building inspection report · nzs4306:2005. the certificate of inspection will be supplied with the...

Building Inspections – Timber Pest Inspections - Investment Property Tax Depreciation Schedules – Asbestos Audit – Dilapidations Surveys – Rental Property Condition Reports

Express Building InspectionsBUILDING INSPECTION REPORT

Building Inspections – Timber Pest Inspections - Investment Property Tax Depreciation Schedules – Asbestos Audit – Dilapidations Surveys – Rental Property Condition Reports

Express Building InspectionsBUILDING INSPECTION REPORTInspector: Adam Spencer, Express Building Inspections

Cover Page

Sample Road , Napier, Napier, 4110

Inspection prepared for: Valued CustomerReal Estate Agent: Private Sale -

Date of Inspection: 1/1/2019 Time: 9.00am Size: 3 bedroom, 1 bathroom, 1 garage Weather: Clear with clear during weekend

Title type cross lease - Low wind zone - Outside coastal hazard zone - Information was sourcedgis.napier.govt.nz

Inspector: Adam SpencerHS/1073

Phone: 0277499394Email: [email protected]

buildinginspections.co.nz/building-inspections-hawkes-bay

Adam Spencer Express Building Inspections

Valued Customer Sample Road , Napier

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The inspection agreement - Please read it carefully.

The inspection agreement - Please read it carefully.

PROFESSIONAL LIABILITY POLICY NUMBER: 6000121069PUBLIC LIABILITY POLICY NUMBER: 6000121070RESIDENTIAL PROPERTY INSPECTION REPORT (Building Inspection). The purpose of the inspection is to identify significantdefects visible at the time of inspection, As per NZS4306 2005

BY ACCEPTING THIS AGREEMENT: You agree that this document forms the agreement between client and inspector. InOrdering the Inspection and the accompanying report, You agree that the inspection will be carried out in accordance withthe following clauses, which define the Scope and Limitations of the inspection and report.

SCOPE OF THE INSPECTION &THE ENGAGEMENT CONTRACT1) EXTENT OF REPORTING: Major defect findings. A general impression regarding the extent of minor defects. Any majordefect uncovered in the course of the inspection and documented in the report that is an urgent and serious safety hazard.2) INSPECTION, REPORT AND CERTIFICATE OF INSPECTION: The inspection of the Building Elements as outlined inNZS4306:2005. The certificate of inspection will be supplied with the inspection report.3) THE INSPECTION will be carried out in accordance with NZS42306:2005 a copy of the NZS Standard may be obtained fromStandards New Zealand.4) THE INSPECTION AND REPORT compare the inspected building with a building that was constructed in accordance withthe generally accepted practice at the time of construction and which has been maintained such that there has been nosignificant loss of strength and durability. No prediction of future conditions, warranties or guarantees are given.5) ALL INSPECTIONS ARE A NON-INVASIVE VISUAL INSPECTION and are limited those areas and sections of the property towhich Reasonable Access was both available and permitted on the day and time of the inspection.6) THE INSPECTION WILL NOT involve any invasive inspection including cutting, breaking apart, dismantling, removing ormoving objects including, but not limited to, roofing, wall and ceiling sheeting, ducting, foliage, mouldings, debris, roofinsulation, sarking, sisalation, floor or wall coverings, sidings, fixings, floors, pavers, furnishings, appliances or personalpossessions.7) THE INSPECTOR CANNOT see or inspect inside walls, between floors, inside skillion roofing, inside the eaves, behindstored goods in cupboards, in other areas that are concealed or obstructed. An invasive special purpose inspection was notperformed unless a separate contract is entered into with the client and property owner.8) THIS INSPECTION WILL report on the presence or not of pest activity or pest damage if found in the course of theinspection then it will be reported. The inspector will only report on the damage that is visible at the time of inspection.9) Any estimates provided in the report are merely opinions of costs that could be encountered, based on the knowledge andexperience of the inspector; it is always recommended you seek 3 written quotes to confirm any costs.10) SUBJECT TO REASONABLE AND SAFE ACCESS, the Inspection will normally report on the conditions of each of thefollowing areas:- The interior, The roof space, The exterior, The subfloor, The roof exterior, services, Identified ancillaryspaces and building including accessory units. From the main building, 30 meters including fences within the propertyboundary. Reasonable Access means access to areas as defined in NZS4306:2005 the standard defines reasonable access asaccess to areas where safe, unobstructed access is provided and the minimum clearances specified in the table below areavailable or where these clearances are not available, areas within the consultant's unobstructed line of sight.

