Monolithic Cladding
A type of exterior wall cladding that presents a seamless, plaster-like finish with no visible joints — strongly associated with New Zealand's leaky building crisis.
What is a Monolithic Cladding?
Monolithic cladding systems create a smooth, seamless exterior finish — typically a plaster or stucco-like coating applied over a rigid backing board. Popular in New Zealand during the 1990s and early 2000s for their clean Mediterranean-style aesthetic, these systems became the primary cladding type associated with the leaky building crisis.
The fundamental problem with many monolithic cladding installations from this era was the lack of a drainage cavity — a gap between the cladding and the timber framing that allows any moisture that penetrates the cladding to drain away. Without this cavity, water that got past the cladding (through cracks, around windows, at junctions) was trapped against the timber framing, causing it to rot.
Modern monolithic cladding systems can be installed safely with proper drainage cavities, flashings, and treated timber. However, the legacy of the leaky building crisis means that monolithic-clad houses from the 1995-2005 period are viewed with heightened caution by buyers, lenders, and insurers.
Why It Matters for Due Diligence
Monolithic cladding is the single biggest risk factor for weathertightness problems in New Zealand housing. If a property has monolithic cladding and was built between 1995 and 2005, proceed with extreme caution. Get a specialist weathertightness assessment including invasive moisture testing — not just a standard building inspection.
Even monolithic-clad houses that test dry today may develop problems in the future if they lack drainage cavities. Understand that re-cladding a monolithic-clad house typically costs $150,000-$400,000+. Factor this into your purchase decision and price negotiations.
How to Check
Monolithic cladding is visually identifiable by its smooth, seamless exterior finish with no visible board joins or lap marks. A building inspector can confirm the cladding type and assess its condition. Invasive moisture testing (drilling small holes to measure moisture levels inside the wall) is the most reliable way to check for hidden damage. Check the building consent files for details of the cladding system and whether a drainage cavity was specified.
Frequently Asked Questions
Is all monolithic cladding bad?
No. Modern monolithic cladding systems installed with drainage cavities, proper flashings, and treated timber can perform well. The problems were specific to the way many systems were installed in the 1995-2005 period — without cavities and with untreated timber. However, the stigma means even well-installed monolithic cladding can affect resale value.
How much does it cost to re-clad a monolithic house?
Full re-cladding — removing the monolithic cladding, inspecting and replacing any damaged framing, installing a drainage cavity, and applying new cladding — typically costs $150,000-$400,000+ depending on house size and the extent of damage. This is a major investment, so factor it into your purchase price if the house has monolithic cladding from the risk period.
Related Terms
Leaky Building
GlossaryA building that suffers from moisture ingress through its exterior envelope, leading to hidden rot and structural damage — a widespread problem in New Zealand known as the leaky building crisis.
Weathertightness
GlossaryA building's ability to prevent water from entering the structure through its exterior envelope — the roof, walls, windows, and other external elements.
Remediation
GlossaryThe process of repairing, restoring, or cleaning up a building or land to fix defects, remove contamination, or bring it to a safe and compliant standard.
Building Code
GlossaryThe New Zealand Building Code — a set of minimum performance standards that all building work must meet, covering structure, fire safety, moisture, energy efficiency, and accessibility.
Code Compliance Certificate (CCC)
GlossaryAn official council certificate confirming that completed building work meets the requirements of the building consent and the Building Code.
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