Draught Stopping in Older NZ Homes: Healthy Homes Standard Guide

June 24, 2026 SK Homes

Draught stopping in older NZ homes is one of the five standards landlords must meet under the Healthy Homes Standards, yet it is frequently overlooked.

Older New Zealand homes leak air. It is not dramatic – no holes you can see through – but the cumulative effect of gaps around window frames, cracks in skirting boards, gaps under doors, and open fireplaces can be equivalent to leaving a significant window open permanently. This makes properties cold, expensive to heat, and non-compliant with the Healthy Homes Draught Stopping Standard.

What the Draught Stopping Standard Requires

The Healthy Homes Draught Stopping Standard, under the Residential Tenancies (Healthy Homes Standards) Regulations 2019, requires landlords to stop unreasonable gaps and holes in walls, ceilings, floors, and around windows and doors that cause draughts. The standard also specifically addresses open fireplaces – where a fireplace is not used and not a compliant heater, the flue must be blocked or the fireplace must be able to be closed off by the tenant.

The word “unreasonable” is important. Buildings breathe – some air movement is normal and necessary. What the standard targets is uncontrolled, unintended airflow that makes a property difficult to heat and uncomfortable to live in. The test is whether a reasonable person would find the draught unreasonable given the purpose of the gap and its effect on the property.

Where Draughts Come From in Older NZ Homes

Older New Zealand homes have many potential draught sources. The most common we find during assessments include:

Gaps around window frames where timber has shrunk away from the surrounding wall lining or weatherboard
Gaps between skirting boards and the floor, particularly in homes with suspended timber floors where the subfloor is exposed to outside air
Gaps in suspended timber floors themselves – between floorboards that have dried and shrunk over decades
Gaps under exterior doors where the threshold seal has failed or was never installed
Open fireplaces with no damper, or with a damper that is stuck open or missing
Gaps around pipes and cables penetrating exterior walls
Gaps in cornices and ceiling junctions where settling has opened cracks
Missing or damaged weather strips around exterior door frames

The Open Fireplace Problem

Open fireplaces deserve special attention. In an older Auckland villa, a typical open fireplace chimney has a flue of 200mm to 300mm diameter or larger – a permanent hole to the outside that allows cold outside air to flow directly into the room at all times, and warm inside air to escape up the chimney.

If the fireplace is used as a heater, it may qualify under the Heating Standard (subject to output calculations) and the flue cannot simply be blocked. But where the fireplace is not used – which is most Auckland rentals – the Draught Stopping Standard requires either:

A damper that allows the tenant to close the flue when the fireplace is not in use, or
A blocked flue (where the fireplace is not to be used at all)

A fireplace with an open, unblocked flue and no closing mechanism is non-compliant with the Draught Stopping Standard. This is a very common finding in older Auckland villas and bungalows where the fireplace has been decorative for decades.

How an Assessor Checks for Draught Compliance

During a Healthy Homes assessment, SK Homes NZ checks all windows, doors, floor junctions, walls, and fireplaces for draught compliance. We look for:

Visible gaps around window and door frames
Gaps in floor coverings, skirting boards, and floor junctions
The condition of door seals and threshold strips
Fireplace condition and whether the flue can be adequately closed
Any penetrations in exterior walls, ceilings, or floors that are not sealed

We also check gaps that may not be visible from inside the property – for example, under-floor penetrations visible from the subfloor space.

How to Fix Draught Problems – Practical Guidance

Windows and Door Frames

Gaps around window and door frames are sealed with flexible sealant – acrylic paintable sealant for internal joints, silicone or polyurethane sealant for exposed joints. A handyman can work through a typical property in a few hours. Materials are inexpensive. Budget $100 to $400 for a typical Auckland three-bedroom property.

Door Seals and Threshold Strips

Draught strips around exterior doors and threshold seals at the base of doors are available from hardware stores. Fitting is straightforward for a competent handyman. Budget $50 to $150 per door for materials and labour.

Skirting Boards and Floor Gaps

Gaps between skirting boards and floors in older homes with suspended timber floors can be significant. These can be sealed with flexible sealant, or skirting boards can be re-fixed and resealed where they have pulled away from the wall. In properties with large gaps between floorboards, flexible filler or re-covering the floor may be the practical solution.

Open Fireplaces

The simplest compliant solution for an unused fireplace is a chimney balloon – an inflatable plug inserted into the flue above the fireplace opening that blocks airflow. Chimney balloons are removable and cost $50 to $120. Alternatively, a damper can be fitted (more expensive, typically $300 to $800) or the flue can be permanently capped (only appropriate where the fireplace will never be used).

Frequently Asked Questions

Does every small gap need to be sealed?

No. The standard targets unreasonable draughts. Small hairline cracks in paintwork or minor settling cracks in walls that do not create measurable airflow will generally not trigger a compliance requirement. The focus is on gaps that allow significant uncontrolled airflow.

My property has a closed wood burner. Does the fireplace still need to be addressed?

A closed combustion wood burner with a proper flue and damper controls its own airflow when not in use. It does not present the same open draught issue as an open fireplace. Provided the door seals are intact and the damper functions, a closed wood burner does not trigger the open fireplace provision of the Draught Stopping Standard.

Is draught stopping expensive to remediate?

Of all the Healthy Homes Standards, draught stopping is typically the least expensive to remediate. Most draught-stopping work on a typical three-bedroom Auckland rental can be completed for $200 to $800 in materials and labour – significantly less than insulation or heating upgrades.

Can gaps under suspended timber floors be a draught issue?

Yes. In older homes with suspended timber floors, cold air from the subfloor can enter the living space through gaps in the floor – either between floorboards, around pipe penetrations, or at the junction of floor and skirting. This is assessed as part of the draught stopping check.

Book a professional Healthy Homes Assessment with SK Homes NZ Limited. We help landlords in Auckland, Hamilton, and Palmerston North achieve compliance with the Healthy Homes Standards.

📧 info@skhomes.co.nz | 🌐 skhomes.co.nz | 📞 029 045 0464

Draught Stopping In Older NZ Homes: Key Points for NZ Property Owners

Draught stopping in older NZ homes is one of five compulsory standards under the Healthy Homes regulations administered by Tenancy Services NZ, requiring landlords to seal unnecessary gaps causing unreasonable draughts. For more information, visit Tenancy Services NZ.