ACCESS TABLE:· Roof void access manhole 450 x 400mm· Crawl space above access manhole 600 x 600mm minimum clearance



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· Access hole from a 3.6m ladder· Sub-floor vertical assess hole 500 x 400mm minimum· Timber floor vertical clearance 400mm from underside bearer· Concrete floor 500mm vertical clearance· Roof exterior accessible from a 3.6m ladder or other such access that meets OHS requirements11) REPORT OWNERSHIP: The inspector named in this report will remain the owner of the report at all times. The fee paidby Client is for the physical inspection only and the inspector named on the report remains all rights and copyrights of thewritten report of which the inspector has granted Client only, named on the report a copy for his or her information only. Allrights reserved. No part of the report may be reproduced in any manner or passed on to any third party without the expresswritten consent of the inspector named in the report.12) THE WRITTEN REPORT prepared by Inspector shall be considered the final exclusive findings of Company of thestructure. Client named on this contract understands and agrees they will not rely on any oral statements made by theInspector prior to the issuance of the written report and further understands and agrees, Company reserves the right tomodify the inspection report for a period of time that shall not exceed seventy-two hours (72) hours after the inspectionreport has first been delivered to Client.13) THE INSPECTION will not cover or report on the following conditions; Neighbourhood usage such as pests, closeness tomines, public transport, hotels, sewer drainage or underground plumbing, stormwater drains, public entertainment venuesetc. Document analysis e.g. plans and diagrams, surveys, building approvals, compliance etc. Where the property is a strata orsimilar title, the inspector will only inspect the interior and immediate exterior of the particular unit inspected.14) THE INSPECTION will not cover or report on the following conditions; Environmental matters such as aspect, sunlight,privacy, streetscape, views etc. Proximity to railways, flight paths or busy road traffic etc. Health or safety conditions such asthe presence of asbestos, lead, radon, urea formaldehyde or toxic soils etc. Heritage or security matters. The condition ofpools, spas or septic systems, ponds etc. Fire protection or safety. Asbestos. Mould. Plumbing and electrical wiring etc.including unauthorised or illegal plumbing or electrical work. Unauthorised or illegal building work. The durability ofexposed finish materials.15) The presence of dampness is not always consistent as weather conditions at the time an inspection is carried out mayaffect the detection of damp problems. The absence of any dampness at the time of inspection does not mean the building willnot experience some damp problems in other weather conditions. Likewise whether or not services have been used for sometime prior to an inspection being carried out will affect the detection of dampness.16) This inspection and report do not include the inspection and assessment of items or areas that do not fall within theconsultant’s expertise. Accordingly, consideration should be given to other specialist inspections and services such as:Electrical inspectors, Plumbing Inspectors, hydraulics; Geotechnics; or building, engineering (electronic), fire and smokedetection or mechanical services. In the interests of safety, inspection and assessment of the electrical and plumbing/gasinstallations should be carried out by a suitably qualified person. 17) Where possible, the records of the appropriate local authority should be checked to determine or confirm:whether the ground on which the building rests has been filled, is liable to subside, is subject to landslip or tidal inundation,or if it is flood-prone;

•

the status of the property and services (e.g. compliance of the building with the provisions of any building Act, code,regulation or by-laws); and

•

whether the council has issued a building certificate or other notice for the dwelling.•Where appropriate, legal advice (e.g. from a solicitor) should be sought to explain title and ownership matters and to dealwith matters concerning easements, covenants, restrictions, zoning certificates and all other law-related matters.

DEFINITION OF TERMS: Listed below is a definition of key words used to describe the itemscondition marked with an (X) in the relevant condition rating box.



