ELIM PROPERTY INSPECTIONS

Property Report

XXX Street

Ballarat

Prepared for

XXX

Richard Ford D.B.U. 11221

H.I.A. Member No. 531663

w w w. e l i m p r o p e r t y. c o m . a u

P. O . B o x 3 6 0 W B a l l a r a t V I C 3 3 5 0

M o b . 0 4 3 8 5 1 9 1 0 6 • Te l . 5 3 3 1 7 7 4 3

A . C . N . 0 9 4 3 1 8 4 4 8 • A . B . N . 5 4 1 6 8 9 6 4 3 4 0

This Pre-Purchase Inspection Report has been prepared by Richard Ford

D.B.U. 11221 Registered Building Practitioners: HIA Member No 531663

CUSTOMER DETAILS

Name: XXX

Address: XXX Postcode:

Telephone: XXX

PROPERTY DETAILS

Address: XXX Postcode:

Date of inspection: XXX

I M P O R T A N T I N F O R M A T I O N

This report is based on the condition of the property at the time of the inspection and the consultant having reasonable access to all areas.

This inspection report covers the visual aspects of the property. It does not cover any part of the building located beneath the ground surface, i.e. Sewer and storm water drains, footings etc.

The consultant can only make comment with regard to the general visible condition of the electrical wiring and/or plumbing. It is suggested a licensed tradesperson be contacted for a separate report where concerns are raised by the consultant.

The consultant is not a licensed pest controller. However, visual evidence of pest infestation will be reported, and risk factors, such as elevated moisture levels will be checked. Where necessary, the customer is advised to contact a member of the Pest and Weed Control Association for a full report, and for treatment as required.

This report may cover the identification of Asbestos and Asbestos related products if they are visible. The consultant recommends visiting http://www.asbestos.vic.gov.au No item of furniture or fixtures will be removed, moved or modified during the inspection, and items and conditions covered by such furnishings and fixtures are not assessed or considered. Should subsequent removal of fixtures and fittings reveal inconsistencies with the surrounding conditions, you should contact your consultant to discuss and re-inspect if necessary.

This report provides no guarantee or warranty and is reliant upon the professional opinion of the consultant named within. This report is prepared with due diligence and care, but the report is based upon prevailing conditions and accessibility.

PRE-PURCHASE PROPERTY REPORT

Our pre-purchase property report should not be seen as an all encompassing report dealing with a building from every aspect. Rather, it should be seen as a reasonable attempt to identify any significant defects visible at the time of the inspection. Whether or not a defect should be regarded as significant depends largely upon the age, and the type of building being inspected. In addition to the assessment of defects, the report will comment on a property’s strengths.

1a.The report may contain the following:

A statement of who requested the report and the purpose for which it was requested, or is intended.

The date or dates of inspection.

The scope of the inspection.

Any item or area that was not inspected and the reasons that prevented an inspection, and if appropriate, a recommendation for further investigation.

A summary which includes an opinion as to the overall condition of the residential dwelling in the context of its age, type, and the general expectations of similar properties.

A list of any significant matters which require attention or rectifying.

1b. The report may also include the inspection and assessment of the

following if required:

With vendor permission, detection and identification of illegal and unauthorised building work (local Council fees apply).

With vendor permission, detection and identification of illegal and unauthorised plumbing work (local body fees apply).

Durability of exposed finishes

Heritage concerns.

Security concerns.

Common property areas.

Environmental concerns including aspect, sunlight, privacy, streetscape, views and aesthetic considerations, spatial layout and architectural analysis.

Document analysis e.g. sewer drainage diagrams, strata plans and records and identification surveys.

Noise levels.

A reasonable estimate of the cost of rectifying any significant matters.

A list of minor faults or defects. A recommendation as to repairs and maintenance work needed to reduce or eliminate the risk of substantial damage with regard to:

i) Damp ii) Movement iii) Finishes iv) Services v) Damage by pests vi) Compliance vii) Hazards

Such other information which may affect the use and enjoyment of the residential dwelling.

1c.The report assesses the condition of the following:

Each room internally – floors, walls, ceilings, windows, doors, built in cupboards/wardrobes

External – wall cladding, lintels, window flashings, paintwork, chimneys, balconies.

Roof exterior – general condition, roof flashing, skylights, vents, valleys, guttering, down pipes and eaves.

The roof space – roof framing, insulation, sarking, party walls.

The under floor space – bearers, joists, timber framing, piers/stumps, dampness, drainage, ventilation, cracked or leaking pipes.

The site – car accommodation, detached laundry, paths and driveway, steps, fencing, surface water drainage, storm water runoff.

2. Limitations and conditions

2.1. Limitations

The pre-purchase property report may not contain any assessment or opinion in

relation to:

Any item or area which was not, or could not be inspected by the consultant.

A matter which is not within the consultant’s expertise.

A matter, the inspection or assessment of which is solely regulated by statute.

2.2. Conditions

This Property Report may be conditional upon, or in relation to:

The assessment of any apparent defect including rising damp and leaks, the detection of which may be subject to prevailing weather conditions.

Information provided by the person, the employees or agents of the person requesting the report.

The specific areas or expertise of the consultant specified in the report.

Apparent concealment of possible defects.

Any other factor limiting the preparation of the report.

3.0. Definition of terms used to describe the condition of inspected items.

Excellent condition – the item inspected appears in as-new condition, with no visible defects, and/or has been finished to a very high standard.

