from infiltrating
Speaker 5: all of those gaps around the scorer. I've seen them
Speaker 5: with old bricks and things like that. So the only solution,
Speaker 5: as far as I'm concerned, I'm happy to take a
Speaker 5: call from a drain layer, is you've got to dig it, out,
Speaker 5: line the pit with filter cloth, fill it full of scoria.
Speaker 5: I often put in some drainage coil in there just
Speaker 5: to create some volume that's not going to be compressed,
Speaker 5: and then take that filter cloth up, wrap it over
Speaker 5: the top, and then you can put top soil over that.
Speaker 5: But what it means is that the fines the sediment
Speaker 5: doesn't filter in and fill up all of those voids,
Speaker 5: and you need those voids in order to cope with
Speaker 5: the storm water. That's how they work. And when you
Speaker 5: do them well, they are remarkably effective. Oh, eight hundred
Speaker 5: eighty ten eighty is the number. It is six forty six. Well,
Speaker 5: let's call it six forty seven. Actually, we'll be back
Speaker 5: after the break.
Speaker 1: Whether you're painting the ceiling, fixing with feds, or wondering
Speaker 1: how to fix that hole in the wall. Give a feeder,
Speaker 1: wolf gap, call on eighty the resident builder on Youth
Speaker 1: dogs'd be.
Speaker 5: Your news dogs, he'd be. If you've got a building question,
Speaker 5: it can be about building, it can be about the
Speaker 5: rules and the regulations. That's certainly but topical at the moment.
Speaker 5: Based on the Herald article that appeared on the front
Speaker 5: page to hold pretty much the whole front page yesterday
Speaker 5: about a villa where the villa owners have made some
Speaker 5: changes to the joinery at the front of the villa.
Speaker 5: It's been brought to the attention of council, and council
Speaker 5: have issued an abatement notice basically telling them to remove
Speaker 5: what they've done, and I presume probably reinstate the original
Speaker 5: joinery and so on. But the way in which it
Speaker 5: was presented is that it was an issue that council
Speaker 5: had an issue with double glazing. Can I say again
Speaker 5: council have no issue with double glazing. What they had
Speaker 5: an issue with is the substitution of timber frames with
Speaker 5: aluminium frames in that particular street in a very well
Speaker 5: known heritage area. So there might be some legs to
Speaker 5: that story. I think this week, oh, eight hundred and
Speaker 5: eighty ten eighty is the number of call. Now someone's
Speaker 5: text through and said stormwater responsibility goes beyond your property
Speaker 5: as I understand it, to where it connects to the
Speaker 5: main storm water which might be under the road beyond youry.
Speaker 5: This could be a very busy road that requires traffic
Speaker 5: management digging up the road, which is an unbelievable cost
Speaker 5: in Auckland. How can this be council absolving itself of
Speaker 5: its responsibility. There's probably a bit more to that story.
Speaker 5: I don't disagree with you, and I've been involved with
Speaker 5: developments whereby in order to connect to the public line,
Speaker 5: it's meant, you know, going out into the street or
Speaker 5: excavating across the road that it might be that the
Speaker 5: storm what happens to be on the other side of
Speaker 5: the road. Typically it's on both sides of the road,
Speaker 5: or it runs through the rear of the section. Yes,
Speaker 5: there is a lot of work that's involved there. Most
Speaker 5: of the time, it's when you choose to develop the property.
Speaker 5: In the instance we were just talking with Christine about
Speaker 5: her existing property. Yes, if she if there's not a
Speaker 5: public stormwater line on her property or nearby, then yes,
Speaker 5: she may need she may want herself to go and
Speaker 5: connect to it. I don't I'd stand corrected, but I'm
Speaker 5: not aware of an instance where counsel would come to
Speaker 5: a homeowner and demand that they connect to stormwater if
Speaker 5: they weren't delivering the stormwater to the boundary. In effect,
Speaker 5: unless you're developing, that's that's the really big you know,
Speaker 5: that's the thing that would change it quite considerably. Happy
Speaker 5: to take more calls and text on that. Also a
Speaker 5: quick question that came in earlier this morning. Pete looking
Speaker 5: at building a coastal garage. What are your thoughts of
Speaker 5: steel frame versus wooden frame? So sorry, garage at beach
Speaker 5: questions from Kylie, Well, hello, Kylie, thank you for texting.
Speaker 5: Look my off the cuff remark would be in a
Speaker 5: coastal environment. What we know is timber doesn't rust, so
Speaker 5: there might well be an advantage to using timber for
Speaker 5: the construction, particularly if it's exposed to windblow and salts
Speaker 5: and that sort of thing. If you're lining both the
Speaker 5: inside and the outside, and you can protect the steel framing,
Speaker 5: and steel framing does have a galvanized coating on it,
Speaker 5: you might find that you'll you know, it'll be okay. Oh,
Speaker 5: eight hundred and eighty ten eighty is the number to call. Hi,
Speaker 5: grab the call. Yeah, well not, let's do that. Let's
Speaker 5: walk quick call before the break, Dave, greetings to you.
Speaker 12: Yeah, Hi, I live. I live on a high wind
Speaker 12: zone on the coast. And one of my neighbors' houses
Speaker 12: was built about twenty five years ago, and he's got
Speaker 12: a reasonably low pitched roof with trimline profile iron so
Speaker 12: it's got you know, the slight the up that's like corrugated.
Speaker 12: It seems that the wind the building paper has deteriorated
Speaker 12: over the years, and it seems that the wind is
Speaker 12: driving the rain up and over the gutter and through
Speaker 12: and it's rotting the boundary rafters behind the behind the bargeboard.
Speaker 4: Yes, and I want to try and prevent.
Speaker 12: That happening at my own place. I've got the same
Speaker 12: trimline profile. I know I can buy that close out
Speaker 12: foam profile foam to push in those voids. But I
Speaker 12: wonder then about the roof has no you know, it's
Speaker 12: nice to let air.
Speaker 5: Yes, it restricts ventilation, doesn't it.
Speaker 12: Yeah, so yeah, I've never I never realized that was
Speaker 12: a problem. Wind can blow the rain over the gutter
Speaker 12: and in that void, and it can actually once the
Speaker 12: building paper is deteriorated, which that old tar paper seem
Speaker 12: to do, it starts rotting the framing and behind there.
Speaker 12: Have you seen that before?
Speaker 5: I have to say, I know what you're talking about,
Speaker 5: I haven't seen it, or if I have seen it,
Speaker 5: it's not that common, right. Typically what happens because what
Speaker 5: you're talking about there is the wind actually driving the
Speaker 5: rain over an open space, right, which requires a lot
Speaker 5: of rain and a lot of wind in order to
Speaker 5: do that. Typically, what we see with wind driven or
Speaker 5: wind born rain is that it will land on a
Speaker 5: surface and then be pushed up and under a flashing,
Speaker 5: And if the flashing is not sealed, the water sits
Speaker 5: on the surface and is driven uphill by the wind.
Speaker 5: And sometimes if they haven't turned the sheet up or
Speaker 5: there's insufficient cover on the flashing, it'll travel up and
Speaker 5: then come in and drain back down and that's what
Speaker 5: causes the leaking. So the fact that the end of
Speaker 5: the boards, I actually if you have a look, there's
Speaker 5: some pictures online if you search for sort of roofing
Speaker 5: detail around adding a flashing underneath the bottom edge, that
Speaker 5: might help. So have a look for that year. That
Speaker 5: actually makes quite a big difference, and that's why it's
Speaker 5: often recorded required now in the building code. So have
Speaker 5: a look at that in terms of best practice for roofing,
Speaker 5: particularly on low pitch, squeaky.
Speaker 4: Door or squeaky floor.
Speaker 1: Get the right advice from Peter Wolfcare, the resident builder
Speaker 1: on News talksbr.
Speaker 5: The Talks heb we're talking all things building and construction
Speaker 5: here on the show this morning. As it happens, we've
Speaker 5: been doing this now for eleven years. I put a
Speaker 5: date in Madari going Hey, just a quick reminder, first
Speaker 5: show of this or the first episode, first showing, first
Speaker 5: broadcast of the show, was exactly eleven years ago today.
Speaker 5: So thanks for sticking with me, is all I can say.
Speaker 5: Thank you very much. Oh eight one hundred and eighty
Speaker 5: ten eighty is the number to call. We had a
Speaker 5: brief comment earlier on and certainly, I was kind of
Speaker 5: happy to discuss it. The headline in yesterday's Herald was
Speaker 5: window ruling total idiocy. Stunned villa owner told new window
Speaker 5: double glazing is against heritage rules. A Mount Eden villa
Speaker 5: owner says it's total idioc that Auckland Council is demanding
Speaker 5: they remove double glazed windows from their house to comply
Speaker 5: with heritage rules, claiming the order is expensive and unnecessary.