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FUNCTIONAL - Performing it's function and it's condition is appropriate or typical for it's age.MAINTENANCE - A system or component requiring maintenance appears to be functioning or not,but would benefit from minor repair, service, maintenance or improvement at this time. This mayinclude patching, painting, cleaning, or in some instances a system service by an appropriatespecialist.MAJOR DEFECT - A defect of sufficient magnitude when rectification has to be carried out in orderto avoid unsafe conditions, loss of utility or further deterioration of the property.SAFETY HAZARD - An item that can have an adverse impact on your safety, which may constitute apresent or imminent serious safety hazard.N/A - Item not applicable or not present.oSummary of ItemsThe summary immediately below in "red" consists of potentially significant findings. These findingscan be a safety hazard, a deficiency requiring major expenses to correct or items I would like to drawextra attention to. The summary is not a complete listing of all the findings in the report, and reflectsthe opinion of the inspector. Please review all of the pages including the item condition boxes on theleft of each page as the summary alone does not explain all the issues, the information in the Reportshall override that in this Summary.If there are no items immediately below, it indicates that there may be no item requiringattention. Refer to the each items condition box for further details.-------------------------------------------------------------------------------------------------------------------------------------. BathroomPage 14 Item: 2 Walls Condition 2.3. Hole in lining observed near shower and mould is present

in this area. I recommend further investigation and removal ofany effected mould area

KitchenPage 23 Item: 3 Kitchen Floor

Condition3.2. Major settlement/heaved areas observed in area. Due tosubfloor pile condition. Recommend review by a repilingspecialist

Attic/Roof VoidPage 28 Item: 2 Framing Condition 2.1. In satisfactory condition at the time of inspectionExterior of the BuildingPage 36 Item: 1 Wall Cladding

Condition1.1. Walls visible to the inspector in average condition at thetime of inspection

Page 37 Item: 6 Window/FrameConditions

6.2. Minor wood softening in areas. Recommend filling,sealing and ongoing maintenance.

Page 38 Item: 8 Paint condition 8.2. Protective paint coatings found to be in average conditionat the time of inspection, recommend routine maintenance toimprove condition

Page 38 Item: 10 Porch Condition 10.1. The timber post of the porch requires maintenance dueto the timber much affected by wood decay



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Roof & Drainage SystemPage 40 Item: 2 Roof Cladding

Condition2.3. Roof cladding in poor condition in areas.Recommendation: engage a licensed roofrestoration/maintenance contractor to further evaluate.

Page 40 Item: 3 Roof FlashingCondition

3.1. Deterioration/damage noted to flashings. Recommendrepair to inhibit water intrusion and further damage.

Subfloor SpacePage 43 Item: 3 Bearers/Joist

Condition3.1. The visible bearers and joists appear in acceptablecondition relation to age.

Page 43 Item: 4 SupportPost/stumpsComments

4.1. MAJOR structural concern: Totara stump piles aredecaying below ground level. This is a major structuralconcern and requires review by a re - piling expert for fullreplacement



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INSPECTION DETAILS 1. Consultant's Name:

Adam Spencer

2. Inspection Type:Express Standard Residential Pre-Purchase Building Inspection Report.

3. Person's In Attendance:Building InspectorListing Agent

4. Occupancy:The Property is occupied by a tenant

5. Building Information:This is a family home

6. Building Structure:Totara stump piles - Timber bearer & joists - Timber plank flooring - Timberweatherboard exterior cladding - Plasterboard interior lined walls - Hardwoodpitched roof framing - Decramastic metal roof tiles

TPS electrical wiring - Polyester blanket underfloor insulation - Fibreglassbatts ceiling insulation - Galvanised, plastic & polybutelene plumbing

7. Levels:Single story

8. Weather conditions:Clear

9. Other Recommended Inspection:Structural (Engineer)Mould Inspection/removal



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Hall/Passage 1. Wall ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:1.1. In satisfactory at the time of inspection1.2. Dry at the time of the inspection.1.3. Cosmetic cracking noted, not considered significant, suggest repair toimprove appearance.1.4. Could not find heat pump remote to test1.5. Power distribution board present. The black backing board may containasbestos. When left as is it is not considered hazardous. If disturbing thenthe correct safety precautions are recommended

Dry at the time of the inspection. Distribution board observed2. Floor ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:2.1. In satisfactory condition at time of the inspection

Normal wear observed to carpet3. Ceiling ConditionsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


4. Door ConditionsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A




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5. Linen CupboardFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:5.1. In average condition at time of the inspection

6. CommentsOverall in tidy conditionDry at the time of inspection



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Bedroom 1 Note: The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors andwindows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.

