Restoring an Auckland heritage villa: what builders want you to know

As urban populations increased in New Zealand’s cities from the 1880s to early 1910s, villas — typically single-storey timber homes with metal roofs and intricate façades — started popping up everywhere. And, while these villas now embody the suburban dream for many Kiwis, a lot of work is required to reach multi-million dollar dream-home status.

When the homes were first built, most of the money was spent on an elegant street-front presence, with little thought given to the interiors or backs of the properties. As a result, villas were often dark and draughty, with illogical floor plans.

Many of Auckland’s villas still bear the mark of this façade-focused approach to design, meaning the builders who restore them, like Will Wrightson of Wrightson Construction, have their work cut out.

“When someone approaches us with a villa renovation, our first concern is the quality of the existing villa. In most scenarios, these homes are over 100 years old, so it’s 50-50 whether the existing house is in good condition, and you only really know when the sarking and linings come off,” Wrightson says.

Sometimes they’ll get lucky and find that the native timber is still in good condition; other times, they’ll discover rot and borer.

“We always take our clients through all of the different scenarios so that they’re aware of the costs involved,” Wrightson says, adding that the costs tend to increase for people looking to extend out the back of their properties.

“Due to the size of the sites, particularly around St. Mary’s and Freeman’s Bay, it’s quite tight access, which can make excavation work difficult and expensive. There are always ways around it; for example, we sometimes lift the whole villa up on stilts and tunnel underneath. It really comes down to what the client is looking for.”

Extending out the back, or raising and building below, is the preferred choice for owners as many of these villas are zoned within the Unitary Plan’s heritage-protected Special Character Areas overlay. For residential properties, this heritage protection policy requires “All development and redevelopment to have regard and respond positively to the identified special character values and context of the area.”

In short, heritage-protected villas must maintain the character of their original façades, streetscape qualities, and cohesiveness with other properties in the area. Fortunately, several companies specialise in the reproduction of Victorian woodwork, making it easy for Wrightson and his team to source era-accurate mouldings, balusters, and fretwork.

When it comes to renovations in Auckland’s Grey Lynn, St Mary’s and Freeman’s Bay areas, Wrightson says the homes often need re-piling, as the soil is clay based.

“If the home is sitting on clay, there are usually spots that are sinking into the ground. We go through and pinpoint those spots and then re-pile to get them as solid as possible,” he explains.

“On the other hand, villas in Mount Eden are often in a lot better condition because it’s a volcanic area, so many of the homes are built on rocks."

While a lot of work is involved in restoration, Wrightson recommends owners spend money renovating the original villa rather than just adding an extension.

“There can be a lot of ongoing maintenance required for the original villa if you just put an extension out the back and don’t spend the money to renovate or restore it. Doing things like installing new sash windows with double-glazing, adding insulation, re-framing, and re-piling will add a lot of value,” he says.

When excavation work is required at the back of a property for a renovation, it can be a great time to install a pool — a service that’s part of Wrightson’s repertoire.

“If you’re considering a renovation, investing a decent amount of money into your outdoor area as an extension of your living space is worthwhile. It’s also much easier to install a pool during the renovation than afterwards.”

Learn more about Wrightson Construction.