Speaker 5: The government is also seizing on the issue to show
Speaker 5: why it believes that planning laws need to be relaxed. However,
Speaker 5: Auckland Council and heritage protection groups say that the rules
Speaker 5: are needed to preserve the city's beautiful historic homes before
Speaker 5: they're lost forever. And then the article continues, it is
Speaker 5: front page of the Herald yesterday. I have a small
Speaker 5: issue with it. Council are not objecting to the double glazing,
Speaker 5: so the headline stun villa owner told that new window
Speaker 5: double glazing is against herisge rawls is only part of
Speaker 5: the story. The issue that council might have in this
Speaker 5: particular instance, because the house is in a very well
Speaker 5: known heritage zone, is that the replacement of timber sashes
Speaker 5: with aluminium is what council would be objecting to double glazing.
Speaker 5: Council have no objection to double glazing villa windows. I've
Speaker 5: done it on a number of projects over the years.
Speaker 5: It can be done sympathetically, it can be done in
Speaker 5: sympathy to the character of the home, and council have
Speaker 5: no objection to that. So it's not the double glazing,
Speaker 5: it's the aluminium frames. Maybe you'd like to make a comment.
Speaker 5: Eight hundred and eighty ten eighty is the number to
Speaker 5: call A couple of quick texts as well. Hey Pete
Speaker 5: a few years ago. A few weeks ago you mentioned
Speaker 5: a place down south that does wood fires, good quality ones.
Speaker 5: I live in a home built in the early nineteen hundreds.
Speaker 5: I've got a fireplace in the kitchen, but it's now
Speaker 5: not fit for purpose. So I'm looking for a fireplace
Speaker 5: that looks a bit old worldy for my kitchen to
Speaker 5: replace that one needs to warm my home. It's not
Speaker 5: just for locks. Thanks from Michelle. The company that I
Speaker 5: was talking about, and I've known about and worked with
Speaker 5: them over the years, but I actually had the opportunity
Speaker 5: to go and visit earlier this year is a sea
Speaker 5: which is ees ce A. They are based in Dunedin
Speaker 5: or just outside of the Dunedin CBD. And yeah, they
Speaker 5: will do fireplaces that will retro fit into your existing fireplace,
Speaker 5: so you've got options for wood, for gas, or even
Speaker 5: for electric. They are not old ye worldy in your
Speaker 5: you know, they are a modern looking fireplace, but they
Speaker 5: are super effective, So have a look. Ces ce A
Speaker 5: is the one starting to get a couple of questions
Speaker 5: with regard to cross leases and the notion of having
Speaker 5: a cross lease title that might be defective. What does
Speaker 5: that mean? Well, we're going to get an expert on
Speaker 5: the show in an hour's time, so just after eight
Speaker 5: o'clock Ben Thompson, who is a property lawyer and actually
Speaker 5: is pretty much an expert in the field of cross
Speaker 5: leases as an you know, addresses and speaks and presents
Speaker 5: to the Law Society on these sorts of issues. So
Speaker 5: Ben is going to join us after eight o'clock this morning.
Speaker 5: If you've got any specific questions about cross leases and
Speaker 5: cross lease titles and this notion of you know, hey,
Speaker 5: what's a defective title, we can talk about that on
Speaker 5: the show this or you can ask questions send them
Speaker 5: through as a text and I'll put those two ben
Speaker 5: after aida clock another text. Any thoughts on skylights versus
Speaker 5: sola tubes for the interior we want to bring more
Speaker 5: natural lighting. I think they're two different things, and they
Speaker 5: don't do the same job. They kind of do in
Speaker 5: the sense that it's a way of getting light into
Speaker 5: an interior of a building that maybe doesn't have a window,
Speaker 5: or because of orientation you want to have more light
Speaker 5: in there. But I wouldn't see them as the same thing.
Speaker 5: I think they both have value. We have some version
Speaker 5: of a solar tube in our own house, so we've
Speaker 5: got a walk in wardrobe that's in the middle of
Speaker 5: the house, doesn't have any exterior windows, and because I
Speaker 5: wanted to have some sort of natural light in there
Speaker 5: rather than having to turn the light on every time
Speaker 5: you go in there, we've put a solar tuber. So
Speaker 5: what it does mean is that going there during the
Speaker 5: day and there is a reasonable level of light. It's
Speaker 5: about the equivalent I think maybe have a forty what
Speaker 5: bulb or something like that. Skylights I think are quite different.
Speaker 5: They can be used to enhance the architecture. They can
Speaker 5: be used, you know, if you want to get late
Speaker 5: afternoon sun or early morning sun, or you've got a
Speaker 5: particular vista that you might enjoy out of there. While
Speaker 5: they do this sort of same thing, I think they
Speaker 5: are quite different and both are valuable in their own situation.
Speaker 5: I wait hundred eighty ten eighty, getting some good texts
Speaker 5: on the cross lease questions, and I encourage you to
Speaker 5: flick those through and we will put those to our
Speaker 5: expert Ben Thompson, who is a lawyer specializing and susing
Speaker 5: property law, but is also quite well regarded in terms
Speaker 5: of his knowledge around cross lease's defective titles, what that
Speaker 5: means and how you might go about fixing them. I
Speaker 5: eight hundred eighty ten eighty text from Simon Pete. It's
Speaker 5: just some window framing. Nobody cares. The busy bodies need
Speaker 5: to move on. The council should not be wasting time
Speaker 5: and resources on it. Either. Couldn't disagree more with your
Speaker 5: Simon with the greatest respect. I think that heritage areas
Speaker 5: deserve to be preserved. I think that people that own
Speaker 5: heritage houses need to be aware of kind of their
Speaker 5: responsibility in terms of looking after them. And I think
Speaker 5: it is the sort of thing that council, if you're
Speaker 5: in the heritage area and you make some changes that
Speaker 5: are not sympathetic to the quality and the character of
Speaker 5: the building. I think council do. I mean, look, you'd
Speaker 5: hope that they don't spend an awful lot of time
Speaker 5: on it, but I think they should in this instance go. Actually,
Speaker 5: that's not what we want for our heritage areas, is
Speaker 5: my opinion, my humble opinion. Oh, eight hundred and eighty
Speaker 5: ten eighty the number Steve, Good morning, Pete.
Speaker 10: Can I Steve.
Speaker 11: Hey, Pete.
Speaker 10: Look, I'm an architectural designer and Aukland next builder, yep,
Speaker 10: And I just want to talk about the heritage buildings well.
Speaker 10: And also I call them the kit set homes of
Speaker 10: the early nineteen hundreds at.
Speaker 5: Riddle Auckland, which they are.
Speaker 10: Yeah, they're the kids at homes early nineteen hundreds. It's
Speaker 10: a different way thinking about it, isn't it. And they're
Speaker 10: all over the place. And I'd just like to pose
Speaker 10: a question too, that will these nineteen eighties houses that
Speaker 10: we see all on the place, of these ninety seventies
Speaker 10: tack year old homes, are they going to be heritage
Speaker 10: in another hundred years? But look, they're going to be
Speaker 10: classed because it seems to be time, isn't It classes
Speaker 10: things as heritage, even the most ugly, horrible things that
Speaker 10: are falling apart around years now. You probably tell Pete,
Speaker 10: I'm not a big fan of them. I deal with
Speaker 10: them every day. I deal with the planners and council
Speaker 10: a lot of I do a lot of renovation extension
Speaker 10: work on villas, bunglis, getting plans through building consents, resource consent,
Speaker 10: and I see it all. Pete and a lot of
Speaker 10: people just don't realize the extent of the bureaucracy and Nazism.
Speaker 10: It's crazy. I mean we have been We've called these
Speaker 10: hells it's that are classed as heritage and character. They're
Speaker 10: all over the place. There's hardly a house that doesn't
Speaker 10: have it now in central Auckland that doesn't.
Speaker 5: Have hold on, hold on, hold on. Let's throw a
Speaker 5: little bit of analysis into this, right. Actually, I'm coding
Speaker 5: from the article where it talks about the Sally Hughes,
Speaker 5: who's the chairwoman of the Character Coalition. So special character
Speaker 5: areas represent two point five percent of Auckland's land area.
Speaker 5: So I don't know how many houses that equates too.
Speaker 5: But we're not talking a significant you know two point
Speaker 5: five percent of Auckland's good land area is here.
Speaker 10: Yeah, could I say something really quickly, but yes, that's
Speaker 10: dead right. But do you know what? Do you know
Speaker 10: the area that occupies incredibly valuable central area that's going
Speaker 10: to be required for high density housing in the future.
Speaker 10: And we've got to understand that, Peter. I just want
Speaker 10: to say one thing. Have you been Have you been
Speaker 10: to Japan? Have you been to Cailgoi. It's this beautiful.
Speaker 10: You get off this train station in Cailgoi right in Tokyo,
Speaker 10: and it's like going back in time. And they've dedicated
Speaker 10: this whole little area to traditional Japanese homes and it's credible.
Speaker 10: People go and walk around the weekend and it's like
Speaker 10: I said, it feels like you're back in the Samurai times.
Speaker 10: Now when you jump and then you jump on the
Speaker 10: train in the next crane station five kilometers up the
Speaker 10: road or supplicate is back to modern high density urban living.
Speaker 10: That and see that's practical, that's practically minded. Now I
Speaker 10: go up.