1. Wall ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:1.1. In satisfactory condition at the time of inspection1.2. Dry at the time of the inspection.1.3. Non compliant wood burner observed. HBRC regulations states this isnot allowed to be used1.4. Tenants belongings in room limited review of some wall space and floorspace

Dry at the time of the inspection. Non compliant wood burnerpresent

2. Floor ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


Normal wear observed to carpet for age3. Ceiling ConditionsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A




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Maintenance

MajorDefect

SafetyHazard

N/A


5. Window(s) ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XObservations:5.1. In average condition at time of the inspection5.2. Aluminium joinery5.3. Suggest removing or replacing damaged restrictor stays to improvefunction and to secure rubber wedge around frame

Suggest removing/replacing restrictor stays6. Robe/CupboardFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X6.1. In average condition at time of the inspection

7. CommentsSuggest maintenance to the windows by an aluminium window servicepersonDry at the time of inspection



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Bedroom 2 1. Wall ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:1.1. In satisfactory condition at the time of inspection1.2. Dry at the time of the inspection.1.3. Full of the tenants belongings which restricted the review of some areas1.4. Cosmetic cracking noted, not considered significant, suggest repair toimprove appearance.

Dry at the time of the inspection. Full of tenants belongings2. Floor ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


Timber plank flooring3. Ceiling ConditionsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


Exposed rafter ceiling Switch has been attached with rope



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Maintenance

MajorDefect

SafetyHazard

N/A



Maintenance

MajorDefect

SafetyHazard

N/A

X XObservations:5.1. In average condition at time of the inspection5.2. Suggest securing rubber wedge as necessary to improve safety

Suggest securing rubber wedge6. Robe/CupboardFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:6.1. Could not access due to bed position and being secured shut

Could not be opened7. Comments

Suggest maintenance to the light switchDry at the time of inspection



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Bedroom 3 1. Wall ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:1.1. In satisfactory condition at the time of inspection1.2. Dry at the time of the inspection.1.3. Cosmetic marks noted, not considered significant, suggest repair toimprove appearance.

Dry at the time of the inspection.2. Floor ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


Normal wear observed to carpet3. Ceiling ConditionsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:3.1. In average condition at time of the inspection3.2. Evidence of past water stains observed.

Light not functional Staining observed in corner



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Maintenance

MajorDefect

SafetyHazard

N/A



Maintenance

MajorDefect

SafetyHazard

N/A

X XObservations:5.1. In average condition at time of the inspection5.2. Suggest securing the rubber wedges for safety reasons

Suggest securing rubbers6. Robe/CupboardFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


7. CommentsSuggest maintenance to the window wedgeDry at the time of inspection



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Bathroom Note: Bathrooms can consist of many features from spa tubs, Baths, showers, hand basins to toilets and bidets. Because of all the plumbing involved.Moisture and water leaks, failed caulk and tile grout can cause mildew and other problems that may be undetectable within the walls or under flooring. Itis important to routinely maintain all bathroom caulking and tile grout, because minor imperfections can result in water migration and damage behindfinished surfaces resulting in costly repairs.

1. Bathroom LocationOff hall/passage

2. Walls ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XObservations:2.1. In poor condition at the time of inspection2.2. Dry at the time of the inspection.2.3. Hole in lining observed near shower and mould is present in this area. Irecommend further investigation and removal of any effected mould area

Dry at the time of the inspection. Dry near toilet fixture

Hole and mould near shower observed3. Floor conditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:3.1. In satisfactory condition at time of the inspection3.2. Sheet vinyl of this era may contain asbestos. While left as is is isconsidered non hazardous to the occupants. If handling either have tested oruse the appropriate safety precautions



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Sheet vinyl4. Ceilings ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


Plaster board5. Door/s ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


Timber door6. Window/sFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XObservations:6.1. In average condition at time of the inspection6.2. Suggest replacement or removal of the restrictor stays to improvefunction



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Suggest replacement or removal of stay7. Exhaust Fan ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XObservations:7.1. In serviceable condition at the time of inspection7.2. Lightbulb blown, suggest replacing.

Heat bulb blown Exterior venting8. Shower Base ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: PlasticObservations:8.1. In serviceable condition at the time of inspection

9. Shower surroundFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:9.1. In serviceable condition at the time of inspection

10. Shower Rose/Mast ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A




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11. Shower Door/Curtain ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XMaterials: Glass screenObservations:11.1. In serviceable condition at the time of inspection11.2. Suggest replacement of the door wedge

Suggest replacement of door seal12. Sink/s conditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XObservations:12.1. In serviceable condition at the time of inspection12.2. Suggest caulking as necessary to make water tight.

