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AUCKLAND HOUSE INSPECTION SERVICES
IR+Moisture+UV
Specialist instruments
NZS 4306:2005
Inspection standard
20 Years
Inspection experience
From cladding to bathrooms:
Why wet areas could be the next chapter in New Zealand’s leaky‑home story
While New Zealand’s leaky‑home crisis was driven by failures on the outside of buildings - cladding, window junctions and envelope design - the next major weathertightness risk may be developing inside the home. Instead of rain getting in through the exterior, the concern now is that defective internal wet areas, especially tiled showers, can leak moisture into framing and linings for a long time before anyone sees damage.
Auckland Council treats tiled wet‑area showers as consented, critical building work involving waterproof membranes and associated carpentry. Yet while those waterproofing elements are treated as critical, the tile installation that protects and completes that system often appears to receive far less scrutiny in practice. However, if that tiling is done poorly at this final stage, it can undermine an otherwise sound waterproofing job and leave homeowners facing major damage that may not be discovered until it is extensive.
After more than two decades inspecting homes, Auckland House Inspection Services is seeing a troubling trend in Auckland’s newer housing stock: tiled showers in new homes and townhouses showing clear signs consistent with spot‑fixed tile installation. In these cases, shower tiles are fixed with isolated blobs of adhesive instead of a full, even bed of adhesive, leaving concealed gaps behind the tiles. In wet areas, those gaps can trap moisture, contribute to grout cracking and failure, and gradually undermine the long‑term performance of the waterproofing system and surrounding building elements.
Wet‑area tiling is therefore not just a matter of “sticking tiles to a wall.” Recognised guidance for internal wet areas calls for high adhesive coverage, with AS/NZS‑based technical material (including AS 3958) indicating that around 90% contact behind tiles is expected, not isolated blobs of glue. When spot‑fixing is used instead of full coverage, the work may fall short of accepted installation requirements, compromise the durability of the wet‑area system, and potentially jeopardise any warranty that depends on the products being installed in accordance with the manufacturer’s instructions and the relevant standards.
What we are seeing on the ground suggests this problem with spot‑fixed tiled showers is not an isolated one. In the homes we have inspected from Botany Downs and Mt Wellington to Hobsonville Point, Silverdale and Milldale, this pattern looks less like bad luck in a handful of houses and more like an emerging industry‑wide issue. That in turn suggests the problem may be more widespread than many buyers, owners and even some builders realise - a possible “next chapter” in New Zealand’s leaky‑home story.
When internal wet‑area failures are discovered, the cost of opening up walls, replacing linings and fixing framing can be substantial, and insurance or warranty cover is not guaranteed in every scenario. In practice, homeowners usually turn first to the people involved in the build or the cover - the builder, tiler, developer, insurer and any warranty provider - but those conversations can be difficult, especially where the original building company has already gone out of business. Claims may be declined or limited because the defect is outside the formal warranty period, treated as gradual damage rather than a sudden event, or argued to be a workmanship or design issue that is not fully covered. As a result, many owners may find that only part of the repair cost is paid, or that they must fund a large share themselves.
Separate from those private disputes, there is a wider public concern. When other avenues do not fully respond, some owners may turn to councils because of their consenting and inspection responsibilities, effectively seeking recovery from the “last party standing” in the building process. If internal wet‑area defects in newer homes become common and councils are found liable in significant numbers of cases, substantial sums of ratepayer money could be diverted into compensating for avoidable building failures instead of supporting other community priorities. That is why robust inspection of wet‑area work matters not only for individual homeowners, but also for everyone who contributes to council funds.
A practical response would be to tighten scrutiny of wet‑area work before tiled shower walls are closed over, because the waterproofing system may be consented, but the long‑term performance of that system can still be compromised by poor tile installation on top. At the same time, homeowners should be encouraged to inspect their bathrooms for signs of spot‑fixed tiling and to review the warranties, producer statements, insurance documents and contractual records that may affect any future claim. If problems are suspected, owners should not wait. Early engagement with insurers, warranty providers and legal advisers is important, both to preserve evidence and to avoid missing time limits or notification requirements that may affect recovery options later.
Yuri Volna, Director and Inspector, Auckland House Inspection Services
NOTE: This commentary is based on the professional experience and opinions of Auckland House Inspection Services. It is intended as general information for homeowners and industry participants and does not constitute legal advice, building certification, or any assurance regarding insurance or warranty cover for specific cases.
Ready when you are
Book SPOT-FIXING inspection
From $250 including GST
No upfront payment is required to book your inspection. Payment is due only when you receive your report.
By submitting the request you confirm that you have read the Auckland House Inspection Services Scope of work and Terms of Trade and agree to be bound by them.
A targeted diagnostic inspection to uncover hidden, improperly "spot-fixed" tiles before they crack or compromise wet-area waterproofing membranes.
Detecting these hollow adhesive voids early prevents toxic mould growth and provides the vital proof needed to hold contractors accountable under warranty.
If you require assistance, feel free to reach out. You can call 021-2837373 or email me at 4482020@gmail.com directly – I’m here to help!
Operating Hours: Monday - Sunday: 8 am- 8 pm
Service Area: All of Auckland, Warkworth to Bombay. By request, all of New Zealand.
Scope of Work and Terms of Trade
PLEASE READ CAREFULLY
The Auckland House Inspection Services inspection is a current-condition, visual inspection of the elements inspected on that particular day only. There is no guarantee against the failure of any inspected component or system. The report should be seen as a reasonable attempt to identify any Significant Fault or Defect visible at the time of the visual inspection, rather than an all-encompassing report covering the home from every angle. Only areas and elements listed in the report were inspected. Our responsibility in this report is limited to the Client to whom it is addressed and to that Client only. We disclaim all responsibility and accept no liability to any other party. For the full text, click on a link here.
In consideration for the provision of the inspection and report, you agree to the following terms:
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Due Date: Payment is strictly due upon delivery of the report.
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Overdue Accounts: Accounts unpaid by the due date will incur a late payment interest charge of 10% per calendar month on the total outstanding balance.
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Recovery Costs: You agree to pay all administrative expenses, legal fees, and third-party debt collection costs incurred in recovering any overdue amounts.
We understand plans change, but out of consideration for our scheduling, the following fees apply to cancellations:
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More than 48 Hours' Notice: No fee will be charged.
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Less than 24 Hours of the Appointment: A cancellation fee of $200 plus GST will apply to cover administrative and scheduling adjustments.
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Same-Day Cancellation (or after the inspector arrives on site): The full inspection fee will be charged.
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For pricing on apartments, please contact us at 0212837373.
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Consultation on site: $250/hour*;
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Consultation via emails/phone: $50/15min increments;
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Working with documents: $150/hour*;
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Writing reports: $150/hour*;
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Some jobs might incur a travel fee of $50/hour.
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Prices are GST-inclusive.
* First hour with 15min increments after.
Auckland House Inspection Services provides independent pre-purchase house inspections, moisture inspections, and thermal imaging assessments across Auckland.