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Leaks force evacuation plan

13.09.2002

By ANDREW LAXON

Developers and builders have made plans to evacuate more than 100 residents

of a leaking housing development which they fear may be contaminated with

toxic mould.

Herald investigations have established that the 65-unit Silverfield Terraces

site in St Lukes is leaking badly and a consultant's report shows moisture

readings of up to 99 per cent in some walls.

Downer Construction, which finished the $14 million development opposite St

Lukes shopping centre just 16 months ago, plans to spend hundreds of

thousands of dollars checking and repairing every unit over the next 12

months.

Based on its work on two units so far, the company expects it may have to

replace the exterior cladding and possibly rotting timber wall framing on

many of the terrace apartments, which sell for between $200,000 and

$250,000.

Downer has also warned the developer, Redwood Group, that if the builders

discover toxic mould inside the walls residents will have to move out for

their own safety.

The Herald has also learned that Redwood has contingency plans to move out

owners and their families, unit by unit.

The company confirms it has checked the availability and prices of motel

units and removal firms but refuses to say how much the exercise could cost.

Residents at Silverfield Terraces knew nothing about the evacuation plans

and the likely extent of repairs when the Herald contacted them.

" We're being treated like kids and not being told the full story and that

makes me angry, " said O'Kerry, who lives in a $215,000 two-bedroom

unit with her partner, Shirley Randle, and 11-year-old son Sam.

" I'd rather know the worst-case scenario. We're all intelligent people. "

Redwood boss Tony Gapes - who also developed the 97-apartment Eden Two site

in Mt Eden, which the Herald revealed this week has rotting balconies -

denied on Monday that there were any serious or widespread problems at

Silverfield.

But on Tuesday Redwood's financial controller, Dermot Rodden, confirmed the

company had made contingency plans to shift owners and was waiting for

Downers to tell it if residents would have to move out.

" If it becomes necessary to move them elsewhere it would be to accommodation

to a similar standard or better, " he said.

" They're aiming to try to keep people in their apartments and not disrupt

them. Obviously if it proves necessary to move people out, then they'll move

people out. "

Downers general manager Clive Tilby said his company hoped to repair every

unit without shifting residents but said they would be moved immediately if

workers discovered toxic mould.

" If there's any of this dampness and mildew that can have health issues

related to it, then it's absolutely without question that people would need

to move. "

Downers could not be sure how bad the problem was until it removed the

cladding on every unit, he said.

Asked if timber framing might have to be replaced because of rot, he

replied: " To be honest, I would think there is going to be some work

required on internal framing. "

Herald sources familiar with the development's problems said it was highly

likely that exterior cladding and timber frames would have to be replaced in

many units, which would make it difficult - if not impossible - for

residents to stay.

Mr Tilby said Downers, which had never had a problem like this before, was

carrying the cost of all repairs at this stage but reserved its legal right

to contest this later.

He believed the leaks, which included water seeping through inadequate roof

flashings, were caused by poor design and possibly bad workmanship.

One of the main issues still being debated was whether architectural plans

for details such as gutters were faulty or whether subcontractors employed

by Downers had applied them incorrectly.

From a builder's point of view, Mr Tilby said he believed the industry

should go back to greater use of treated timber, although this would

increase costs for the homeowner.

" It's clear now with these types of buildings that unless you're sure you

can keep water out, you'd better have some resistant timber in there. "

Last night Mr Gapes said that Downers' comments confirmed what he had told

the Herald on Monday - that the company was not sure that anyone would have

to move out.

Asked why Redwood had not told residents they might have to move, he

replied: " I must admit I'm not sure what we've told the residents because I

haven't been intimately involved in it. "

For O'Kerry any realistic hope of selling her unit is already gone.

For prospective buyers, the sealant marks from temporary repair jobs on

several units and the builders' prefabs at the bottom of the site are

telltale signs of the long job ahead.

" I was thinking in the last few days, 'Oh God, should I sell?', but it's too

late, " O'Kerry said. " People know now. "

* If you have information about leaking buildings,

email the Herald or fax (09) 373-6421.

Further reading

Feature: Leaky buildings