Recommend sealing around unit13. Vanity/Cabinets ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:13.1. water damage noted to draw front13.2. Drawer front missing, suggest replacement



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Cabinet door missing Peeling of laminate observed14. Tap/s ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


15. Traps/Drains ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


No leaks present16. Toilet ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


17. CommentsRecommend further investigation to remove mould observed behind wallliningSuggest repairs to window hardwareSuggest sealing and repairing the vanity unit



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Laundry Note: The visible portions of the laundry room, area were observed to determine their condition at the time of inspection. The walls, ceiling, window/s,doors, floor, washer hook ups, drain connections, fixtures, counters, cabinets, sinks, drains, outlets were observed to determine their condition at thetime of inspection. Testing the washer or dryer by running the equipment through a wash, dry cycle is beyond the scope of this report. Associated itemsor components that are concealed from view, inaccessible at the time of inspection are excluded from this report.

1. Laundry LocationOff kitchen

2. Walls ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XMaterials: Timber plankObservations:2.1. In average condition at the time of inspection2.2. Suggest painting in areas

Dry at the time of inspection Timber plank wall (sarking)3. Floor ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


Timber plank4. Ceilings ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A




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Timber plank No light bulb present5. Door/s ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


6. Window ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: LouveredAwning windowObservations:6.1. In average condition at time of the inspection

Louvre window7. Laundry Tub/Sink ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials:• Stainless SteelObservations:7.1. In serviceable condition at the time of inspection



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Minor swelling8. Cabinet ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XObservations:8.1. In serviceable condition at the time of inspection8.2. Swelling to drawer front to in noted.

No leaks present9. Laundry Tap/sFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


10. Washer Hook-upsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:10.1. Washer hook ups observed. We do not disconnect the supply hoses tothe washer, nor do we operate the valves.

11. Shower ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XObservations:11.1. Toilet in serviceable but aged condition at the time of inspection

TOILET TOILET tank in aged condition



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12. CommentsDry at the time of inspectionSuggest painting to improve appearances



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Kitchen Note: The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances.Please note: appliance testing is not in the scope of a standard building inspection.

1. IncludingLounge room

2. Kitchen Walls ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: PlasterboardObservations:2.1. In satisfactory condition at the time of inspection2.2. Dry at the time of the inspection.2.3. Cosmetic cracking noted, not considered significant, suggest repair toimprove appearance.

Including lounge area Dry at the time of the inspection.3. Kitchen Floor ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: TimberObservations:3.1. In poor condition at time of the inspection3.2. Major settlement/heaved areas observed in area. Due to subfloor pilecondition. Recommend review by a repiling specialist

Major settlement/heaved areasobserved

Timber plank, suggest sandingand painting

4. Ceiling ConditionsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XMaterials: Softboard tilesExposed framingObservations:4.1. In average condition at time of the inspection4.2. Ceiling is sagging due to pile settlement



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Undulation observed due to pile settlement Ceiling access5. Kitchen Doors ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X X XMaterials: Sliding aluminium frameTimberObservations:5.1. In average condition at time of the inspection5.2. Cracked glazing observed to sliding door glass. Recommendreplacement by a glazier5.3. Timber doors are tight to operate, suggest planing as necessary

Tight upon opening due to nonlevel floor

Sliding door

Cracked glazing observed Rubber wedge is short6. Kitchen Windows ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XStyle: Aluminium windowAwningObservations:6.1. In average condition at time of the inspection6.2. Suggest replacement of the blind



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Suggest replacement of blind7. Kitchen Cabinet ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


Hot water cylinder present8. Kitchen Bench Top ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


9. Kitchen Sink ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Stainless SteelObservations:9.1. In serviceable condition at the time of inspection



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10. Kitchen Tap/s ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


11. Traps/Drains/Supply ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


No leaks present12. Exhaust Fan ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XExterior VentedObservations:12.1. In serviceable condition at the time of inspection

13. Pantry Walls & Ceiling ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations: In serviceable condition at the time of inspection



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14. Pantry Shelving/Draws ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


15. CommentsSettlement observed to floor, recommend review by a repiling professionalRecommend replacement of the cracked glazing in doorSuggest replacement of the window blindSuggest planing doors as necessaryDry at the time of inspection



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Attic/Roof Void 1. Methods Used to Inspect

How Inspected: Inspected from access hatch only. Entering roof voids thatare heavily insulated can cause damage to the insulation and void framing.Roof void with deep insulation cannot be safely inspected due to limitedvisibility of the framing members upon which the inspector must walk.