Speaker 5: Hang on the mountain. Doesn't that go contrary to what
Speaker 5: you're just saying. You're saying that we need to use
Speaker 5: these areas of heritage homes for high density living. But
Speaker 5: you're saying over there they've protected that, and then a
Speaker 5: couple of kilometers down the road, Well that's what's happening.
Speaker 5: And in most main sence here.
Speaker 10: Now, the point I want to get across feed is
Speaker 10: that we need to have one centralized area, pick out
Speaker 10: the carve out the best little niche area in Auckland.
Speaker 10: That's going to be your character heritage zones. The rest
Speaker 10: allow it to be demo. Because we've got a broad
Speaker 10: region of central Auckland pretty much covered in character overlays
Speaker 10: and heritage, and all we need, all we need is
Speaker 10: a small about a little square meter square square kilometer right,
Speaker 10: a couple of square case whatever, but a small area
Speaker 10: of our best quality that people can go and look
Speaker 10: at if they want to see the heritage like a museum.
Speaker 10: We don't need to have vast areas of central Auckland
Speaker 10: covered with character overlays. It's stymying progress. Made I deal
Speaker 10: that every day and I go to the top of
Speaker 10: Mount eden Hill and all I see when I look
Speaker 10: around me is a sea of corrugated roofs that look
Speaker 10: like shanty towns. And that's all they are. We've got.
Speaker 10: If we're going to look after the young people in
Speaker 10: this country and stops going away, We've got to get
Speaker 10: like your fanmate, because I'll tell you what, it's not
Speaker 10: the money why they're leaving. They don't like you know
Speaker 10: that lady you were talking about who's just all out
Speaker 10: protecting heritage. It's those types of luddites that are driving
Speaker 10: this country backwards. Or an actual fact, if you stay
Speaker 10: with no progress, you go with backwards. If you stay
Speaker 10: where you are going backwards. And this is the thing
Speaker 10: we've got to get out of this mindset. These heritage
Speaker 10: I love to look at them, right, but I'll tell
Speaker 10: you what you know yourself when you get up close
Speaker 10: to them. They are set homes. They're a diamond dozen.
Speaker 10: They're cold, they're drafty, they're rotted, and you know what
Speaker 10: when you have to put when you're dealing with these
Speaker 10: character overlay homes. Even people who want to put a
Speaker 10: little tiny the public aren't aware of this bureaucracy. And
Speaker 10: I'd like to see more To get onto this. You
Speaker 10: know this yourself. You need to get a resource consent
Speaker 10: to put a tiny little bathroom window into the back
Speaker 10: of a house because you're breaching the exterior envelope of
Speaker 10: that house where no one can see this little window.
Speaker 10: It's going to cost you an extra five thousand dollars
Speaker 10: bureaucracy through resource consents before the build of even throwed in.
Speaker 10: It's crazy, it's crazy. If they're going to protect anything,
Speaker 10: just do this creet frontage, which I think.
Speaker 5: Steve, you've had your rump and look, you and I
Speaker 5: could certain have a beer and discuss this for ours.
Speaker 5: I tend to be in the opposite camp to you.
Speaker 5: I think that protecting heritages is actually really important, not
Speaker 5: to the complete and utter detriment of development and so on.
Speaker 5: I think we do need to intensify and so on.
Speaker 5: I certainly wouldn't agree with you in the sense that
Speaker 5: picking one spot. You know, there are different little heritage
Speaker 5: pockets all across Auckland, and I think you know you
Speaker 5: can't just go, hey, look we actually like Pons and
Speaker 5: and the rest of you be damned type thing. No, mate,
Speaker 5: Even then you'd say, well, let's pick a bit of Parnal,
Speaker 5: and let's pick a bit of bel Moral, and let's
Speaker 5: pick a bit of Mount Eden, let's put a bit
Speaker 5: of burken Head, and there's some lovely little heritage houses
Speaker 5: and how it can there's some nice old villas and
Speaker 5: papakura and so on and so forth. So but I look,
Speaker 5: where we do have common ground I'm going to move on,
Speaker 5: is that I agree with you that I some people
Speaker 5: that I'm aware of did some alterations to heritage villa.
Speaker 5: It involved work at the back of the house. It
Speaker 5: was sympathetic to the original design. It couldn't be seen
Speaker 5: from the road front at all or the streetscape, which
Speaker 5: I think is what the protection should be about, is
Speaker 5: protecting the streetscape right. And yet suddenly their building consent
Speaker 5: was held up and they needed to apply for a
Speaker 5: particular part of a resource consent to change some joinery,
Speaker 5: which I felt was a little bit pointless. Oh, eight
Speaker 5: hundred eighty ten eighty is thanks for you. Call Steve
Speaker 5: all the very best. If you've got a comment to make.
Speaker 5: Eight hundred eighty ten eighty is that number to call.
Speaker 5: It is twenty one minutes after seven.
Speaker 1: Helping you get those DIY projects done right. The resident
Speaker 1: builder with Peter Wolfgat call eight hundred eighty ten eighty
Speaker 1: youth talk ZB.
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Speaker 4: Newstalks be.
Speaker 5: I do feel that we could do like a whole
Speaker 5: session on the heritage houses. The texts are going nuts.
Speaker 5: This is awesome. Look I just and I'm sure I've
Speaker 5: said this before ad nauseam, and my apologies for repeating it.
Speaker 5: But like in my own instance, I actually live in
Speaker 5: an old house. I live in a we live in
Speaker 5: a nineteen five. I think villa fairly traditional villa. I've
Speaker 5: done lots of work on it that I hope is
Speaker 5: sympathetic to the original builders where I live. In the
Speaker 5: last twenty odd years, almost all of my building work
Speaker 5: has been on heritage building. So I love them. I
Speaker 5: think I'm reasonably passionate about them, and I believe they
Speaker 5: should be protected and preserved as best we possibly can.
Speaker 5: Flip side to that, I guess, and it was pointed
Speaker 5: out by Steve, is that you know, they don't perform
Speaker 5: particularly well. In order to get them to perform in
Speaker 5: terms of their thermal and energy efficiency requires a lot
Speaker 5: of input and often with some considerable compromise. So there
Speaker 5: are some challenges there. And then there are larger challenges
Speaker 5: in terms of social challenges around providing more affordable housing
Speaker 5: for more people, to ensure that everyone has an opportunity
Speaker 5: to get on the housing ladder, and to provide that
Speaker 5: security for themselves. So I understand the complexity around the
Speaker 5: debate of you know, do we lock up large tracts
Speaker 5: of land into heritage houses or do we allow development
Speaker 5: in those areas in order to will it level the
Speaker 5: playing field. So there's lots and lots of issues. Some
Speaker 5: of the texts I'm not going to read out. But
Speaker 5: let me see who's this one from? If your number
Speaker 5: ends in one, three, seven, I appreciate the text, but
Speaker 5: I'm not going to read that out. I would think
Speaker 5: if you're purchasing a heritage home, it's because you like
Speaker 5: the house as it is. You can get new wooden
Speaker 5: joinery double glazed and that will stay with the wood.
Speaker 5: Council wouldn't have an issue. You're absolutely right. This is
Speaker 5: off the Herald article yesterday. It's not about the double glazing.
Speaker 5: It's about the fact that they've ripped out the timber
Speaker 5: sashes and replace them with aluminium. That's what has got
Speaker 5: council upset here here one hundred percent agree with Steve
Speaker 5: on the old heritage homes. Let's expand in New Zealand.
Speaker 5: Council heritage specialists is because they want to keep the
Speaker 5: house as it is. Yep, there is that. There's a
Speaker 5: couple of others. Let's expand in New Zealand heritage specialists,
Speaker 5: keep the divisions to ensure compliance. Let's keep New Zealand
Speaker 5: like it used to be. I'm not sure text to
Speaker 5: sale of what Steve's saying makes good modern sense, says Lee.
Speaker 5: Shame on this buill demand shouldn't be allowed to touch
Speaker 5: heritage properties. Well, they need maintenance right and often they're
Speaker 5: not fit for purpose, and so typically we want to
Speaker 5: extend out the back. But I think there is a
Speaker 5: value in having streets where there is a cohesive look
Speaker 5: to the street, where heritage areas are protected. I think
Speaker 5: there is a benefit to the city as a whole
Speaker 5: if we do something to continue to protect those areas. Anyway,
Speaker 5: we can open the lines on this. Oh, eight hundred
Speaker 5: and eighty ten eighty and Kevin, you've got some comments
Speaker 5: to make on heritage as well. Good Kevin, hi P. Hello, Yeah,
Speaker 5: very well.
Speaker 10: Thank.
Speaker 11: Good. Thanks.
Speaker 14: I've just been driving for three hours. I'm just listening
Speaker 14: to you here. But hey, I agree with on the
Speaker 14: face of it, what Steve's talking about. I mean, I
Speaker 14: can't see why we can't shet aside an area and
Speaker 14: orkan say, or heritage homes. And one thing you haven't
Speaker 14: mentioned so far is if you've got a heritage listed
Speaker 14: house and you want to make some changes, it's very expensive.
