444 more buildings with cladding risks. Are these the slums of the future?

Warning – some high-rise apartment buildings will become the slums of the future.

And now it’s been revealed that there’s a list of  list of nearly 450 buildings across the state of NSW with potentially flammable cladding that the State Government is keeping it secret due to security concerns. Future Sydney Scenarios

The list, developed by the cladding taskforce and provided to State Parliament, was given public interest immunity, which restricts public access.

NSW Police Counter Terrorism Command advised the addresses should not be published due to safety concerns.

The unit said the information risked prejudicing the interests of building and apartment owners.

While many apartments will make great investments increasing substantially in value over the long term, many of the high-rise towers built in the last fifteen years will continue to underperform with poor, if any, capital growth in the foreseeable future.

This sector of the property market has lost the trust of the buying public and confidence will take quite some time to restore as various stakeholders including state and local governments as well as the construction industry including building surveyors and certifiers scramble to shore up building sector.

You see…there tend to be three major types of building issues faces by apartment owners:

  1. Structural defects – These are the ones that grab the headlines but, in reality, major structural issues only relate to a small number of buildings.
  2. Fire issues – These often relate to inferior cladding used during construction. Cladding audits are ongoing, but so far 629 affected buildings have been identified in Victoria alone and now there’s a secret list of 444 buildings in NSW.
  3. Water issues – These are very common and occur to some extent in almost every new building – things like leaking balconies, showers and roofs. While these are a nuisance and can be expensive, they can usually be rectified.

Fact is, the buildings with major problems requiring mass evacuation are the outliers, but for those involved their losses will be significant as they will have hefty repair bills and have no real market for the sale of their apartment in buildings that could well become the slums of the future.

Tell us more about these NSW buildings

The state secretary of the Fire Brigade Employees’ Union of NSW has lashed the state government for withholding an internal list of buildings wrapped with flammable cladding, declaring there should be greater transparency for building owners.

property investors

Speaking to ABC Radio National on Tuesday, Leighton Drury said the secret list of 444 buildings in NSW, compiled in the wake of London’s Grenfell Tower disaster, should be shared with people that live or work in those buildings.

“I think that everyone should know, certainly the owners of the building, the people that live and work in those buildings and certainly fire agencies should know if those buildings have cladding in them,” he told ABC Radio.

Mr Drury said the loosening of building regulations over the past several years meant firefighters were no longer required to perform fire safety checks on buildings.

He said this was compounded by the fact states and territories across the nation were cutting the budgets of fire services – a move he called a “recipe for disaster.”

“The government has admitted there is an increased risk of arson and terrorism and yet we’re not seeing them do anything about that in regards to regulation or increasing budgets for firefighters,” Mr Drury said.

How big is this problem?

It’s been suggested the high-profile stories that have hit the media are just the tip of the iceberg and many more buildings with structural problems – some big, some small – will come to light over the next few years.

CFMEU research found that over 3,400 apartment buildings across Australia had defective, non-compliant combustible cladding installed, and would require remediation work to make the buildings safe.

This could add up to a total cost of $6.2 billion in remediation and associated costs.

They estimate some of the remediation could cost up to $165,000 per dwelling. Sydney Suburbss

Some developers will have the funds to repair their buildings, but others won’t.

Clearly some apartment owners won’t be able to fund this, owners corporations will have difficulty organising these works and insurers won’t want to insure these buildings.

And insurance often won’t come to the rescue of the unfortunate owners as sometimes it will be difficult to know where to lay the blame:

  • Councils who have encouraged higher density development and at times been willing to negotiate building guidelines in order to promote development.
  • Developers who have chosen the cheapest builder to increase profit margins
  • Builders who been prepared to compromise to win the deal.
  • Contractors who may have been willing to cut corners like import cladding from overseas because it was cheaper.
  • Certifiers who approved the standard of construction.

And even if when the issues come to light, they are repaired, what rational purchaser is going to want to buy into these buildings?

That’s why I suggested that some of these high rise towers built in the last 5 years will become the slums of the future.

The bottom line:

Demand for apartments is set to accelerate from a more diverse buyer profile as apartment living emerges as a preferred lifestyle for many, from the younger generation leaving home to the older generation wanting to downsize.apartment

The peak of the current building cycle has now been reached and it has now emerged that many of the buildings built during the last construction boom will have a shadow hanging over them for some time.

At the same time reluctance from future purchasers will make it harder for new developments to have sufficient pre sales to get out of the ground at a time when tighter planning restrictions for apartments, particularly in suburban areas, will exacerbate the emerging undersupply of dwelling required by our growing population.

This will create two tiers of units moving forward.

Solidly built medium density apartments and townhouses developed by reputable builders and many of the towers that dot our big cities that could well become the slums of the future.

If you’re looking at buying your next home or investment property here’s 3 ways we can help you:

Sure our property markets are improving, but correct property selection is even more important than ever, as only selected sectors of the market are likely to outperform.

Why not get the independent team of property strategists and buyers’ agents at Metropole to help level the playing field for you?

We help our clients grow, protect and pass on their wealth through a range of services including:

  1. Strategic property advice. – Allow us to build a Strategic Property Plan for you and your family. Planning is bringing the future into the present so you can do something about it now! Click here to learn more 44298531_l
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Ahmad Imam

About

Ahmad is Director of Metropole Properties Sydney and a highly skilled wealth strategist. He is a passionate property investor, has a degree in Commerce, is a licensed estate agent and qualified property investment advisor and has personally coached and educated hundreds of clients to create wealth through property.
Visit www.SydneyBuyersAgent.com.au


'444 more buildings with cladding risks. Are these the slums of the future?' have 2 comments

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    November 7, 2019 Olaf

    I consider the firefighters to be somewhat hypocritical in this matter and are in no position to take the high moral ground. I own a Unit in a multi-unit complex (luckily only 8 stories high), built around ten years ago and which recently had a small balcony fire on one of the lower ground Units (luckily it was quickly extinguished by fast-thinking neighbours with hoses). Following this event the BC arranged for a detailed, independent analysis to be undertaken; the findings were presented at the recent BC AGM. It surprised all present that the cladding used was not compliant with the Building Code of Australia (indeed, it has not been for nearly 20 years) and yet it was signed off by everyone (including the fire authorities!) and given a final certificate of habitation by the government certifiers. Maybe I am being too cynical, but what is the point of all these certification and approval processes throughout construction if everyone is doing the ‘wink and the nudge’. Our BC is now looking at all options, including potentially joining other multi-unit complexes in a class action against the Government; at the end of the day all of their certifiers approved the complex notwithstanding that the developer and builder used a cladding that was clearly unapproved at the time (simply to save money). I had hoped to downsize to my Unit eventually as it is a nice complex in a nice location, not as huge as others and is well-maintained and not likely to be the ‘slum’ you envisage all such complexes to be in the future – but I do understand your sentiment. However, it is unlikely that I will now do so and I plan to sell it next year (and I will be lucky to obtain the price that I bought it for ten years ago); luckily my other property investment are doing much better. There really needs to be an independent, national commission (corruption anyone?) to see why and how this was allowed to occur across the country when it was clearly known that this cladding was a big fire risk. A lot of people are justifiably angry.

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