10 Fraser Avenue, Johnsonville

Homewise Report - August 2026

3 Bed · 1 Bath Built 1940s–60s Cedar Weatherboards Wellington 6037

B−

Health Score

Character and charm - but several weathertightness issues need prompt attention.

The building inspection provided found this bungalow to be "well put together" with a sound timber frame, good insulation, and modern TPS wiring. But three weathertightness risks - missing scribers on the west elevation, insufficient ground clearance on the south wall, and a deck gap too narrow for drainage - create rot risk that compounds quickly if ignored. The garage is in poor condition and requires a decision before it becomes a liability. The roof coating is overdue. None of these are dealbreakers on a character property with this kind of bones, but a buyer needs to act in the first 6 months and budget meaningfully for exterior works in years 2–4.

Monthly - Routine
~$210
Regular upkeep & servicing

Monthly - Capital Reserve
~$570
Set aside for future capital works

Immediate Action Items

Address within 6 months

Immediate Cost Estimate

$6,150–$10,200

Incl. roof recoat & garage assessment

20-Year Cost Estimate

~$186,000

Routine + capital over 20 years

Property Overview

This is a single-storey, timber-framed character bungalow from the 1940s–60s era, located in Johnsonville. The property sits on a concrete perimeter wall foundation with concrete piles. Cedar weatherboards are bevel-backed and directly fixed to the frame. The pressed metal tile roof has a pre-coated steel finish that was showing weathering at the time of the building inspection provided.

Character features are a genuine highlight: native tongue-and-groove hardwood floors throughout, stained glass windows with leadlight detail, a decorative brick fireplace, and native hardwood joinery. These add meaningful value and should be carefully maintained.

The heat pump meets Healthy Homes heating requirements. The hot water system is a gas infinity heater - efficient and modern. Electrical wiring throughout the main house is TPS (Thermoplastic Sheathed) - the current standard. The garage has disconnected TRS wiring (old and unsafe), and a possible asbestos fuseboard.

High/Very High Wind Zone (NZS3604:2011): This property is classified as High/Very High wind zone. This increases the risk of water ingress at window junctions, and means any new building work must meet stricter design specifications.

Flood Risk: The LIM report identifies the property as potentially at risk during severe storm events (1-in-100-year event plus 20% climate change allowance). Keep gutters and stormwater drains clear at all times.

Front exterior - cedar weatherboard cladding and pressed metal tile roof, the two elements driving most of the long-term maintenance spend

Detached garage - poor condition, and the single biggest discretionary decision in this report

Bathroom - mechanical ventilation present, relevant if the property is ever rented

Immediate Actions - Within 6 Months

Urgent

Ground clearance - south wall

Ground levels are too close to the timber framing on the south wall. The minimum clearance from the bottom of cladding to the concrete path is 100mm. Without this gap, moisture will wick into the structural framing and rot can set in quickly.

Estimated cost: $300–600 (adjust soil levels or install drainage channel)

High

Missing scribers - west elevation

Scribers (the timber fillets that seal the gap between cladding and window/door frames) are missing on the west elevation. This is a weathertightness risk - particularly significant given the High/Very High wind zone classification. Wind-driven rain will find this gap.

Estimated cost: $400–700 (supply and install timber scribers)

Medium

Deck clearance to cladding

There is insufficient gap between the cladding and the deck framing and decking timbers. A minimum 12mm gap is required for drainage and airflow. Trapped moisture behind this junction causes timber decay that is difficult and expensive to remediate once established.

Estimated cost: $500–1,000 (adjust deck framing)

Medium

Roof coating maintenance

The protective coating on the pressed metal tile roof was weathered at the time of inspection. Without re-coating, corrosion will begin - and a corroded pressed metal tile roof progresses quickly to leaks. The inspector noted the roof could achieve several more years with maintenance.

Estimated cost: $3,500–6,000 (contact JVL Coatings or Kowhai Roofing)

Low

Foundation crack sealing - east wall

Small cracks on the east concrete perimeter wall. These should be sealed to prevent moisture reaching the reinforcing steel, which causes expansion and structural damage over time. A simple preventative fix.

Estimated cost: $250–450 (concrete sealant)

High

Garage - assessment and decision

The detached garage has corroded metal cladding and roofing (through-corroded in several locations), disconnected electrical wiring, and a possible asbestos-containing fuseboard. The electricity must not be used. An asbestos assessment is required before any work. You need to decide: repair, rebuild, or demolish.

Estimated cost: $700–1,500 (structural + asbestos assessments)

Key Risks to Know

Borer: Borer holes were noted in the subfloor and roofspace in the building inspection provided - common in properties of this era. No large-scale infestation was identified, but this should be monitored annually. Watch for fresh frass (fine sawdust). The native T&G floors are particularly valuable and worth protecting.
Grey polybutylene plumbing: This property has a mix of copper and grey polybutylene pipes. Grey polybutylene (common in 1980s–90s NZ installations) is known to become brittle and crack over time. Monitor for signs of moisture in the subfloor and behind walls. Budget for eventual repiping.
Single-glazed windows: All windows are native hardwood single-glazed with putty glazing. In a High/Very High wind zone, capillary action can draw water in through the putty joint during severe storms. Maintain the putty bond as part of regular maintenance.
Asbestos: The garage fuseboard may contain asbestos-containing material (ACM). Do not disturb. Any demolition or renovation work on the garage requires a licensed asbestos assessor to inspect first.
No building consents on record: The property has building permits (pre-1993 system) but no building consents on the Council record. Any significant future building work will require consents under the current Building Act 2004.