Maintenance Plan
10 Fraser Avenue, Johnsonville - August 2026
Annual Maintenance Schedule
6-Monthly Tasks (April & October)
- Clear gutters and downpipes of debris (UPVC spouting - check for blockages and damage)
- Inspect pressed metal tile roof - check coating condition and look for corrosion or surface patches
- Check cedar weatherboard paint condition - look for bubbling, peeling, or exposed timber
- Inspect south wall ground clearance - confirm 100mm minimum is maintained
- Check deck junction gap to cladding - confirm 12mm clearance is maintained
- Inspect west elevation scribers - check they remain intact and sealed
- Check all native hardwood window hardware, locks, and putty bond for condition
- Inspect concrete paths for new cracks or trip hazards
- Inspect fence lines and gates
- Check exterior drainage is functioning (particularly important - flood risk property)
- Inspect garage structural condition and weather-tightness (if retained)
Annual Tasks (October recommended)
- Service heat pump (annual - certified technician; required for Healthy Homes compliance if renting)
- Clean or replace heat pump filters
- Test smoke alarms - replace batteries. Smoke alarms must be within 3 metres of all sleeping areas
- Gas appliance safety inspection and certification - gas infinity water heater and gas cooktop (required annually)
- Professional electrical safety check by certified electrician (TPS wiring system - Lite Energy recommended by inspector)
- Professional roof inspection - pressed metal tiles, chimney flashings, and drainage condition
- Professional gutter and downpipe clean and inspection
- Oil, condition, and seal native T&G hardwood floors
- Re-seal bathroom and kitchen silicone joints where needed
- Check for signs of moisture or mould in bathrooms and under sinks
- Inspect for borer activity in subfloor and roofspace - look for fresh frass (sawdust)
- Inspect and treat any rot in cedar weatherboards or native hardwood window frames
- Touch up paint on cedar weatherboards, fascia, soffits, and timber trim
- Replace any cracked window glass panes; check putty bond integrity
- Inspect concrete perimeter wall foundation for new cracks
- Check subfloor ventilation is adequate (ventilation points in perimeter wall)
- Prune trees and large shrubs to minimum 300mm clearance from building (critical in High/Very High wind zone)
- Check and repair fencing; inspect concrete pathways for trip hazards
- Clear vegetation around garage area
3–5 Year Maintenance Items
| Item | Notes | Estimated Cost |
|---|---|---|
| Full exterior repaint | High priority - cedar weatherboards showing bubbled paint in the building inspection provided. Includes fascia boards, soffits, native hardwood window and door frames | $10,000–14,000 |
| Interior repaint | Plasterboard walls, ceilings, and trim throughout | $4,000–6,000 |
| Deck reseal and maintenance | Re-stain or seal Asian hardwood deck timbers; inspect framing for rot | $1,500–2,500 |
| Concrete path resurface or seal | Address cracking and ensure clearances to building are maintained | $1,500–3,000 |
| Hardwood floor refinish | Sand and reseal native T&G timber floors - high-value feature worth protecting | $2,500–4,500 |
| Garage: decision and action | Repair, rebuild, or demolish. Asbestos assessment required first. Building consent needed for any new structure | $10,000–30,000+ |
10+ Year Capital Items
| Item | Timeline | Estimated Cost |
|---|---|---|
| Roof replacement | 15–20 years. Pressed metal tiles over old corrugated iron - relatively simple roof with good access. Inspector: "could achieve several more years with maintenance." | $22,000–35,000 |
| Kitchen renovation | 18–25 years. Laminated cabinetry and composite benchtops are functional but will date | $25,000–45,000 |
| Bathroom renovation | 18–25 years. Currently in good condition with mechanical ventilation | $15,000–25,000 |
| Gas hot water heater replacement | 15–20 years. Mains gas infinity unit in good condition in the building inspection provided | $3,000–5,000 |
| Heat pump replacement | 15–20 years. Current unit functional in the building inspection provided | $4,000–7,000 |
| Window upgrade (double glazing) | Optional but recommended for energy efficiency and comfort. Current single-glazed native hardwood windows are draughty by modern standards | $15,000–25,000 |
| Plumbing repipe (if needed) | Grey polybutylene pipes in subfloor and roofspace - monitor. Repipe if signs of deterioration | $12,000–20,000 |
Seasonal Maintenance
Autumn (March–May)
- Clear leaves from UPVC gutters before winter storms - gutters block quickly with surrounding vegetation
- Professional roof inspection before winter (pressed metal tiles vulnerable to wind uplift)
- Service heat pump before the heating season
- Inspect cedar weatherboards and paint for winter readiness - seal any open timber
- Check all window putty bonds before the heavy rain season
- Ensure stormwater drainage is clear - this property is in a flood risk area
Winter (June–August)
- Monitor actively for leaks during heavy rain and storms - High/Very High wind zone means wind-driven rain finds gaps. Check ceilings, window flashings, and the deck/cladding junction after each major storm
- Keep heat pump running efficiently - rental heating requirement and comfort
- Ensure mechanical bathroom ventilation is working to prevent condensation
- Keep gutters clear during frequent storms