Speaker 14: It's okay for you being a builder, but for the
Speaker 14: average person who has one of these homes, I guess
Speaker 14: would be an added cost that they wouldn't have in
Speaker 14: a more modern home.
Speaker 5: Except I counter that by saying that unless you happen
Speaker 5: to have occupied the house for let's say more than
Speaker 5: forty or fifty years, you will be aware when you
Speaker 5: purchase a property and a heritage area that there are
Speaker 5: restrictions around what you can do. And in fact, it
Speaker 5: might be the reason that you purchase because you like
Speaker 5: the area, you like the heritage elements. So you can't
Speaker 5: then buy a house knowing it's in a heritage area
Speaker 5: and then complain about the heritage rules.
Speaker 14: Yes, no, I agree with that. But if we're moving
Speaker 14: forward and we need more housing in the central areas
Speaker 14: to bring more people into those areas, then maybe that's
Speaker 14: an alternative what Steve said into set aside an area.
Speaker 5: And then again we are getting that. You look at
Speaker 5: most town centers and there's intensification. There would be some
Speaker 5: areas where there's going to be very little, but if
Speaker 5: you look at like the district plan and those sorts
Speaker 5: of things, and the intensification guidelines for most cities, you'll
Speaker 5: find that there's areas of intensification reasonably close to the CBD.
Speaker 5: So again that's already happening.
Speaker 14: Yes, I know, but in those areas where there's a
Speaker 14: heritage listing that that that does put some restrictions on.
Speaker 5: Of course it does, yes, yeah, yeah, yeah.
Speaker 14: Anyway, I appreciate the thought that the idea, the idea
Speaker 14: in Japan where they have an area where it shut aside.
Speaker 14: If you want to go and look at some heritage
Speaker 14: old heritage houses, go to that area and have a
Speaker 14: look the rest of it, the areas you can move
Speaker 14: forward and modernize and intensify.
Speaker 5: Although you know, I'm just thinking about Auckland because that's
Speaker 5: obviously where I live and where I'm most familiar with.
Speaker 5: Is that, you know, if as a I don't know
Speaker 5: a council or even as they decided that that's the
Speaker 5: approach that they would take, it's going to be a
Speaker 5: pretty hard cell to go to one area where there's
Speaker 5: been long standing heritage protections. Hey, look by the way,
Speaker 5: we're sending in the bulldozers because down the road that's
Speaker 5: where we've selected an area to remain intact. But you
Speaker 5: guys missed out, you know.
Speaker 14: It's it's yeah, I do understand that, Pete. And there'll
Speaker 14: be obviously some problems with even going down that track,
Speaker 14: but it's it wasn't a bad idea.
Speaker 11: And I think that.
Speaker 14: You know, there is too many of you know, you
Speaker 14: get an old but.
Speaker 5: Hold on again, it's two point five percent of the
Speaker 5: auckland Land area as heritage houses. Two point five percent.
Speaker 5: How is that too much?
Speaker 14: Well, no, because it's all it's not concentrated in one area.
Speaker 14: If it was two point five in one area, fair enough,
Speaker 14: but it's all over Auckland.
Speaker 10: So you've got these But.
Speaker 5: Something that's two point five percent can't be all over Auckland, right,
Speaker 5: The maths don't stack up. If it's two point five percent,
Speaker 5: it means it's little bits here and there.
Speaker 14: Yeah, but I think it's I think it's more concentrated
Speaker 14: in the in the central area.
Speaker 5: There are more heritage protections. You're right, So places like
Speaker 5: you know, Pontsmbee, parts of gray len Mount, Eden, Devenport,
Speaker 5: so on and so forth have higher levels of protection
Speaker 5: than other areas. Yeah, appreciate the comment. I look, I
Speaker 5: think it's a great debate and we should be having
Speaker 5: it more and more. So I'm happy to give some
Speaker 5: time to it today on the show. Appreciate your time, Kevin,
Speaker 5: all the best. Oh, eight hundred and eighty ten eighty.
Speaker 5: We'll talk to Bruce after the break.
Speaker 1: God was but maybe called Pete first you work the
Speaker 1: Resident Builder news talk sai'd.
Speaker 5: Be Someone has has text through and said, Hey, I
Speaker 5: think you're a bit blinked on this in terms of me. Yes,
Speaker 5: I am blinked in the sense that I'm passionate about
Speaker 5: heritage right, and I think that protecting it is actually
Speaker 5: really really important. I would agree with Steve that I
Speaker 5: think sometimes council regulations around resource consents for heritage work
Speaker 5: are how can I put this nonsensical in the sense
Speaker 5: that one case that I will not case a situation
Speaker 5: that I was very aware of a little while ago
Speaker 5: where people were doing alteration, not even to the footprint
Speaker 5: of the building, but substituting one set of joinery for
Speaker 5: another and in fact making it more authentic than what
Speaker 5: was there then required a specific letter from a planner
Speaker 5: around the resource consent and completely unnecessary as far as
Speaker 5: I was concerned. So look, I think that some of
Speaker 5: the regulation where potentially overregulated. Should we have heritage protections?
Speaker 5: In my opinion, yes we should. I wait dreen eight
Speaker 5: talking all things building though, Bruce, what's your question about tiling?
Speaker 8: Oh?
Speaker 15: Hello, yes, Well, first of all, Peach, I've interested to
Speaker 15: hear about the bungalows, a lot of the.
Speaker 11: Billow type houses with olderations. We we built a house.
Speaker 15: To aban bungalow design in twenty seventeen, and it was
Speaker 15: interested here that you mentioned the wooden slash windows.
Speaker 11: Yes, effective for.
Speaker 16: Insulation, but we went for aluminium to a design that
Speaker 16: we've been keeping with the bungelow because the aluminium is cheaper.
Speaker 11: Sure, but it still works well.
Speaker 15: I guess the double glazing. But maybe what might have.
Speaker 11: Been better.
Speaker 5: In terms of building science that if you do let's
Speaker 5: say heat transfer test, right, so you're testing the thermal
Speaker 5: efficiency of different types of material that you could use
Speaker 5: to make a window frame out of, then it's very
Speaker 5: clear which are less thermally conductive so more energy efficient
Speaker 5: to which you know, and there's a scale, right, So
Speaker 5: in this particular instance, just very specifically on this article
Speaker 5: this house that appeared on the front page of the
Speaker 5: Herald yesterday, substituting I'm going to make a presumption, which
Speaker 5: is that the aluminium frames that they installed are classic
Speaker 5: what they'd call classic or standard aluminium frames as opposed
Speaker 5: to more modern thermally broken aluminium frames. The performance of
Speaker 5: the timber would have been higher than the modern aluminium
Speaker 5: that they've just installed. So you know, you've got to
Speaker 5: look at the components and the assembly and the methodology
Speaker 5: in order to reach a conclusion. But I just want
Speaker 5: to you know, I did see that article yesterday and
Speaker 5: I thought to be blunt, I felt it was mislead
Speaker 5: in the sense that council don't have an objection to
Speaker 5: double glazing. They have an objection to the aluminium joinery
Speaker 5: and a heritage house. So let's be really clear. Yeah,
Speaker 5: now did you have another quick question comment?
Speaker 15: Yes, in that same house, of course.
Speaker 11: We two.
Speaker 16: We've got tiles in the shower, in one of the
Speaker 16: showers and that's the join the ground has become discolored.
Speaker 11: Yes, it still works. We'll discolored, especially.
Speaker 15: Around the plug hole.
Speaker 11: Yeah.
Speaker 16: Sure built the tyler at the time the builder sectum
Speaker 16: because too many joins.
Speaker 11: Right right, We've got another.
Speaker 15: Tyler who who's who's quite Toompeton.
Speaker 11: But the job was the damage has done.
Speaker 16: But he's like he's like bake trails too, which but
Speaker 16: that's another story.
Speaker 11: But they discoloration and I wonder.
Speaker 16: I've tried to clean the grout.
Speaker 5: Yeah, it's just a horrible you know, yes.
Speaker 15: Apearing whether there's a sort of a filler that could
Speaker 15: to the flush for the surface.
Speaker 5: Yes, Okay, A couple of options for you. One is
Speaker 5: that very carefully either you or you could get tiler
Speaker 5: to come and do it. Is to actually remove the grout,
Speaker 5: because you know, if you do that carefully because you've
Speaker 5: got to think you've got the thickness of the tile,
Speaker 5: which is probably going to be five to eight mil
Speaker 5: or something like that, so you could remove and then
Speaker 5: below that you'll have the tile adhesive, and then underneath
Speaker 5: that you'll actually have the waterproofing. So if you're careful,
Speaker 5: you could remove the grout and redo the grout, and
Speaker 5: then I think on a shower floor you would use
Speaker 5: an epoxy grout, which is you know, will seal better
Speaker 5: against moisture in gress than standard simontitious grout. So that's
Speaker 5: an option. Take the grout out, replace it, and then
Speaker 5: redo the silicon at the same time. Other option, which
Speaker 5: I've seen done is there are companies that specialize in
Speaker 5: cleaning and recoloring grout, where they will literally meticulously clean
Speaker 5: the area, dry it out, and then apply essentially like
Speaker 5: an epoxy paint over the top of the grout line
Speaker 5: to color the grout again and that will last quite well.
