Summer 2023 has been tough for Kiwis, with Auckland’s severe flooding and Cyclone Gabrielle causing widespread devastation across the country. Our hearts go out to those people facing the daunting task of cleaning, repairing, rebuilding, or in some cases not being able to return to their homes.
It’s an intensely challenging situation, and it’s clear some things need to be done differently– not just replacing what we had, but building homes to be more resilient. At Sentinel Homes, we call that “building back smarter” to future-proof our homes against the risks of weather events.
That’s something we do already, and have a lot of experience in. We’re here to help, and ready to work with you to build back better.
If you’re facing a rebuild, major repairs, or building a new home from scratch, here’s what you need to think about:
When building or rebuilding a home, a thorough risk assessment should be top of your list. These assessments, managed by experienced teams, look not just at flood risk but coastal erosion, land instability, trees falling – anything that could put your home at risk.
Doing this helps you better understand why your property was damaged (or could be in the future). For example, is drainage around your property inadequate? Is your home built on a concrete slab or raised off the ground? Did the ground under your home shift, or did a neighbouring property slip onto yours? The more you can understand, the smarter you can be about rebuilding.
Comprehensive risk assessments are especially important if you’re building a new home, as they can help you identify and mitigate any potential issues early in the build process.
Building resilience isn’t just about protecting against flooding. This summer has shown us that many parts of New Zealand are vulnerable to slips, while people in waterfront communities also need to think about the sea encroaching on their properties. So, where do you start when it comes to building a resilient home?
First up is drainage, an important part of flood mitigation. It’s worth you checking whether existing drains need to be cleared, redirected or enlarged, and whether drainage channels could help direct water away from your house. You could also consider stormwater detention tanks, which can capture overflow during heavy rainfall and release it gradually to help mitigate flooding. If you have a creek behind your property, a floodproof wall or fence could also be helpful.
Adapting your house for flooding is another option. While they’re uncommon in New Zealand, floodproof cladding and doors can help prevent water from entering your home, especially if you’re only expecting minor flooding. However, if water reaches extremely high levels – as we saw in Hawke’s Bay – they won’t help much.
Protecting against landslips is even trickier. If you’re rebuilding or reinforcing on a steep section with slip risks, you may need to include elements like retaining walls and deeper foundations (with the help of geotechnical experts). And, as with flooding, good drainage is crucial to stop water from building up in the top layer of the soil.
Ultimately, the options available will depend on the layout and elevation of your land, consent rules in your area, and how any new features could impact surrounding properties.
There’s no reason your rebuild has to look the same as your old home or be in the same place. Instead, work with an experienced build team, like Sentinel Homes, to design a home around your needs and the natural features of the environment.
If you’re in a flood-prone area, consider a raised or lifted design – even a small increase in ground clearance can help. Interior choices – tiles or concrete flooring instead of carpet, water-resistant marine ply on walls, and power points raised to a higher level – can also help reduce potential damage.
If you have the space, rebuilding on a different part of your property might work. Think higher up the slope, away from a flood path or further from natural water sources. This is where geotechnical assessments come in handy – you need to understand what’s happening underneath your property as well as what’s visible above the ground.
As we’ve said, slips are a bit more complex, with some serious geotechnical exploration needed before you start building.
After a flood, you’re probably keen to get back to normal as quickly as possible. However, a rebuild can be a chance to rethink the way you use your property – particularly if it’s a rental or second home. If you’re thoughtful about your options, you could be in a better financial position after you rebuild.
For example, instead of repairing after damage, consider knocking down the house and subdividing the property into two or more standalone homes or semi-detached units. In most cases up to seven units are allowed on an 800 sqm section, so this could be a golden opportunity to increase the value of your property, maximise rental returns, or give family members a chance to build their own homes.
New urban planning rules come into play here, with recent changes making subdividing or developing simpler than ever. In Auckland, a raft of changes to housing regulations allows the construction of three-storey dwellings in many areas previously zoned for single homes. Consent rules have also been streamlined, making it easier to get signed off and start building.
Of course, this approach comes with its own challenges – and that’s where Sentinel Homes can help. Our years of experience in subdivision and multi-unit builds mean we know the process inside and out, and we can manage it on your behalf – from risk assessment and consents to designing with resilience in mind and the actual build.
Dealing with a disaster is never easy, and it’s understandable to feel overwhelmed and unsure about where to start rebuilding your home. The good news is Sentinel Homes is here to help you every step of the way. With decades of experience building homes and multi-unit developments in New Zealand, we have a lot of experience working with Aotearoa’s unique natural environments, and will bring that knowledge to your project.
Our team of experts, including geotechnical engineers, planners, designers, contractors, architects and builders, is ready to assist you in building back better and making the most of your insurance pay-out. We offer a full end-to-end service that takes care of everything, making the whole build process as simple and stress-free as possible for you.
While we can’t prevent another flood, we can put you in a better position to minimise property damage and ride out the next event with confidence. So, if you’re ready to build and create a home that’s built with the future in mind, talk to our team today.
Let’s get together for a free, no-pressure meeting with one of our team, at your place or ours.
We can't wait to hear your ideas!