- Monitor garage condition in high winds - do not enter in severe weather given structural state
- Check south wall ground clearance after heavy rain (soil erosion or wash)
Spring (September–November)
- Comprehensive inspection for any winter storm damage - roof, gutters, windows, cladding
- Check cedar weatherboard paint after winter weather - High/Very High wind exposure accelerates paint failure
- Service heat pump before the cooling season
- Inspect roof coating condition after winter
- Check for any new foundation cracks
- Inspect single-glazed windows for failed putty or cracked panes
- Garden maintenance - trim vegetation back from building before summer growth
Summer (December–February)
- Monitor heat pump cooling function
- Check cedar weatherboards for paint peeling from sun exposure - this is a west-facing property, so afternoon sun will stress the west elevation paint
- Inspect native timber flooring and timber paneling for sun fading in west-facing rooms
- Monitor borer activity - warmer months increase active borer. Watch for fresh frass near native timber floors and paneling
- Inspect stained glass windows in bright light for any cracked panes or deteriorating leadlight
Negotiation Leverage
Based on the identified deferred maintenance and immediate action items, a buyer could reasonably factor the following into their offer price. These figures represent the cost of work the current owner has not done - they are negotiating tools, not guaranteed savings.
Indicative negotiation range:
$8,000–$15,000
Derived from: roof recoat ($3,500–6,000) + weathertightness fixes ($1,200–2,300) + garage assessments ($700–1,500) + foundation sealing ($250–450) + painting deferred maintenance allowance ($2,500–5,000). Frame this as the cost the buyer will incur in the first 12 months that the vendor has deferred. The garage decision sits outside this range - its cost is highly variable ($10,000–30,000+) and is best raised as a separate question.
Questions to Ask the Vendor or Agent
1
Has any work been done since that inspection to address the weathertightness issues?
The inspection identified missing scribers on the west elevation, insufficient south wall ground clearance, and an inadequate deck gap. These are the most time-sensitive findings. If none have been addressed in four years, the risk of concealed rot has increased - ask for evidence of any remediation.
2
What is the plan for the garage, and what asbestos assessment has been done?
The garage has corroded metal cladding, disconnected wiring, and a possible asbestos-containing fuseboard. Has an asbestos assessment been commissioned? What is the vendor's position on the garage - will they repair, demolish, or is it priced as-is?
3
When was the roof last re-coated, and are there quotes on file?
The building inspection provided noted the pressed metal tile coating was weathered. Re-coating is due now. Has the vendor obtained quotes? Has any coating work been done since? This is a $3,500–6,000 item that needs to happen promptly - who pays for it is a reasonable negotiating point.
4
Are the gas appliances currently certified, and is there a current Healthy Homes compliance statement?
Gas appliances (the infinity hot water heater and gas cooktop) require annual safety certification. If this is a rental, a Healthy Homes compliance statement should be available. Ask to see both - expired certification means the buyer inherits a compliance gap on day one.
5
Has the property experienced any flooding or stormwater overland flow?
The LIM report identifies this property as potentially at risk in a severe storm event. Has the vendor experienced any flooding, surface ponding, or subfloor moisture issues during their ownership? The answer will inform how aggressively to budget for drainage maintenance and insurance.
If You Buy This Property - First 12 Months
- Obtain asbestos assessment for garage before any work
- Address south wall ground clearance (adjust soil/install drain channel)
- Install missing scribers on west elevation
- Adjust deck framing to achieve 12mm cladding gap
- Obtain quotes for roof recoating (JVL Coatings, Kowhai Roofing)
- Seal foundation cracks on east perimeter wall
- Book professional electrical safety check (Lite Energy recommended)
- Book annual gas appliance certification (water heater + cooktop)
- Test all smoke alarms; install where missing within 3m of sleeping areas
- Service heat pump and clean filters
- Inspect subfloor and roofspace for active borer
- Verify RCD protection on electrical system
- Check grey polybutylene plumbing pipes for signs of deterioration
- Clear gutters and confirm stormwater drainage is functioning
- Oil/condition native hardwood floors throughout
- Confirm flood insurance coverage is adequate given LIM flood risk notation
- Make garage decision: repair, rebuild, or demolish (with consent if rebuilding)
If Renting This Property
This property was a rental at the time of the building inspection provided. If you plan to rent it, the following Healthy Homes Standards requirements apply.
Current compliance status (based on the building inspection provided): The property meets or is close to meeting most Healthy Homes requirements - insulation is good, the heat pump provides compliant heating, bathroom has mechanical ventilation, and the hot water system is functional. The main gaps are smoke alarms (not tested at inspection), gas certification (required annually), and weathertightness items that must be resolved.