Speaker 5: So though those broadly speaking, are you two options pull
Speaker 5: it out, replace it, or have it colored. And the
Speaker 5: company that I used years ago was grout Pro. I
Speaker 5: think they're around the country, so you might find Bruce
Speaker 5: that either of those two options will give you the
Speaker 5: result you want. But yeah, sometimes when it gets a
Speaker 5: bit old and discolored, it is really hard to look after.
Speaker 5: I hope that helps all the very best to you.
Speaker 5: We're going to talk to and after the.
Speaker 1: Break doing other house storting the garden asked Pete for
Speaker 1: a hand the resident builder with Peter Wolfcap call eight
Speaker 1: eighty US Dogs V.
Speaker 5: You and news talks'b. We're talking all things building construction,
Speaker 5: and we've talked a little bit about heritage, and we
Speaker 5: could have a lot of discussion around that, and I'd
Speaker 5: actually be really really happy to do that. Someone's text
Speaker 5: through and said, Hey, while I get that you like
Speaker 5: me personally, while you've got a the text is appreciate
Speaker 5: your passionate about heritage, but you haven't explained why. I'd
Speaker 5: like to hear that. Danny Gosh, that might take me
Speaker 5: a little while to unpack. Look, I think that protecting
Speaker 5: something of your heritage, the history of where you live,
Speaker 5: is important. I mean, one of the things that I
Speaker 5: love about travel, and I love to travel is going
Speaker 5: to places where they have preserved something of their heritage.
Speaker 5: The fact that I got to work when I was
Speaker 5: twenty years ago, I was working in France briefly on
Speaker 5: a house that's probably three hundred four hundred years in
Speaker 5: a village where behind the village was part of the aqueduct,
Speaker 5: that part of the water supply that went to the
Speaker 5: pont to guard that went on down to name. You know,
Speaker 5: So the only reason that you've still got heritage is
Speaker 5: if you keep protecting it. If every generation knocks down
Speaker 5: what the previous generation's done, then we won't have any heritage.
Speaker 5: So on that level alone, I think it's important to
Speaker 5: preserve it. I also, you know, and this is where
Speaker 5: it is a challenging topic to talk about. We need growth,
Speaker 5: and we need better performing buildings, and we need more
Speaker 5: places for people to live that's affordable. So, you know,
Speaker 5: do heritage protections prevent that. I'm not actually sure that
Speaker 5: it's a binary yes or no answer there, Oh, eight
Speaker 5: hundred and eighty ten eighty then to call remember after
Speaker 5: the break after eight o'clock this morning, we're going to
Speaker 5: be joined by Ben Thompson, who is a lawyer, property
Speaker 5: lawyer who specializes in cross leases. So if you've got
Speaker 5: a specific question about cross leases and maybe what's called
Speaker 5: a defective title, feel free to tax those through and
Speaker 5: we'll be discussing it with Ben Thompson after eight o'clock
Speaker 5: this morning.
Speaker 17: Benjie, good morning, Good morning, Peter Harriett.
Speaker 4: Very well, how can I help excellent?
Speaker 17: So I live in meadow Bank. I've got a small
Speaker 17: house at seventy square meters, so there's a garage underneath.
Speaker 17: It's a nineteen fifties property. There's a garage underneath the kitchen,
Speaker 17: which I really need for storage solutions and also park
Speaker 17: in my car. It's had continual leaks and floods since
Speaker 17: I moved in. The private plumber and my house insurance
Speaker 17: people have both said it's a council issue. The council
Speaker 17: are dragging their heels. I've sent them all the pictures.
Speaker 17: But I've also noticed that it's got considerably worse since
Speaker 17: the house opposite me, which is very large, has been
Speaker 17: having extensive building work done over the last six to
Speaker 17: eight months. So now the garage is completely unusable. I
Speaker 17: can't even stick my car in it, and I I
Speaker 17: don't know what to do because the councilor being slow
Speaker 17: is essentially a part of the home that I wouldn't
Speaker 17: have bought the home without that space, and I can't
Speaker 17: use it. It's a mess, and I just don't know
Speaker 17: what else to do if the council continue to drag
Speaker 17: their heels. I'm also crossly, which I know you look
Speaker 17: it at later. And when my garage floods because I'm
Speaker 17: at the top of the hill in Meadowbank, it does
Speaker 17: apparently cause my neighbors problems, so they're not happy.
Speaker 10: Either, right.
Speaker 5: In terms of like we're the obviously when it rains, right,
Speaker 5: you've got the water that lands on your property, which
Speaker 5: is kind of your responsibility to control. But potentially you've
Speaker 5: got water that comes onto your property from adjacent properties
Speaker 5: or maybe even from the roadway. So what do you
Speaker 5: think is most likely?
Speaker 17: Well, the house insurance people from the AA said that
Speaker 17: because of the water table, it looks like most of
Speaker 17: the water is coming from the road, right.
Speaker 5: Okay, in which case, you know, you could make an
Speaker 5: argument that it is council's responsibility, through at or whoever,
Speaker 5: to ensure that the catch pits are right, that the
Speaker 5: curves are the right height, that the road shape doesn't
Speaker 5: inadvertently direct water onto your property. And this happens, right,
Speaker 5: And I think it happens recently frequently because I've seen
Speaker 5: it in other properties where they were inundated during the
Speaker 5: recent floods and in previous floods, simply because the road
Speaker 5: design ends up directing excess water directly onto their property.
Speaker 5: But at the same time, it's kind of with the
Speaker 5: greatest respect, it feels like going to a really busy
Speaker 5: bakery in Europe, taking a sticker, you know, a ticket
Speaker 5: and waiting in line. Because most councils, certainly Auckland Council,
Speaker 5: are just inundated with issues around flooding and stormwater control
Speaker 5: at the moment and trying to get for a year,
Speaker 5: yeah exactly. And you know, while it would be nice
Speaker 5: if they could act faster, I suppose I have a
Speaker 5: little bit of sympathy in the sense that this is
Speaker 5: a really significant problem that Auckland Council and all councils
Speaker 5: probably are dealing with, and you know it's going to
Speaker 5: take a long time and some of these things, you know,
Speaker 5: this is why we start and see the buyback scheme, right,
Speaker 5: some of these areas are not going to be habitable
Speaker 5: in the future because of flooding. That doesn't help you
Speaker 5: and so on. In terms of getting the attention of council.
Speaker 5: Maybe you do need to take what information you've got
Speaker 5: and the correspondence that you've had and go and see
Speaker 5: your local board member. I would suspect that right now
Speaker 5: they're particularly attentive because there's elections in a couple of
Speaker 5: months time, right so now is a great time to
Speaker 5: try and get the attention of a local community board
Speaker 5: member or your local counselor to get them to put
Speaker 5: a little bit of pressure on. Sometimes with bureaucracy, I
Speaker 5: found that you've got to build a relationship with someone
Speaker 5: in the bureaucracy and then kind of, you know, hope
Speaker 5: that they then listen to your concerns essentially before they
Speaker 5: listen to concerns of somebody else.
Speaker 17: I mind, I don't mind doing that at all. The
Speaker 17: only thing I'm concerned about is if it isn't a
Speaker 17: council problem and this is where I can't get from
Speaker 17: the moment, and I do need to pay for it
Speaker 17: because it's my responsibility, then I'll save the money and
Speaker 17: do it. I need that clarification first, because I don't
Speaker 17: want to pay for it if it won't be fixed
Speaker 17: because of the water table, and then I've just wasted
Speaker 17: my money. But I need a definitive Yeah.
Speaker 5: I mean, look, you could go to an engineering firm
Speaker 5: that specialize in flooding and flood mitigation, and there's a
Speaker 5: few of those around and I'll leave you to do
Speaker 5: your own searching on that particular one, and heaven independent
Speaker 5: and assessment, and you know, someone experienced in this field.
Speaker 5: It might even be an experienced train lab for example,
Speaker 5: could come along and say, look, this is what I
Speaker 5: think is happening, and here is a solution. We're going to,
Speaker 5: you know, introduce a swale or we're going to put
Speaker 5: in some channel grates at the top of the property
Speaker 5: which will capture the water. But then we've got an
Speaker 5: issue where the stormwater line won't handle that. So we're
Speaker 5: going to upgrade the storm water because we know that
Speaker 5: the council line further down will cope with it in
Speaker 5: most cases, or will create a situation where water is
Speaker 5: diverted away, you know, with planting or with a retaining
Speaker 5: wall and something like that. So in the event that
Speaker 5: the storm water overwhelms the infrastructure, let's say the water
Speaker 5: is pushed away from the building. I went to a
Speaker 5: house yesterday actually to have a look at exactly that
Speaker 5: sort of issue. So yeah, there will be a solution.
Speaker 5: I wonder whether I think it's important to get expert advice.
Speaker 5: So I wonder whether if you ask around, maybe if
Speaker 5: you start with a drain layer who happens to work
Speaker 5: with like a drainage engineer, they might be able to come.
