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The purpose of this paper is to assess the legal liability of local authorities in New Zealand for the issue of building consents and inspection, in respect of domestic homes where the property proves to be faulty. A local authority may be liable for economic loss. The duty of care extends to the owners of multi‐unit dwellings, but not commercial buildings. A ten year longstop for claims from council approvals applies. Problems with leaky homes have given rise to a substantial number of claims. A government response has been to provide a mediation service, and to assume liability for a percentage of repair costs.

The history of liability of local authorities for negligence in respect of building approvals is assessed, through examination of the statute law and the common law principles.

The findings of liability of local authorities in New Zealand is compared to the legal position in the UK. Conclusions are drawn as to legal and practical outcomes.

Changes under the law have occurred within the last year and the study is original in assessing the legal position and future outcomes. The liability for leaky homes is a major issue in the country.

This paper aims to investigate the stigma effect on property valuation/sale price for remediated residential leaky buildings constructed in New Zealand during the 1990s and 2000s. In particular, the authors want to know whether meeting the regulatory standards for remediation work will totally eliminate the negative stigma effect on remediated properties.

Property transaction data for remediated leaky homes are often limited and not well recorded. Thus, it is very difficult or even impossible to identify those remediated properties in a standard property transaction data set. Moreover, a vast amount of information regarding the nature of property defects, remediation process and method is very difficult to obtain. In this study, members of the Property Institute of New Zealand (PINZ) and the Real Estate Institute of New Zealand were invited to participate in an online website survey. The results were then analysed using the principal component analysis, ordinary least squares and multinomial logit regressions.

This study indicates that for monolithic-clad dwellings, the price discount due to leaky building stigma is significant. Depending on the severity of the leaking problems, this is about 11 per cent on average for general market stigma and an additional 5-10 per cent for post-remediation stigma. The results highlight that meeting the regulatory standards for remediation work cannot totally eliminate the negative stigma effect on remediated properties. The findings are in line with the lemon theory introduced by Akerlof (1970) and robust to individual characteristics of the survey respondent.

General market stigma has been widely researched and documented in the literature. In contrast, there is a lack of research as to whether remediation will eliminate stigma, particularly in the presence of general market stigma. The authors are the first to show that post-remediation stigma can cause value loss in addition to general market stigma based on the lemon theory proposed by Akerlof (1970).

This paper aims to propose a model for building performance, based on control of fabric and services, and the influence of occupant behaviour. This work also demonstrates where significant change has been achieved through the processes of testing, measurement and monitoring. Modern Man’s impact on the Ecosystem, sustainability and the built environment’s contribution to global emissions are highlighted. The review provides a specific focus on the thermal performance of buildings and work undertaken to recognise and reduce wasted heat energy. Drawing on current research, data on buildings achieving enhanced levels of energy efficiency are presented and underperformance are discussed. While it is clear that domestic properties can perform, the pressure from legislation has been limited and significant gaps in thermal building performance continue.

Drawing on a number of current research projects, this paper identifies the emergent methods for testing buildings and assessing fabric energy efficiency.

The research identifies methods suitable for understanding and assessing building fabric performance. Using established methods, the performance metrics identify a significant difference between those achieving the energy efficiency standards and those failing to meet their designed performance.

Highlighting the issue of sustainability is commonplace, but few have identified practical process measures that differentiate innovation that can lead to significant improvements in the building stock and identify those failing to achieve target performance.

The purpose of this paper is to quantify leaky building stigma associated with monolithic claddings, explore how this stigma has likely been amplified by media coverage, estimate the number of affected properties and quantify the collective house price impact on homeowners of monolithic‐clad dwellings in the Auckland region.

Residential sales transaction data organised in two subgroups (single‐family houses and multi‐unit dwellings) from 1997 through 2006 are analysed using a series of annual hedonic pricing models to empirically test for the presence of stigma. This is coupled with a descriptive analysis of leaky building media coverage to understand how this coverage may be influencing the stigma.

The empirical results show that a leaky building stigma exists and is discounting prices of the Auckland Region's monolithic‐clad single family houses by 5 per cent and multi‐unit dwellings by 10 per cent. Approximately 37,500 monolithic‐clad dwellings have been built in the region since 1992 and their homeowners have suffered an estimated $1 billion reduction in property values due to leaky building stigma.

