在新西兰
我在看一套基督城郊Prebbleton的house，房子是2002年建的，单层，屋顶是long-run colorsteel, 但外墙很有可能是face-fixed monolithic cladding over untreated timber，就是木头没处理，外墙框架间没有空腔。
外墙是9mm 的Eterpan, 一种水泥纤维板。但building inspection 说是Monolithic plaster cladding。 不管怎样，我查到一个案子，漏水房开发商把HardiTex (a plaster) 供销商和Eterpan供销商都告了.
这两天打算到Council查property file，看用的木头处理没有。现在心里纠结漏水房风险大不大，可不可以买来做安家房。房子其他条件都满意，价格在比RV高一点。下面是inspection report的概要，以及我的一些想法，请不吝赐教。
Summary of Pre-Purchase Inspection Result （检查报告概要）
The property in Prebbleton is a fourbedroom, single storey dwelling constructed of a monolithic plaster claddingover a timber frame, resting on a concrete slab foundation, with a long-runcoloursteel roof. The interior walls are plasterboard over timber frames. Thefloors are concrete with carpet, and tile flooring in the wet areas and thekitchen. The property was built circa 2002 and all fittings appear to be ingood condition.
Year Built: 2002
External Wall Construction: monolithic plaster （Eterpan cladding system）
Internal Wall Construction: plasterboard
Overall, the property appears to be in goodcondition with some defects observed
MOISTURETESTS
Interior moisture levels were tested usinga Trotec® T650 moisture tester. It is an indicative test which directs moreinvasive testing should elevated or wet readings be returned. The only certain way to determine amoisture problem is through invasive inspection.
The reading scale is an exponential onefrom one to 200; with readings less than 50 considered dry, readings over 80considered wet and readings between 50 and 80 considered elevated. Wet andelevated readings require further investigation.
A total of 27 locations were chosen to takemoisture readings. The readings are typically taken about 100mm from the floor – the assumption being that if the wall isdamp the moisture will be near the bottom of the wall. Readings were also takenin the bottom of the vanity units, laundry tub cabinet, kitchen under sink andadjacent the toilet. The moisture readings were between 17.1 and 48.2 – these are in the dry range.
EXTERIOR
WallCladding (Minor defects)
The exterior cladding has had multiplecrack repairs completed down sheet joints of the substrate board. These are allnoticeable as the plaster finish differs, and the vertical lines show indifferent lights. There are also mitre join repairs around a window trim. Avertical sheet join crack remains in the exterior plaster on the back ofbedroom three.
There is a chip in the exterior plasternear the garage door & four exterior plaster cracks above window heads alsoremain.
Framing
no timber wall frame markings could befound to identify its grade. H1 markings on roof purlins below unidentifiedplywood roof cladding. All timberspecifications should be found in the council property file.
Follow-up on the Leaky Homeproblem （我的想法）
Keywords：
face-fixedmonolithic claddings over untreated timber
Leaky Homecontributing factors (possibly) present at house:
· Plasterboard or Eterpan Cladding System
· (possibly) face-fixed (no cavity betweencladding and wooden frame)
· Claddingover (possibly) untreated timber
· Built between 1995-2004
Leaky Homecontributing factors not present at house:
· Mediterranean-Style Building: Flat roof, narroweaves, internal balcony
· Townhouse or apartment
Mitigating factors:
· Dry moisture reading
Aggravating factors:
· Inspection discovered existing wall claddingrepairs and minor cracks
Questions:
· Should I do further inspection, e.g. invasiveinspection to identify moisture problem?
· What’s the likelihoodof Leaky Home, or moisture problem in the future, compared to a typicalPrebbleton home built around the same time but with different types ofexterior? Will you feel safe to buy the home?
· Given the risk factors, what should be theprice adjustment from a typical Prebbleton home built around the same time butwith different types of exterior if I decide to buy the home anyways?
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NO DON'T BUY.
远离Plaster.
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谢谢阿海回复。
如果原因仅仅是Plaster，这个帖子
http://China2au/forum.php ... &extra=page%3D1
里面linghan 讲fibre Cement是好外墙材料。这个房子用的Eterpan又算是Fibre Cement.
可否请大神进一步解惑？
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这个年份就是风险很大的plaster, 除非便宜到地价
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风险较高，建议谨慎购买。
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除了房屋顶质量,关键是看房檐多长,在岛上风大雨多,房檐太短肯定有问题
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基督城比奥克兰干燥很多，漏水房也没奥克兰严重。
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我觉得。。。只是我自己猜的，这个房子漏水的几率是100%。
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看這份Inspection Report，感覺寫Report的人，就是在暗示買家，這房有風險，但是不好說……
外牆修過補過還存在裂縫……顯然修了也無法解決問題。
內外牆木框架呢，因為沒法打開，所以請買家自己去查康叟的資料……真相由買家自己去發現。
至於在Concrete Slab上方十公分的牆面檢測濕度……Concrete很會吸潮氣，這樣檢測不一定準確，應該也要在天花板下方的各處牆角檢測才對，尤其是外牆修補了還出現裂縫之處……還有，漏水檢測應該在下過幾天大雨以後進行，才比較準確，而且也和房子有住人、沒住人有關（人體會排出濕氣）。
Newlynn鼠爺，已經嗅到了危險的味道……
：（
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价格比cv高——看的上的其他非plaster房子都这样吗？
还有，类似大小地段的非plaster房子，cv贵很多还是差不多？
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类似地段，2000-2010建的，非plaster房子，价格基本都在RV左右1-2万。
看来风险太大，还是放弃吧。谢谢大家回复。
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不是已经漏了，都超100了？别买了
呀，看错，貌似读书是好的，但是感觉就是plaster吧？
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检查结果是<50, 在Dry range。
但是，这里解释说检查的效果很有限：http://www.bc.org.nz/moisture.html
Inspector 给我回复了，“Our testing looks for issues now and is a summary of how the property presents, unfortunately it can’t look into the future...we found nothing to suggest there is a moisture problem now – however, the cracks need to be repaired properly and the house must be regularly maintained. It should be re-painted every five to seven years using an Elastomeric (Hi-build, flexible) paint. All penetrations need regular inspection to ensure the remain well sealed. " 言下之意像是买了后麻烦很多。
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我有个朋友买的plaster的房子的，她说当时读数也是正常的，目前为止家里也没漏水问题，房子结构啥人家来检修屋子的人都说不错，造的也特别结实。但是她说她房子有些地方就特别容易发霉。比我家这个问题严重，我家是weatherboard吊脚楼，特别不结实，但是通风好。窗框晚上经常结水汽，最阴的东南面也不会发霉
当然发霉有各种原因，不过我感觉外墙材质应该会factor in
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2002年木头应该不是处理过的
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这就是plaster漏水风险最高的