Speaker 5: The other part of this is there is now a
Speaker 5: new sort of division within Council called Healthy Waters, and
Speaker 5: that's specifically looking at storm water right in a different circumstance.
Speaker 5: I've had some dealings with them. I've actually found them
Speaker 5: to be incredibly helpful, and so just have a look
Speaker 5: through the council website see if you can find Healthy
Speaker 5: Waters and go to them directly.
Speaker 11: I will do.
Speaker 5: Thanks, look, thank you, good luck with all of that.
Speaker 5: Take care all the ust think right out now. After
Speaker 5: the break, we are going to be talking about property,
Speaker 5: specifically cross lease titles. What are they, where did they
Speaker 5: come from? What happens if you find out that there's
Speaker 5: what they call a defective title on a cross lea's
Speaker 5: how do you fix it? What's involved in that? What
Speaker 5: types of things do you need to do to address that.
Speaker 5: We're going to talk about that with Ben Thompson after
Speaker 5: eight o'clock. Remember, as always, we're into the garden with
Speaker 5: the climb passed from eight point thirty as well. He
Speaker 5: sent me a copy of the book that he's been
Speaker 5: involved in. It's fabulous, So we'll talk about that too.
Speaker 5: Back after the clock news.
Speaker 9: Yeah right, yeah, down.
Speaker 1: Whether you're painty with ceiling, fixing the fence, or wondering
Speaker 1: how to fix that hole in the wall, give Peter
Speaker 1: wolf Cap a.
Speaker 7: Call on.
Speaker 4: Eighty the resident builder on News Talks.
Speaker 5: A b you were News Talk said, be Pete wolf
Speaker 5: Camp with you this morning. Remember at around eight thirty
Speaker 5: this morning, we'll jump into the garden with a climb
Speaker 5: past as always prior to then, and based off a
Speaker 5: phone call a couple of weeks ago, and over the
Speaker 5: eleven years now that I've been doing the show, questions
Speaker 5: around cross lease titles come up from time to time,
Speaker 5: particularly when the comes an issue somehow with the cross
Speaker 5: lease title, perhaps some building work that was done that
Speaker 5: hasn't been included in the title. And then in the
Speaker 5: conversation a couple of weeks ago there was discussion around
Speaker 5: a defective title, which sounds kind of ominous. And some
Speaker 5: people I know who have been involved in the purchase
Speaker 5: of a property where the adjoining property it was on
Speaker 5: a cross lease, did some work, didn't update the flats plan.
Speaker 5: It all seemed to get really complicated and seemingly really expensive,
Speaker 5: really quickly. So I thought we should talk to an expert.
Speaker 5: And as it happens, we've already talked to Ben on
Speaker 5: the show before, talking about property law. And it is
Speaker 5: my great pleasure to welcome back to the program Ben
Speaker 5: Thompson from Pidgeon Judge. And when I called you the
Speaker 5: other day and said, hey, do you know much about this?
Speaker 5: You went, I've just talked to the Law Society about it.
Speaker 5: So I can't think of a better person to ask
Speaker 5: questions about cross leases than Ben Thompson. Good morning, Hi Pe,
Speaker 5: very well, very well. And yes, it was seemed fortuitously
Speaker 5: that I've got exactly the right person to talk to.
Speaker 5: So let's do a potted history of I guess land
Speaker 5: ownership in the sense that I guess for hundreds of
Speaker 5: years we've issued title to an individual to own and
Speaker 5: occupy a piece of land. Then we started with cross leases.
Speaker 5: Where did cross leases come from? And why were they
Speaker 5: even a good idea?
Speaker 18: Yeah, well, they were invented in the nineteen sixties by
Speaker 18: a north Shore lawyer called Brian Mahn as a way
Speaker 18: to sort of evade subdivision restrictions at the time. So
Speaker 18: the unique to New Zealand, and they're sort of primarily recreated,
Speaker 18: and there's sort of a bit of a time walk
Speaker 18: between the sixties through to the Resource Management Act in
Speaker 18: nineteen ninety one, because the legislation in that sort of
Speaker 18: twenty thirty year period did enable you to create cross
Speaker 18: these titles without having to go through the same steps
Speaker 18: as you might ordinarily to subdivide the simple title. So
Speaker 18: the relatively popular there's about two hundred and sixteen thousand
Speaker 18: of them in New Zealand. About half of that are
Speaker 18: in Auckland. Obviously naturally they're in more intensive, more developed areas.
Speaker 18: So yeah, unique to New Zealand.
Speaker 5: So for people who might not be familiar with it,
Speaker 5: I can recall sort of back in the heyday of
Speaker 5: the late eighties early nineties, where where everyone was having
Speaker 5: a go at subdivisions and there were or not subdivisions
Speaker 5: cross leases. There were lots of you know, thousand square
Speaker 5: meter sites, right, so you bought something on a thousand
Speaker 5: square meters it had an old bungle at the front.
Speaker 5: You essentially went got a cross lease drawn up created
Speaker 5: a section at the back, you whacked on a new
Speaker 5: house at the back, and because you were the affected party,
Speaker 5: you could sign off on heightened relation to boundaries, all
Speaker 5: sorts of things. But the cross leases were really popular
Speaker 5: at that time as well. So can I assume from
Speaker 5: what you're saying is that it is not available anymore?
Speaker 5: So let's say you've got a thousand square meter site
Speaker 5: and you wanted to cross lease it. You can't.
Speaker 18: Well you can, it's been found to be unavailable, but
Speaker 18: you just it's just been deemed a form of subdivision
Speaker 18: under the definitions and the resource management X. So the
Speaker 18: steps that you would have to go through to create
Speaker 18: a cross police title nowadays is almost the same as
Speaker 18: if you were just subdividing the title ordinarily into a
Speaker 18: fee simple title or creating a unit title. So the
Speaker 18: advantages that it provided in that period are no longer
Speaker 18: there because you could get away with not having to say,
Speaker 18: for example, separate the services. So you're doing ass subdivision,
Speaker 18: you might not have to put in separate storm water, wastewater,
Speaker 18: drainage and so on down the driveway. You could have
Speaker 18: shared those resources because in effect, there was still one
Speaker 18: overall title. But yeah, like I said, in the early nineties,
Speaker 18: when moost legal changes came into place, the benefit of
Speaker 18: doing a cross leagues kind of evaporated. So it'll be
Speaker 18: quite rare to create one these days. It probably has happened,
Speaker 18: but would be unusual.
Speaker 5: Okay, So let's say you've got one, or you're interested
Speaker 5: in a property that is a cross leave situation. So again,
Speaker 5: if you're most familiar with Auckland, you know, you'll drive
Speaker 5: down a street, you'll see a bunch of nineteen sixties,
Speaker 5: nineteen seventies bricantile units. There might be two of them
Speaker 5: on with one driveway, there might be three, there might
Speaker 5: be four, and often they will be on a cross
Speaker 5: lease title. Correct, fairly typical. So let's say you buy
Speaker 5: one and then you decide that, gosh, it to be
Speaker 5: really good to just make a little addition here, and
Speaker 5: maybe you get a building consent for it, and so
Speaker 5: you add you know, a little work area, or you
Speaker 5: extend the laundry out and that sort of thing. What's
Speaker 5: the responsibility in terms of updating the cross lease title.
Speaker 18: Well, it depends on exactly what you're going to do.
Speaker 18: And all right, the specific nature of your cross leaves.
Speaker 18: But in a fact, when you've got that ties, you've
Speaker 18: leased to the external boundaries of the structure that was
Speaker 18: leased at debate the lease was registered, so whatever the
Speaker 18: original building was that the date the cross lease has created,
Speaker 18: you've only leased to the external boundaries of that. So
Speaker 18: that might be that Brita and Tole unit. So if
Speaker 18: you want to put on an extra story or an
Speaker 18: extra sleepout or something like that, then you don't actually
Speaker 18: own the area or lease the area that exists beyond that.
Speaker 18: So by doing that, you are creating a defect in
Speaker 18: your title because the area that that new addition is
Speaker 18: occupying is not something that you've got a lease to.
Speaker 18: You may own underlying fee simple and share with the
Speaker 18: other owners, but you don't have any lease rights in
Speaker 18: respect of that airspace or that area. So it's very
Speaker 18: important before you do that work to get the consent
Speaker 18: of your cross lease neighbors because virtually all cross leases
Speaker 18: will have a clause in there that says that you're
Speaker 18: not to undertake any structural alterations without getting the prior
Speaker 18: consent of the neighbor. So that's always going to be
Speaker 18: a good thing to get that consent to the neighbor.
Speaker 18: Whether you actually have to update the title will depend
Speaker 18: exactly on the nature of the work you do, because.
Speaker 11: You may not have to.
Speaker 18: Just putting a deck on may not require it. But
Speaker 18: like an enclosed building that's attached to the to the
Speaker 18: lease structure, yes, you would need to update the title
Speaker 18: to give to give it sort of perfect that defect in.
