Managing a multi-unit restoration: Oncore Auckland Central repairs 41 flood damaged townhouses

The devastating floods of Auckland Anniversary Weekend 2023 left many property owners with significant restoration needs and ongoing battles with insurance companies. One particular owner of a 50 sqm unit in Auckland Central was so concerned that nothing was happening to repair her property she reached out to Oncore owner, Jeremy Lowe.

Jeremy had previously undertaken maintenance for this property manager, but not on the scale he was about to experience.

A complex challenge

This owners flood-damaged unit was just one of 41 multi-unit townhouses, which meant Jeremy had to work with the Body Corporate rather than individual property owners to restore the complex back to its former liveable state.

The sheer size and complexity of the restoration project - Jeremy had to work with both the insurance loss adjuster and the Body Corporate to have all elements approved - was undertaken in various stages. This began with minor demolition of GIB from the lower walls, the pulling up of carpets, and the removal of anything else that had been damaged by the flood waters. This stage was completed while all units were occupied.

Major demolition required for restoration

Major demolition followed. The removal of all GIB from the intertenancy bracing walls was only the first step. The staircase to the first floor needed to be removed, complete deconstruction of the bathrooms and laundry areas was required, and all tiles had to be ripped out. A couple of the units had kitchens which also had to be removed.

Originally, Jeremy was just going to replace the bottom two rises and treads from the staircase but, due to the design of the units, it was impossible to remove the stairs and reuse them. Instead, Jeremy and his team had to remove the stairs and dispose of them and have a new staircase manufactured off-site before being built in place.

"One of the main challenges of this project was the sheer size of it and the amount of time it took." - Jeremy Lowe, Project Manager, Oncore Auckland Central

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A systematic approach to repairs

All of the units in the complex were flooded but covered under the same insurance policy. This meant a systematic approach was required. Jeremy and his site manager were the central point of contact between the insurance provider, the Body Corporate, external consultants, tradespeople, and Auckland Council. Communication was essential to make sure everything was managed correctly and construction remained on track.

During this time, Jeremy also uncovered a lot of defective building work which had to be rectified to bring all townhouses up to the current building code in order to achieve council consent. This meant communication was essential to make sure everything was managed correctly and construction remained on track.

"A weekly email was sent out from the Body Corporate to keep everyone updated and communication was always open with me and the guys on site to make sure a positive result was achieved." - Jeremy Lowe, Project Manager, Oncore Auckland Central

Reinstatement Gets Results

This restoration project required a complete rebuild of the ground level, including the replacement of most of the timber bottom plates and framing. Staircases, as well as all doors and wall linings, also needed to be replaced. A full rebuild of the bathrooms and laundries, including new showers and laundry tubs, waterproofing, and tiling, was required, as was new carpet and SPC flooring to replace the existing laminate. Plastering, painting, and finishing work needed to be completed too.

One of the biggest challenges for Jeremy and his team was getting all of the finishing touches correct. Each unit had its own unique details that Jeremy was often only made aware of at the end when tenants or owners had moved back in. This meant they had to work around people living in the units.

Restored to Liveable Status

Although this project wasn't without its challenges, Jeremy and his team were able to deliver an incredible result. Working closely with Terra Consultants and Prendos Property Consultants, in conjunction with the Body Corporate committee, Jeremy managed to restore 24 of the town house units before work had even started on the other two complexes.

Although the remaining 17 units took a bit longer while paperwork was completed to determine what was covered under insurance and what wasn't, within a year, Jeremy had 41 townhouse units that were once extensively damaged by flood waters, looking new and, most importantly, meeting healthy living standards.

Get in touch with Oncore today

If you need insurance reinstatement work done on your commercial or residential property, get in touch with your local Oncore maintenance owner.