Understand what it means to demolish and rebuild your leaky home through the FAP scheme.
If you're repairing a leaky home through the Financial Assistance Package, use this information to prepare your repair plans prior to applying for a building consent. This pack will also be useful for your designer.
Your proposed repair plan needs to fix weathertight issues and identify the scope of the construction work that will receive FAP contributions.
The repair plan we approve needs to be the same as the finalised design which will obtain building consent.
Focus of the repair plan
The repair plan must describe the scope and type of works that will be incorporated in building and resource consent applications.
The scope should address the weathertight issues identified in your assessor's report, including any potential or actual weathertight issues from adjoining buildings or adjoining parts of the building. This is to ensure your entire property is weathertight and no ongoing damage occurs.
The repair plan does not have to contain as much detail as building consent applications. This means you can submit less detailed drawings, and can amend your designs following our review.
Repair plan drawings should include:
- floor plans (dimensioned) – both existing and proposed plans
- elevations (confirmed floor-to-floor heights) – both existing and proposed sections where necessary to show the layout of existing and proposed building elements
- annotations to describe the scope and type of repairs and
- annotations or a schedule to list internal and external materials and finishes affected by the work
- A schedule or notes identifying betterment
View an example of a Repair plan (PDF 1.03MB)
View and download the Repair plan approval application form for the Financial Assistance Package.
Acceptable repair work includes the repair of deficiencies and replacement of damaged materials, including items such as:
- replacing damaged claddings, building wrap, insulation etc to match the original construction (but rectifying weathertightness deficiencies)
- providing a cavity to the replaced cladding where it is required by the risk matrix of E2/AS1
- replacing decayed timber framing with suitably treated timber
- applying on-site treatment to undamaged and untreated framing exposed during the works
- adding flashings or replacing defective flashings to make the building weathertight
- consequential work needed for the above items, such as scaffolding, disconnection and re-connection of electrical or plumbing services within wall frame, reinstatement of linings, finishes, fittings, floor coverings etc.
Design, plans and management roles factsheet has information about acceptable repair work.
Varying from your assessor's report
You can carry out repairs in a different way or use different materials to that recommended in your assessor's report of your home.
You should discuss possible repair options with your designer while developing a repair plan.
Your designer needs to use their professional judgment when proposing a repair strategy, and will need to document the reasoning behind it, regardless of the degree of match to the assessor’s report.
Any element of your repair plan that departs from the scope in your assessor’s report must be clearly identified in the drawings accompanying the repair plan.
If your repair option is more expensive than the assessor’s proposal (or what we deem to be the minimum repair) then this will be betterment, meaning the additional cost will not qualify for contributions.
If you propose a repair plan with a narrower scope than your assessor's report suggests, you will need to demonstrate your approach still addresses weathertight damage in order to qualify for contributions.
This may be through a more cost-effective approach to the repair, or evidence that damage is less than identified in the assessment (making some work proposed by the assessor unnecessary).
Cost-effective types of repair:
- Removing an unusually shaped window instead of designing and manufacturing complex flashings to suit the window.
- Re-cladding by using a cheaper cladding system than a like-for-like replacement.
- Constructing a simple pitched lean-to roof over a side room instead of major repairs to a complex flat roof and parapet over the room.
Where there may be less damage:
- Provide moisture tests or other information to prove one small wall of your property does not need to be re-clad where the assessment had identified a full re-clad as necessary but had not investigated that particular wall.
- Provide information from a product manufacturer that both old and new materials can be used together for a weathertight solution. The assessment may have suggested this not being possible, so recommended a full replacement.
- Provide a report from a weathertight specialist that includes timber lab tests showing one or more timber framing members in an area not specifically tested during the original assessment will not require replacement, due to a higher level of treatment or lower level of fungal damage than anticipated by the assessment.
If you propose a repair plan with a wider scope than your assessor's report suggests, you will need to present evidence that the weathertight damage is greater than that stated in your assessor's report for additional repair work to qualify for contributions.
Where the evidence does not support a variation in scope from the assessor’s report, then the additional work proposed is deemed “betterment” and will not qualify for contributions.
Repair-related betterment is:
- work different to the scope recommended by the assessor, and is
- of higher cost than recommended in the assessment and
- not justified as being necessary for a like-for-like repair by factual evidence.
Non-repair-related betterment includes work that:
- does not relate to weathertight issues or
- addresses other building deficiencies.
Betterment factsheet has examples of what counts as betterment.
Addressing betterment in the repair plan
Your designer is expected to attempt to identify the scope of all betterment work included in your repair plan and must sign a declaration for submission with the proposed repair plan.
All betterment items need to be identified in order for your repair plan to be approved. We will include a list of the betterment items with the approved repair plan, and this may include additional items that we have identified.
Demolish and rebuild proposals
Proposals to repair the house by demolishing and rebuilding are treated in a specific manner.
Read the Demolition and rebuild factsheet.
Repair plan review
Your claims adivsor will let you know if you should submit your repair plan for review to your council first or directly to MBIE.
Once we have reviewed your repair plan, you will receive a ‘repair plan letter’ explaining the outcome of the review, including:
- Whether your repair plan is approved or declined.
- Any conditions of approval you must comply with.
- Any changes to the repair scope that will receive contributions. Typically this means the repair scope has increased (say to expand an area requiring recladding).
- A list of betterment items. Note that at this stage, these items are simply being identified, and subject to later review, some may or may not ultimately be considered betterment (not qualifying for contributions).
- A list of other repairs which must be undertaken, but don’t qualify for contributions. These include earthquake repairs, out-of-time repairs, and internal moisture-leak repairs (like a leaking shower). You will need to fund all of these costs.
Your designer may need to re-work the repair plan to ensure approved repair work is clearly separated from other (betterment) work.
If required, we may ask for more information to better understand your repair plan.
Finalise design and obtain building consent
This part of the FAP process is the same as for any building project.
However, your council will additionally check to ensure the plans submitted with the building consent application are consistent with the repair plan approved by us (including any conditions attached).
You will need to submit a new repair plan application to the council and MBIE for review if there have been material changes to your design.