Although leaky building stigma primarily relates to monolithic claddings, this stigma reflects elevated weathertightness risks associated with several Mediterranean‐style architectural features.

The study's findings can be directly applied to residential valuation practice and can assist the New Zealand government more accurately assess the full economic cost of the nation's leaky building problem.

This research provides an initial empirical study on stigma associated with leaky building syndrome. The findings offer direction to further research on other domestic and international housing markets that are experiencing similar stigma phenomenon.

New Zealand building code may be serving its purpose to an extent, there is still a need to develop a framework to improve the use and application of building code for better building performance and services. This study aims to validate the identified parameters in the developed framework to improve building code practice in New Zealand.

Subject matter experts interview was conducted with key stakeholders that use building code, standards and other associated compliance documents.

The findings from this study establish the importance of improving the building code, and the efficacy of validated framework helps to identify the areas with the most pressing needs within the building regulatory system. All the subject matter experts unanimously agreed on educating and training the building code users. Besides, the validated framework will enable the policy decision-makers in the building regulatory system to promote the use of building code and the utilisation of its potentials in reducing disaster while increasing the built environment resilience. The study concludes that the designed framework will create more robust strategy implementations to enhance innovative solutions embedded in performance-based building code.

This study originality centres on the practical application of an evidence-based framework for performance-based building code, standards and other related compliance documents.

The Royal Institution of Chartered Surveyors (RICS) has implemented a policy to expand its influence around the world. Quantity or construction surveyors had an established presence and history of working overseas, offering their services particularly in the Middle‐ and Far‐East. Property surveyors found the transition to working in European Union (EU) countries relatively straightforward and numerous UK property consultancies have European, Asian, North American and Oceanic offices. Furthermore UK‐based firms establishing partnerships with overseas real estate firms expanded significantly over the past decade. Building surveying (BS) is a different case. Small numbers work in commonwealth countries but it is limited and in many countries professional and academic qualifications are not recognised. This paper aims to consider the extent of the barriers and opportunities facing RICS chartered building surveyors (CBS) in Oceania (taken as Australia, New Zealand, Papua New Guinea and Fiji) and whether the gap is closing.

A desktop study reviewed the political, economic and sociological issues that affect the employment opportunities and professional services CBS offer throughout the world. Six opportunities and ten barriers were put to the RICS Oceania Building Surveying Faculty to ascertain their perceptions of these barriers and opportunities. No previous study had identified barriers and opportunities in Oceania for the BS and this research adopted a census survey of RICS practitioners currently employed in the region and the results form the most comprehensive picture of the current position.

Many respondents felt that stronger links and/or mergers with the different Oceania professional property and surveying bodies would open a large field of opportunities to the CBS. Some provided comments on future business opportunities, for example “leaky buildings”, “dilapidations/‘make good’ work”, and seemed to be in general agreement that, as businesses came to know the benefits of protecting themselves from rogue tenants (and landlords) by using the services of a CBS, then opportunities would continue to rise. The principal barrier is communicating those skills and the value they add.

The limitations that affected this research were time constraints and communicating with surveyors in Oceania, to whom the authors were not permitted direct access. The research methodology methods were, with hindsight, not ideal for the type and range of data that the researchers sought.

The research will be of use to building surveyors and providers of building‐surveying education in Oceania.

The purpose of paper is to investigate the dissatisfaction and what specifically prompts multi-owned housing owners to change their body corporate management provider. Globally there has been a substantial growth reported in the number of residents living in multi-owned housing in recent years. There is increasing evidence that residents in these developments are experiencing dissatisfaction and frustration especially with the service received from their body corporate management company.

The paper includes a review of both the body corporate literature and customer switching literature which serves to inform the research. The investigation takes the form of a qualitative study comprising eight in-depth one-to-one interviews with residential body corporate owners who have recently switched to an alternative body corporate management provider.