Speaker 5: Terms of asking permission. So the person that you need
Speaker 5: to let's say this, try and keep it a little
Speaker 5: bit simple. Let's say these two recontile units on a
Speaker 5: cross lease, there's A and B. B decides that they
Speaker 5: want to make an addition extend the living room out
Speaker 5: a little bit, and they go to A and say,
Speaker 5: this is our intention. Can we agree? Can A refuse
Speaker 5: to agree to a change to the cross leaves?
Speaker 18: The clause that governs it is in most cross leads
Speaker 18: is going to say that they can't unreasonably withhold their consent,
Speaker 18: And as you can imagine, there's a lot of debate
Speaker 18: over the sort of past thirty forty years about what
Speaker 18: that means. What when can you reasonably hold and when
Speaker 18: can you not reason? And reason we've hold. One of
Speaker 18: the issues across lease is the disputes are resolved by
Speaker 18: way of arbitration, which is a private form of dispute resolution,
Speaker 18: so there's not a huge amount of case law that's
Speaker 18: visible to the public to be able to understand what's
Speaker 18: been decided. But fortunately there was a case that came
Speaker 18: around on this exact question in the last couple of years,
Speaker 18: Marcelli versus Leo, and effectively that has moved to the
Speaker 18: goalpost more in terms of allowing for development, because we
Speaker 18: were since the nineties, people's interpretation was well, if the
Speaker 18: works that they were proposing had more than a trifling detriment,
Speaker 18: that was the words used by the judge, then they
Speaker 18: could they could withhold their consent. And what that meant
Speaker 18: that was quite a strict test because virtually everything we'd
Speaker 18: have more than a trifling detriment. But now since this
Speaker 18: recent case that we got a year or so ago,
Speaker 18: the test is a lot more I'd say a lot
Speaker 18: more fear. It's really along the lines of whether a
Speaker 18: reasonable lesson or a landlord would would agree to those
Speaker 18: works and would it i mean fundamentally injure their their interests.
Speaker 18: So it's no longer a trifling detriment test. It's more
Speaker 18: of like you know, reasonableness, and it's going to be
Speaker 18: a fact specific, but it certainly means that they have
Speaker 18: to act reasonably. And part of acting reasonably means you're
Speaker 18: going to have to provide reasons. So if you're going
Speaker 18: to say no, I'm not going to agree to that
Speaker 18: whatever the apartment B is proposing, a flat BEE is proposing,
Speaker 18: you're going to have to say, well, the reasons why
Speaker 18: I'm not agreeing at X y Z. And there might
Speaker 18: be things like it's going to interfere with my privacy
Speaker 18: obviously you're building an extra level or in affect my sunlight,
Speaker 18: or some actual real reason. It can't just be because
Speaker 18: you know, you're just have a you know, general minor
Speaker 18: disliked for what the person that's proposing the works work
Speaker 18: to you. So it's important to be reasoned. And if
Speaker 18: you're the person, like in your situation is a flat
Speaker 18: B and you get that feedback, it may be possible
Speaker 18: to you cater to that feedback to enable it might
Speaker 18: be sort of a back and forth type of situation,
Speaker 18: and I've certainly dealt with that with clients, where specifically
Speaker 18: with the sunlight one, you might then go to the
Speaker 18: architect and say, can you do some sun studies for
Speaker 18: me and actually project what the impact of these works
Speaker 18: would have on the neighbor. Yes, and you might find
Speaker 18: out that the complaint or their issue actually isn't going
Speaker 18: to be effective. They might it might be something they
Speaker 18: think will happen, but in reality it's not going to
Speaker 18: have that level of impact. So there might be ways
Speaker 18: to address it. And I think that's the way to
Speaker 18: approach it is more of a conversation, getting feedback back
Speaker 18: and forth. Can you tweak it? Can you address those concerns?
Speaker 18: And if you do that, it's going to be harder
Speaker 18: and harder for the sort of person in Flat A
Speaker 18: to actually ultimately hold out and not give their consent.
Speaker 5: Does it become and I guess logically it does. Let's
Speaker 5: say these four units on a cross least title in
Speaker 5: order for A to do something, would they need the
Speaker 5: agreement of the c n D or just the adjacent property.
Speaker 18: Yes, they would need it for all of them. They're
Speaker 18: all collectively termed the less ores, which is just legal
Speaker 18: worth for the landlords. Yea, all four of them are
Speaker 18: the landlords collectively. But if they are saying the design
Speaker 18: of the crosslease development is that there might be one
Speaker 18: house at the front and they sort of run in
Speaker 18: a row that four of them, which is quite a
Speaker 18: common layout actually on one long driveway one two, three,
Speaker 18: four yea well, and the one at the back is
Speaker 18: the one that's proposing to work.
Speaker 11: Well.
Speaker 18: Clearly, the two at the front they're not likely to
Speaker 18: ever really be impacted by whatever oposing at the back,
Speaker 18: so it'll be very difficult for them to withhold consent.
Speaker 18: The one immediately next to it, Okay, they might have
Speaker 18: genuine concerns about, you know, the increased size impact on
Speaker 18: like I say, sunlight, privacy, all that kind of stuff,
Speaker 18: whereas the ones at the front that they actually probably
Speaker 18: don't have a reasonable basis which can withhold. So whilst
Speaker 18: their consent is needed, it could well be a bit
Speaker 18: of a formality in terms of yeah, but they all
Speaker 18: do need to consent to it.
Speaker 5: Okay, we're going to take break and then when we
Speaker 5: come back on just talk about how do you fix
Speaker 5: a defective title. So Ben Thompson from Pigeon Judge is
Speaker 5: with me. We're talking about cross leases will be back
Speaker 5: after the break.
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Speaker 5: Joining me this morning on the program has been Thompson,
Speaker 5: who is a property lawyer specializing in all things properly,
Speaker 5: but particularly cross leases as well. So Ben, actually, quick text,
Speaker 5: here's a classic sort of example. Can you check from
Speaker 5: a text text has come in, can you change a
Speaker 5: window to a ranch slider on a cross lease home?
Speaker 5: If you don't change the height or the width of
Speaker 5: the window, my builder says, it's okay.
Speaker 18: Well, that specific example was what came about in the
Speaker 18: case where the trifling detriment wow train phraseology came it.
Speaker 18: It was on the North Shore and someone was basically
Speaker 18: they had existing war with normal windows and they wanted
Speaker 18: to converted to a ranch slider. The neighbor was wanting
Speaker 18: to refuse this consent because they say, well, now it's
Speaker 18: going to look out onto us, and we're going to
Speaker 18: have people coming and going, and it's going to be
Speaker 18: noise and all the rest of it. I think the
Speaker 18: question is is, you know, does that perform a sort
Speaker 18: of structural functionality with the building, because remember you need
Speaker 18: to only get consent to structural alterations, so you need
Speaker 18: to determine whether it's structural or not. I tend to
Speaker 18: think if you are removing when I'm putting a round slider,
Speaker 18: it probably would be considered structural. So the safest thing
Speaker 18: to do would be to get the consent of the
Speaker 18: cross loose neighbor. You're not going to have to update
Speaker 18: your title, You're not going to have to incur large
Speaker 18: amount of legal costs. You're just going to have to
Speaker 18: literally ask your neighbor to you mind and consent to it.
Speaker 18: I mean ideally you would get them to sign off
Speaker 18: and that in writing, so you can keep that with
Speaker 18: your documents. When you sell the property, you can prove
Speaker 18: that you've got the consent to it, and that probably
Speaker 18: should be the end of the matter, because it's unlikely
Speaker 18: the neighbor could have reasonable grounds to object unless, for example,
Speaker 18: where you're doing it is exactly you know, overlooking them
Speaker 18: or something like that, so you're reorientating the outdoor living
Speaker 18: area of the house or something along those lines. But yeah, yeah,
Speaker 18: I would suggest you do get it in that situation.
Speaker 11: Yeah.
Speaker 5: Actually, just leading into the whole question around defective titles,
Speaker 5: here's another text. I purchased a property that had the
Speaker 5: addition of a deck. I got letters of approval from
Speaker 5: number two and number three prior to purchasing. However, both
Speaker 5: of those properties have now changed hands. So does it
Speaker 5: remain defective? Are the letters of approval not worth the
Speaker 5: paper they're written on. Please can you ask?
Speaker 3: Well?
Speaker 5: I can, so in that instance there does.
Speaker 18: Well, yeah, well, decks aren't necessarily might be something that
Speaker 18: requires the plan to be updated. So, and the reason
Speaker 18: for that is the standard sale and Purchase agreement that
Speaker 18: we all pretty much use when we're buying selling property
Speaker 18: in New Zealand has clauses around requisition of titles, and
Speaker 18: it talks about how if you've got a cross least
Speaker 18: title and there are additions to the title that are
Speaker 18: outside the least areas, there might be a requirement on
Speaker 18: the vendor to correct that for settlement and deposit a
Speaker 18: new plan, which will be costly expensive and cause delay. However,
Speaker 18: they are they edited in a sort of qualification on
Speaker 18: that by saying alternations to the external dimensions of any
Speaker 18: lease structure, so will only mean alterations which are attached
Speaker 18: to the leaf structure and enclosed. So they have to
Speaker 18: be attached and they have to be enclosed. So like
Speaker 18: an open car port, as long as it's on your
Speaker 18: exclusive use area, yes you need to consent to the neighbors,
Speaker 18: but you're not going to have to necessarily update the title.