2. Framing ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XStyle: Hardwood pitched framingObservations:2.1. In satisfactory condition at the time of inspection

Ridge board in serviceablecondition

In dry condition

3. Cladding underside ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Corrugated ironObservations:3.1. In satisfactory condition at time of the inspection

No corrosion observed Some corrosion below ridge4. Ceiling InsulationFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Fiberglass battsObservations:4.1. The insulation appears to be installed to a tradesman like standard4.2. 115mm R2.1 of insulation present.



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Installed throughout 115mm thickness5. Ventilation ConditionsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XStyle: Hooded Roof VentsObservations:5.1. In serviceable condition at the time of inspection

6. Party WallFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:6.1. Roof space does not meet neighbouring property

7. Electrical CommentsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:7.1. Thermoplastic sheathed TPS cabling noted in ceiling. No deficienciesobserved

TPS electrical wiring observed Secured to framing as perregulations

TPS wiring

8. CommentsNo significant concerns observed



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Attached Garage 1. Garage Type

Type: Garage functions as a room

2. Wall ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XMaterials: Plasterboardinter tenancy wallObservations:2.1. In average condition at time of the inspection2.2. Above average moisture reading noted on the lower wall near theexternal door. Suggest weather proofing door to prevent water ingress2.3. Could not determine inter tenancy wall condition due to sound proofingbeing installed.

High reading observed nearexterior door

Cannot determine if wall is a firewall

3. Floor ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: ConcreteCarpetObservations:3.1. In average condition at time of the inspection3.2. Carpet is worn in areas

Carpet in worn condition4. Ceiling ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XObservations:4.1. In average condition at time of the inspection4.2. Ceiling is sagging in areas, suggest consult with a licensed builder orplasterer for securing as necessary.



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Minor sagging observed Mould spores observed5. Window ConditionsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Aluminium frame windowObservations:5.1. In satisfactory condition at time of the inspection

6. Vehicle Door ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:6.1. Door is non functional. The internal wall has been lined which preventsoperation

Access has been blocked7. P/A Door ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: TimberObservations:7.1. Recommend maintenance to the external door to weather proof



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Curtain used over doorway8. Comments

Suggest weatherproofing door • Suggest maintenance to the ceiling lining •Vehicle door non functional due to wall being lined



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Site/Grounds 1. Driveway ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XMaterials: ConcreteStone/metalObservations:1.1. In average condition at the time of inspection1.2. Settlement and common cracking noted. Suggest patching

Metal parking area Cracking & settlement observed2. Off Street Car Parking

Observations: Adequate off street car parking has been provided for 2 cars

3. Walkway ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: StoneObservations:3.1. In average condition at time of the inspection

4. Grounds ObservationsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:4.1. Recommend pruning vegetation away from building edge to improveventilation to the exterior and prevent moisture ingress into home



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Front yard Recommend trimming vegetation5. Lot Grade and Drainage ConditionsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:5.1. Flat Lot

6. Fence ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XMaterials: Timber posts - Timber rails - Trellis - Wire meshObservations:6.1. In average condition at time of the inspection6.2. Damaged fence in one or more areas observeddue to overgrowth ofvegetation. Suggest repairs

Damaged in areas due toovergrowth

Wire mesh fence

7. Gate/s conditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Timber frameObservations:7.1. In satisfactory condition at time of the inspection



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8. Clothes Line ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:8.1. Suggest repairs of the line to improve function

9. Exterior Tap/s ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XLocation: FrontObservations:9.1. In serviceable condition at the time of inspection