The dissatisfaction experienced by body corporate owners leading them to change management companies bears a close similarity to the retail banking industry. The interviews record highly emotive responses from interviewees and the desire for an improved quality of service and better value for money from their service provider. These findings allow a deeper understanding of the outcome of studies that have been carried out previously in England and New Zealand.

The findings will assist directors of body corporate companies, property management and real-estate companies to understand the needs and wants of their clients and may also benefit property developers in their selection of a body corporate management company and legislators in providing a suitable legal framework.

This paper provides in-depth insights into switching behaviour within the context of body corporate management companies which has not before been published within academic journals.

Compulsory airtightness testing was introduced for new dwellings in England and Wales in 2006 and in Scotland in 2010 to ensure that they are constructed according to design air permeability targets. These targets are set to limit heat loss through air infiltration. Previous work examining the large Air Tightness Testing and Measurement Association (ATTMA) data set of UK airtightness test data suggested that, in a proportion of dwellings, the targets were being met by post-completion sealing as opposed to airtight construction, but did not quantify the prevalence of this practice. The paper aims to discuss this issue.

In this paper, the distribution of as-built airtightness and the proportion of dwellings undergoing post-completion sealing are estimated from the ATTMA data set covering 2015–2016. This is carried out by Bayesian statistical modelling, using the data set of recorded test results and a modelled representation of the testing process.

This analysis finds the mode of the as-built distribution of air permeability as 4.38 ± 0.01 m³/m²h. It predicts that 39 per cent of dwellings aiming for one of the five most common design targets have sealing interventions at the point of pressure testing to meet their target. The as-built distribution of the ATTMA data is compared to airtightness test data obtained from just before compulsory testing was introduced, showing an improvement in the modal air permeability of 3.6 m³/m²h since testing became mandatory.

This paper has investigated the available data beyond simply what is reported, to estimate what the real levels of airtightness in the UK new build stock may be.

The New Zealand building code has played a vital role in reducing the impact of disasters in the built environment. Following the nature of earthquake occurrences, the associated impacts such as building collapse and the increase in technological innovation in the building sector, the New Zealand building code has been frequently amended. The building code amendment ensures that buildings and other related infrastructures can withstand the impact of ground shaking without substantial damages to buildings. The purpose of this paper is to identify and explore the benefits of building code amendments in New Zealand.

Document analysis and closed-ended questionnaire were adopted as data collection instruments for this study. The relevant stakeholders comprise structural engineer, geotechnical engineer, architect, building services consulting engineer, licensed building practitioner, project manager, building contractor, local authority, academic/researcher and quantity surveyor.

A significant proportion of the survey participants that agreed to the importance of building code amendments in New Zealand justify the benefits of the amendments. The study serves as a useful guide to policy regulators and researchers who are exploring other aspects of regular building code amendments in New Zealand. The findings from this study suggest that amending the New Zealand building code needs a proactive approach to promote local technology, enhance low-cost construction materials, training of code users and reducing bureaucracy in design approval and construction inspection. The study concludes that improving on the 28 factors identified in this study would contribute intensively to disaster risk reduction in the built environment and an increase in compliance level in New Zealand.

This paper originality comes from its practical approach towards identifying the benefits of building code amendments

The purpose of this paper is to identify key risks that are posed to the security of a site and building perimeters in the first and second lines of defense against terrorism, and are relevant to facility managers.

A qualitative approach to the literature review was applied. This involved an extensive literature search of existing peer‐reviewed research papers, as well as state and federal reports to mark crucial issues relating to the security of a facility. Strategies to deal with the critical issues pertaining to the security of a facility were reviewed, based on the literature.

The paper identifies major security risks suggested by the literature and lists strategies to address those risks. The paper also proposes recommendations made by the literature; their implementation may provide a higher level of security to key areas located in the first and second lines of building defense.

The site and building perimeter areas that offer great potential for avoiding and deterring terror attacks are often neglected in terms of security planning, which seriously hampers efforts to provide an enhanced level of security to the facility. The paper points out these areas and major security issues related to them, so they can be taken care of by design professionals as well as facility managers.

The paper provides a comprehensive and detailed review of various aspects tied to the security level of critical areas of the building and site perimeters that could be useful to facility managers of critical facilities.