94 | MASTER BUILDERS - HOUSE OF THE YEAR J Living N&X Roofing Proudly Supporting J Living 027 515 1696 nxroofing@hotmail.com Built for Wet Areas. Finished with Precision. Waterproofing | Tiling | Underfloor Heating Residential | New Building | Renovation From waterproofing systems to precision tiling and underfloor heating, we deliver complete wet-area solutions with a focus on quality, detail and lasting performance. Contact Vincent 021 160 8919 vincentmiaoxin@hotmail.com Back in the winner’s circle The Torbay development comprises 10 two-storey townhouses arranged in three rows around a corner site, featuring gabled roofs, horizontal weatherboards and vertical cladding, generous glazing. T T Kelly Deeks “Building a house, whether it’s big or small, is the biggest investment most people will ever make.” J Living has picked up Regional Silver awards for two Auckland developments that take different approaches to medium-density housing, from 10 townhouses in an established neighbourhood to an eighthome build-to-rent project designed around sunlight, privacy, and long-term durability. The awards recognise work by the Auckland residential builder, which operates as J Living. Director Marco Wang says J Living works across architecturally designed homes, walkup apartments, and multi-unit developments, and can help with feasibility, design, council requirements, or construction under a fixedprice contract. Marco says clients sometimes approach the company with a property and an idea but need to understand whether the development stacks up financially. J Living can assess potential returns, consider options for a long-term investment, and suggest alternatives if the initial plan is not feasible. Interior and exterior renders help clients picture a proposed development before construction. The two award-winning projects respond to different briefs. The Torbay development comprises 10 two-storey townhouses arranged in three rows around a corner site. Gabled roofs, horizontal weatherboards and vertical cladding, generous glazing, and sliding doors give the homes a contemporary take on familiar New Zealand housing. Each townhouse has an open kitchen, dining, and living area, with access to a private timber deck and landscaped yard. Upstairs are three bedrooms, including a main bedroom with an ensuite and walk-in wardrobe, and a family bathroom. The layout makes efficient use of the site while providing natural light, privacy, and practical living space. Construction was split into two stages, with the first four north-facing homes built ahead of the remaining six. Managing an extended programme and helping client to control project management cost from splitting into two stages was one of the main challenges for J Living. Stormy weather and a major flooding event also delayed the drying of the frames, but Marco says the build otherwise ran smoothly, including council inspections. Variations were kept below five percent, helping the client stay close to the agreed fixed price. The second project, Moana Residences, comprises two standalone homes and six terrace houses built for long-term rental. All eight homes have three bedrooms and two bathrooms, with living areas and private gardens oriented north to make the most of natural light. Elevated parts of the site also provide harbour and city outlooks. The architect-client specified durable, low-maintenance materials, including pressedbrick masonry and lightweight aluminium cladding. It was J Living’s first use of the aluminium system on a terrace development, making careful detailing and regular site checks important. Marco says the close working relationship built on previous projects helped the team resolve issues and deliver the details the client expected, with very few defects identified. J Living enters House of the Year each year, and Marco says the awards reinforce the importance of workmanship and accountability. The company offers a three-year defects warranty alongside the 10-year Master Build Guarantee and deals directly with homeowners if defects emerge after a property changes hands. “Building a house, whether it’s big or small, is the biggest investment most people will ever make,” Marco says. “We want our clients to feel proud of that investment and love the home they’ve built.”
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