10. Site CommentsSuggest pruning trees and repairs to the fencing as necessary



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Exterior of the Building Note: At least once a year, the client should carefully inspect the exterior walls, eaves, soffits or fascia, for signs of damage caused by machinery,weather, roof leaks, overfull gutters, trees or ice, and refasten or repair individual boards or panels as necessary. All trim around doors and windowsshould be carefully examined and then refastened repaired or re-caulked and painted to keep wood rot at bay. The paint should be examined forcracking, blisters or peeling that might indicate moisture problems within the walls and the property touched up or repainted as necessary. Finally, thefoundation (interior elements and exterior elements) should be examined for signs of cracking, insect intrusion, moisture intrusion, or changes of anytype (such as the appearance of cracks, or the widening or lengthening of existing cracks). Vegetation too close to the building can contribute todamage through root damage to the foundation, branches abrading the roof and siding, and leaves providing a pathway for moisture and insects intothe building. The client should understand that this is the assessment of an inspector, not a professional engineer, and that, despite all efforts, there isno way we can provide any guaranty that this foundation, and the overall structure and structural elements of the building is sound.We suggest that ifthe client is at all uncomfortable with this condition or our assessment, a professional engineer be consulted to independently evaluate the condition,prior to making a final purchase decision. The inspection is supplemental to the Property Disclosure.

1. Wall Cladding ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Timber weatherboardObservations:1.1. Walls visible to the inspector in average condition at the time ofinspection

Front of house Left side of house Right side of house

Rear of house2. Eave/Soffit liningsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:2.1. In average condition at time of the inspection2.2. Decayed in areas, recommend consulting a licensed roofer forassessment



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450mm wide Areas of decay observed3. Lintels conditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:3.1. Not visible to inspector.

4. Differential MovementFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:4.1. Minor differential movement noted at the time of inspection.Recommendation: Suggest annual inspection be carried out.

5. Damp damageFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:5.1. Minor damp damage noted at the time of inspection, suggest repairs asnecessary

6. Window/Frame ConditionsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Aluminium window/sObservations:6.1. In average condition at time of the inspection6.2. Minor wood softening in areas. Recommend filling, sealing and ongoingmaintenance.

Minor areas of wood rotobserved

7. Flashings ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XMaterials: MetalObservations:7.1. Suggest caulking around doors and windows as necessary.



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8. Paint conditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

X XObservations:8.1. Paint pealing in areas require repainting to restore weather protectionand appearance.8.2. Protective paint coatings found to be in average condition at the time ofinspection, recommend routine maintenance to improve condition

9. Visible Foundation ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XType: UNDER FLOOR ACCESSObservations:9.1. Minimum ground clearances are low around the home. This can promoterising damp into the home

Minimal ground clearance observed10. Porch ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: WoodObservations:10.1. The timber post of the porch requires maintenance due to the timbermuch affected by wood decay



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Timber decay observed11. Stair ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A


12. Hot Water Unit/sFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:12.1. This unit was in working condition at the time of the inspection.12.2. Unit Manufacture date: 196012.3. Electric hot water storage unit12.4. The capacity of this unit in litres is: 115 L is considered small for a 3bedroom home

No leaks present13. Exterior Comments

Recommend painting as necessary to protect and improve appearances •Recommend maintenance to the effected window frames as necessary •Recommend repairs carries out to the front porch



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Roof & Drainage System 1. Methods Used to Inspect Roof

Walked on Roof Surface.

2. Roof Cladding ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Decramastic metal roof tileObservations:2.1. Decramastic paint is in poor condition, suggest review to prep and paintto protect and improve appearances2.2. No leaks observed2.3. Roof cladding in poor condition in areas. Recommendation: engage alicensed roof restoration/maintenance contractor to further evaluate.

Cladding lifting requires repairs Surface corrosion observed tocladding

Decramastic paint in poorcondition

Damage observed to cladding from walking in surface3. Roof Flashing ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: MetalObservations:3.1. Deterioration/damage noted to flashings. Recommend repair to inhibitwater intrusion and further damage.



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Ridge capping in serviceablecondition

Flashings require repairs

4. Facia/BargesFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:4.1. The overall condition of the fascias/bargeboards is fair with some areasmay need minor attention.

5. Gutter ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: GalvanizedPlasticObservations:5.1. In average condition at time of the inspection5.2. Guttering joint(s) are leaking and require maintenance and or repair.5.3. The roof cladding in areas does not overlap the gutters. Therefore thewater is not running into the gutters. Recommend review by a licensedroofing contractor

Roof does not overlap guttering Galvanised gutters



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6. DownpipesFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:6.1. The storm water down pipes appear to be in average condition at thetime of inspection6.2. Downpipe discharges water at foundation at the right side of house. Werecommend installation of extension to ensure proper drainage away fromfoundations to prevent seepage and damage.