Action items for rental compliance:
- Smoke alarms: Install photoelectric smoke alarms within 3 metres of every sleeping room and in the hallway. Test all existing alarms immediately.
- Gas certification: Annual safety certification required for the gas infinity water heater and gas cooktop. Obtain current certificates before tenanting.
- Heat pump: Service bi-annually. The existing unit provides compliant heating for the living area (capable of 18°C).
- Weathertightness: The scribers, ground clearance, and deck issues must be resolved - these create moisture and structural risk that will affect a rental warrant of fitness.
- Electrical: Verify RCD (residual current device) protection on the electrical system. TPS wiring throughout the main house meets standards - the garage wiring is disconnected and must not be used.
- Healthy Homes compliance statement: Required in all new tenancy agreements from 1 July 2021.
Inspection Report Translation
The building inspection provided runs to dozens of pages of technical language. Here is what the key findings actually mean for a buyer.
What the report says: "Ground levels are close to the bottom of the cladding and timber bottom plate on the south wall. Minimum clearance 100mm from bottom of cladding to finished ground level."
What it means: Soil and concrete path levels are too high on the south side. When it rains, moisture sits against the timber bottom plate - the structural framing at the base of the wall. Rot here is serious and expensive. This is a $300–600 fix if done now; it's a $5,000–15,000 structural repair if left for years.
What it means: Soil and concrete path levels are too high on the south side. When it rains, moisture sits against the timber bottom plate - the structural framing at the base of the wall. Rot here is serious and expensive. This is a $300–600 fix if done now; it's a $5,000–15,000 structural repair if left for years.
What the report says: "Scribers missing on west elevation joinery."
What it means: Scribers are the narrow timber strips that seal the joint between window frames and the surrounding cladding. Without them, wind-driven rain gets behind the cladding. In a High/Very High wind zone, this is a material weathertightness risk. A carpenter can fix this in a day.
What it means: Scribers are the narrow timber strips that seal the joint between window frames and the surrounding cladding. Without them, wind-driven rain gets behind the cladding. In a High/Very High wind zone, this is a material weathertightness risk. A carpenter can fix this in a day.
What the report says: "Insufficient gap between cladding and deck framing. Minimum 12mm gap required."
What it means: The deck is sitting too close to the house cladding. Moisture gets trapped in this junction, the timber can't dry out, and rot develops. If there is already rot behind the deck it would not be visible without opening up the framing. Worth investigating further if this was not addressed post-inspection.
What it means: The deck is sitting too close to the house cladding. Moisture gets trapped in this junction, the timber can't dry out, and rot develops. If there is already rot behind the deck it would not be visible without opening up the framing. Worth investigating further if this was not addressed post-inspection.
What the report says: "Protective coating on pressed metal tiles is weathered. Recommend maintenance within the next 12 months."
What it means: The roof needs recoating - it was due in 2023. This is not a roof replacement; it's a maintenance coating applied by a specialist. JVL Coatings and Kowhai Roofing are both cited in the report. Cost is $3,500–6,000. If left, the tiles corrode and you are looking at full roof replacement ($22,000–35,000).
What it means: The roof needs recoating - it was due in 2023. This is not a roof replacement; it's a maintenance coating applied by a specialist. JVL Coatings and Kowhai Roofing are both cited in the report. Cost is $3,500–6,000. If left, the tiles corrode and you are looking at full roof replacement ($22,000–35,000).
What the report says (garage): "Profiled metal cladding and roofing corroded through in several locations. Electricity disconnected due to age of TRS wiring. Possible asbestos in fuseboard."
What it means: The garage is not safe to use electrically, has a leaking roof, and may contain asbestos in the fuseboard. It is not a storage risk (you can still put items inside), but no electrical tools or appliances should be run off it, and no one should attempt to reconnect the wiring. Before any work - including demolition - an asbestos professional must assess it first.
What it means: The garage is not safe to use electrically, has a leaking roof, and may contain asbestos in the fuseboard. It is not a storage risk (you can still put items inside), but no electrical tools or appliances should be run off it, and no one should attempt to reconnect the wiring. Before any work - including demolition - an asbestos professional must assess it first.
What the report says (overall): "This is a well put together building… light timber-framed structure is still standing reasonably level and vertically aligned, with little sign of settlement or movement."
What it means: The inspector liked the bones of this house. The structural framing is sound, the foundation is in good shape, and the building hasn't moved. The issues identified are maintenance items, not structural failures. That's a meaningful positive for a property of this age.
What it means: The inspector liked the bones of this house. The structural framing is sound, the foundation is in good shape, and the building hasn't moved. The issues identified are maintenance items, not structural failures. That's a meaningful positive for a property of this age.