Speaker 18: The same would apply to a deck, so you need
Speaker 18: to get that consent, but you don't necessarily have to
Speaker 18: update the plan in this situation. From the text there,
Speaker 18: it's like, well, they've already got the consent from the
Speaker 18: landlords at the time it was done, and as long
Speaker 18: as they keep records of that, that's going to be sufficient,
Speaker 18: because any incoming purchaser is going to be bound by
Speaker 18: the decision that was taken prior to them coming onto
Speaker 18: the title, and in fact, they probably should have been
Speaker 18: disclosed to them by the former owner of the flat
Speaker 18: that they've bought.
Speaker 11: That's an issue between them.
Speaker 18: It doesn't concern you because you've already got your deck
Speaker 18: and it was approved at the time you put it in.
Speaker 5: Okay, that's that's reasonlutely clear in terms of you know,
Speaker 5: if there is an issue and we're calling it a
Speaker 5: depictive title, the just or updating the title, what's involved there?
Speaker 5: Who's involved? Is it a surveyor is it legal? What's
Speaker 5: the process?
Speaker 11: Yeah?
Speaker 18: Both, so, I mean the surveyor is you know, in
Speaker 18: some of these guys they do a lot of this
Speaker 18: type of work and they're really quite helpful and you know,
Speaker 18: confirming exactly the process and what's required. Yes, But yeah,
Speaker 18: if say we've added on an extra bedroom. I mean
Speaker 18: before doing the work. You hopefully you've gone and got
Speaker 18: the consent of the maylors before you've done that. And
Speaker 18: so once that work is complete and you've got your
Speaker 18: code of compliance certificate for doing it, you're then going
Speaker 18: to say to the surveyor, right, we now need to
Speaker 18: plot this on the flats plan. Surveyor is going to
Speaker 18: deposit a new flats plan that will depict that, and effectively,
Speaker 18: what we then have to do is surrender the existing lease.
Speaker 18: Because bear in mind I said earlier on how the
Speaker 18: lease is only to the external boundaries of the building
Speaker 18: that the date is registered. So the old one no
Speaker 18: longer works. So you're going to have to deposit a
Speaker 18: new one or go to the external boundaries of this
Speaker 18: new defined area, and that will effectively create yourself a
Speaker 18: new title which gives ownership of all of those editions.
Speaker 18: The process of doing it, you're going to have to
Speaker 18: get the consent from the mortgagees not just of your title,
Speaker 18: but all of the other cross leases. Again, it's more
Speaker 18: of a formality, but it is a step that you
Speaker 18: have to go through so that you know a little
Speaker 18: bit of legal costs involved.
Speaker 11: With that.
Speaker 10: Yeah, so it is it is.
Speaker 18: Something to you know, take into account before you do
Speaker 18: these types of works. But the process of updating the title,
Speaker 18: providing everyone's on board in it and there isn't a
Speaker 18: dispute about the works that you've done, it is, you know,
Speaker 18: fairly straightforward and so yeah, and add value to your property,
Speaker 18: of course, because clearly without that, when you go to
Speaker 18: sell your property, you're going to get yourself into a
Speaker 18: bit of trouble and you potentially might be ruling yourself
Speaker 18: out out of a pool of buyers because anyone's buying
Speaker 18: with a mortgage that requires insurance and the rest of it,
Speaker 18: it's probably not able to buy across these title where
Speaker 18: there's unconsented additions that are to pick us on the
Speaker 18: flats plan.
Speaker 4: Right.
Speaker 5: So the advice, and this is general advice obviously, is
Speaker 5: if you are the owner or of a property that
Speaker 5: has cross lease and that's head work done with a
Speaker 5: flats plan hasn't been updated, you should really do that
Speaker 5: before you sell, because it's going to be more difficult
Speaker 5: to sell.
Speaker 11: You need to front foot it.
Speaker 18: So certainly, even just pick up the phone and talk
Speaker 18: to your lawyer or someone that's experienced these things beforehand
Speaker 18: and say oh, I've got this, and you know it
Speaker 18: might be the case you don't need to do anything,
Speaker 18: but if you do, then you need to allow yourself
Speaker 18: that clear window of time to be able to go
Speaker 18: through the motion to get things perfected. So you don't
Speaker 18: want to be put in a situation where you go
Speaker 18: into auction and all this has come up all of
Speaker 18: a sudden, because all it's going to do is to
Speaker 18: press the price, because, like I say, if people are
Speaker 18: buying with mortgages, you're not going to be able to
Speaker 18: buy these things unless these things are tracted. So it's
Speaker 18: effectively ruling them ount of them, reducing the size of
Speaker 18: the tool of purchases that can buy your property. So yeah,
Speaker 18: you want to get ahead of time and say so
Speaker 18: if you think you're selling next summer, you might sort
Speaker 18: of start thinking about it now and say, okay, what
Speaker 18: would need to be done if we need to do something,
Speaker 18: And then you know, when you go to the sale process,
Speaker 18: you know that you're all you know, these surprises aren't
Speaker 18: going to come up.
Speaker 5: Yeah, it has opened a whole can of worms, which
Speaker 5: is not unexpected. So I think maybe if it's all
Speaker 5: right with you, we might get you back on and
Speaker 5: reasonably short notice to go through some of these individual
Speaker 5: texts that are coming in. I find it a fascinating thing.
Speaker 5: It's interesting your earlier comment around these are now less common,
Speaker 5: or in fact almost we don't use them any more
Speaker 5: as a way of doing subdivisions. We tend to just
Speaker 5: go subdivisions rather than cross Lea's.
Speaker 18: Well, they are, they are less common. There certainly a
Speaker 18: lot of them.
Speaker 5: There is a lot of them.
Speaker 18: Sort of there's an element of a ticking time bomb
Speaker 18: to them because they're all created at that period of time,
Speaker 18: you know, most commonly the seventies safe for example, and buildings,
Speaker 18: as you know, only have a sort of finite lifespan.
Speaker 18: You know, even a well built building in that era
Speaker 18: may only be designed to last fifty years. So we're
Speaker 18: now approaching a time, you know, some fifty sixty years
Speaker 18: on where a lot of these buildings are perhaps no
Speaker 18: longer fit for purpose, if they haven't been repaired and
Speaker 18: maintained well. It may no longer be economically viable to
Speaker 18: repair them anymore, and they may need to be demolished
Speaker 18: and rebuilt. Yes, in a Crossley situation is actually really
Speaker 18: quite difficult because you can potentially be constrained by the
Speaker 18: you know, the design and the footprint and the volume
Speaker 18: of what was there before, which clearly is not going
Speaker 18: to be economically possible to build the exact same building
Speaker 18: again fifty years on. So there is even though we're
Speaker 18: not creating new prossly is the fact that there's over
Speaker 18: two hundred thousand of them and they're due to last
Speaker 18: for nine hundred ninety nine years means that the issues
Speaker 18: that we encounter with them aren't going to go away.
Speaker 18: So yeah, there will continue to be a sort of
Speaker 18: hot topic of conversation. And government has previously considered whether
Speaker 18: they should be a conversion process to be simple or
Speaker 18: unit titles and a cost effective way of doing that,
Speaker 18: and the Law Commission recommended that in the sort of
Speaker 18: ut for you the late two thousands, and they drafted
Speaker 18: a bill to enable it, but it's never been adopted
Speaker 18: by any government yet. It's not really considered a sort
Speaker 18: of hot topic or a boat winner, but it's yeah,
Speaker 18: the ideas there to potentially do that. We might get
Speaker 18: to a situation where that's required in the next you know,
Speaker 18: twenty years, I'm not sure, but.
Speaker 5: Absolutely fascinating. Okay, So Caution is the important word here
Speaker 5: that you know, and one of those things. Don't ignore it.
Speaker 5: If there's something with the title that is defective or
Speaker 5: you've got concern, it's about talk to your lawyer. Make
Speaker 5: sure you get it sorted out, either before you sell
Speaker 5: or certainly before you buy something that might have a
Speaker 5: defective title.
Speaker 18: Yeah, absolutely I could agree more with that.
Speaker 5: Really appreciate your time, Thank you very much this morning,
Speaker 5: Ben Thompson from Pidgeon Judge. Really appreciate it. We will,
Speaker 5: if it's okay with you, get you back on the
Speaker 5: show fairly soon, I think. Much appreciated. Take care of bit,
Speaker 5: all the best. Yeah, there's there's so many questions about it,
Speaker 5: so I think we will will try and get Ben
Speaker 5: back and hit the text much earlier on. We'll do
Speaker 5: that right, let's jump into the garden. We're a little
Speaker 5: bit behind time. My apologies. I'm sure he will forgive
Speaker 5: me because he did see me a book this week
Speaker 5: and we'll talk about that in just a moment.
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