No leaks present Discharging at foundation7. Chimney ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XObservations:7.1. In satisfactory condition at the time of inspection

8. CommentsRecommend further investigation and repair or replacement as necessary. •Waviness noted in roofing surface. This is a relatively common condition andcan be a result of inadequate ventilation.



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Subfloor Space 1. Crawlspace Access

Materials: Areas not crawled due to low access. Reviewed from accesspoint

2. Foundation CommentsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: CrawlspaceObservations:2.1. Recommend maintenance to give easier access to subfloor area

3. Bearers/Joist ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Timber bearers and floor joistsObservations:3.1. The visible bearers and joists appear in acceptable condition relation toage.

4. Support Post/stumps CommentsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Totara stumpsObservations:4.1. MAJOR structural concern: Totara stump piles are decaying belowground level. This is a major structural concern and requires review by a re -piling expert for full replacement

Screw driver penetrated timberbelow ground level

5. Subfloor ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Timber PlankObservations:5.1. No deficiencies noted on visible areas, at the time of inspection.



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6. Insulation ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Polyester blanketObservations:6.1. Insulation appeared to be in satisfactory condition at time of inspection6.2. R value of 1.5 observed

7. Crawlspace Walls ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: TimberObservations:7.1. No stains or evidence of moisture penetration observed.

8. Crawlspace Floor ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: DirtObservations:8.1. Moisture present at the time of inspection. Suggest installing a GVB (thick polythene sheet to control moisture)

Moisture present9. Ventilation CommentsFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: Screened openingsObservations:9.1. Inadequate venting observed in crawlspace, suggest installing a GVB forproper moisture control.



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10. Visible Plumbing ConditionFunctional

Maintenance

MajorDefect

SafetyHazard

N/A

XMaterials: GalvanizedPlasticPolybutyleneObservations:10.1. No leaks visibly observed at the time of inspection.10.2. Old Galvanized Pipes Observed, rust can internally cause blockagesand discolouration of water. The cost to replace them with copper or polypipes can be rather expensive if they require replacement from internal wallsas wall linings will have to be removed for access. If you are concernedabout the presence of galv then a licensed plumber shouldevaluate further.

Galvanised plumbing11. Comments

Major structural concern observed. Recommend the piles are reviewed by aspecialist for full replacement



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PROPERTY SUMMARY 1. Plumbing Summary:

Whilst we are not plumbers, it's always recommended that a licensedplumber be consulted for further details.

2. Electrical Summary:Whilst no deficiencies observed, we are not electricians, it's alwaysrecommended that a licensed electrician be consulted for further details.

3. Structural Summary:Major structural defects were noted at the time of inspection, I recommendconsulting a structural engineer for further assessment.

4. Areas Inspected:Only structures and fences that were reasonably accessible within 30m ofthe main building and within the boundaries of the site were inspected.

5. Areas Not Inspected:Nill, Reasonable access was gained to all areas.

6. Areas visually Obstructed:Partial access to under floor due to access size.

7. Areas To Gain Access:Nill, Reasonable access was gained as needed.

8. Sub Floor Ventilation:Inadequate subfloor ventilation, recommendation: Ventilation is important inminimising infestations by timber pests and helps prevent damp problems,contact a licensed builder for further details.

9. Site Drainage:Adequate, The site drainage appears adequate at the time of inspection,however this should be monitored during and after rain periods.

10. CONCLUSION SUMMARY:BELOW AVERAGE: The Building and its parts show some significantdefects and long term neglect and defects requiring major repairs orreconstruction of major building elements.



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.

Feel free to contact me on the above mobile phone number once you have thoroughly read

this report.

It is often very difficult to explain all situations, problems, access difficulties, building faults

or importance in a matter that is readily understandable by the purchaser.

If you should have any difficulty understanding any issues or items within this report

then you should contact the inspector as we are here to help. If you have any question

at all, please contact the inspector before acting on this report.

We do thank you for entrusting us to undertake the building inspection.

It's the biggest compliment we get when a customer refers family and friends.

-

.

Thank you once again,

Adam Spencer

Express Building Inspections



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END OF REPORT

building inspection report · nzs4306:2005. the certificate of inspection will be supplied with the...

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