Good condition - the item inspected appears in sound condition with very few, or else minor, visible defects.

Fair – the item inspected shows some visible defects, damage, or deterioration, normally as a result of its age and may require repairs or maintenance work.

Poor – the item inspected may be in a badly neglected state of repair, and/or has been finished to a un-tradesman like standard.

Functional – the item, fixture or appliance inspected is in working order, and may or may not have minor visible defects.

INTRODUCTION

Thank you for asking me to inspect this property. There are some areas that will require maintenance and also suggestions that are highlighted in Red in the body of the report. The house was furnished at the time of inspection and it was not possible to gain access to the perimeter of the rooms or the interior of the cupboards. The rooms are described as per the online floor plan. The previous online floor plan is available from when the property was sold in 2014 and shows structural alteration’s carried out to the building as viewed in the last two photos.

A. INTERIOR

Entrance/hallway:

Front door: South facing to the front and reasonably square in the frame and no draft proofing installed. Externally it rubs on the door frame with some damage to the black paint.

Security Door: none installed

Floors: the Baltic pine boards appear in fair condition and there has been some removal and refastening of the boards in the front near the door and there are some typical shrinkage on the joins. There is some squeaking/movement underfoot.

Walls: plasterboard has been fitted over the original Lath and plaster walls and this sits on top of the skirting board. It is roughly finished around the gas heater and there are typical defects seen to paintwork under critical light.

Photos showing rough finishing around the gas heater and patching to the floorboards at the front.

Ceiling: this has been lowered down approximately 300 mm below the original and there is a cement sheet product used. I cannot ascertain the age and it is likely to contain asbestos if it was installed prior to 1985. It appears to be in good sound condition and well painted. There is a solid plaster cornice installed that appears in good condition

Skirting/trims: original timber trims appear to be in fair condition and also typical defects seen under critical light.

Doors: timber door to the rear functions okay and reasonably square and some gaps to timber work around the hinges.

Cupboards: no cupboards

Ventilation: cross flow from adjacent rooms

Lighting: functions okay

Electrical: there has been a new fuse board installed but throughout the house there is a variety of older style power points and there will be maintenance required and I suggest you have all of the outlets individually checked.

Heating: the wall furnace appears to be the primary source of heating for this part of the house and it is only a two star efficient unit and this may be an economic consideration for a future tenancy. I suggest you have the unit serviced.

Smoke detector: I suggest you have hardwired smoke detectors installed.

Lounge room:

Floors: Baltic pine boards also with some shrinkage on the joins and squeaking/movement underfoot.

Walls/ceiling: plasterboard surfaces also with some defects seen

Skirting/trims: non-original skirting and fitted over plasterboard and some patchiness and unfinished aspects to the internal corner.

Door: there is no door installed and no provision with no doorstops/hinges et cetera.

Windows: front facing double hung windows with ropes intact and maintenance required in order to open freely and no fly screen fitted.

Ventilation: cross flow from the hallway area and cooler unit on the southern wall which I suggest is cleaned/serviced.

Lighting: the light did not have a globe in it.

Electrical: as per comments above

Heating: the small insert fireplace does not appear to have been installed to a good standard with a lot of patchiness and the cast-iron surround sits on cement sheet and there are cracked tiles. There is a chimney pot to the top of the fireplace and no indication of daylight seen in the photograph taken up the chimney and I suggest you have the unit professionally cleaned and checked or preferably sealed over prior to a future tenancy.

Front bedroom/office:

Floors: carpet appears in good condition and some squeaking/movement underfoot

Walls/ceiling: plasterboard appears in good condition

Skirting/trims: also retrofitted skirting and loose along the hallway wall.

Door: the door catches on the latch edge and does not close and quite out of square at the top

Windows: front facing timber double hung window and also some maintenance to open freely

Cupboards: no built in cupboards

Ventilation: ideally via the window

Lighting: central light functions okay

Electrical: as per previous comments

Heating: no heating

Main bedroom:

Floors: this room has quite a lot of squeaking/movement adjacent to the fireplace area

Walls: patching to the plasterboard around the West facing 1950 style window. The plasterboard has been abutted to the architrave and roughly finished.

Ceiling: appears in good condition

Skirting/trims: some areas missing near the fireplace

Door: is square in the frame and functions okay and some damage to paintwork near the handle

Windows: 1950s spring style as per comments above and there is a cooler unit fitted in the window frame. The other window does not open easily.

Cupboards: small built in robe appears in good condition

Ventilation: ideally via the window

Lighting: functions okay

Electrical: as per previous comments

Heating: no heating and the fireplace has been covered over

Third bedroom:

Floors: carpet as per above and also some movement underfoot

Walls: these walls have not been plastered as per adjacent rooms and evidence of cracking/movement especially on the Eastern window side

Ceiling: appears in good condition

Skirting/trims: appear in good condition

Door: this room also has no door installed although the doorstops are still in place.

Windows: has been painted shut and has evidence of movement to the bottom window sash and repairs required

Cupboards/ventilation: no cupboards as per above

Lighting: functions okay

Electrical: as per comments above

Heating: no heating and this room does have a corner fireplace that appears to have been covered over although there was furniture in front of that area at the time of inspection.

Rear bedroom:

Floors: an approximate 50/60 mm step down from the adjacent living room. The carpet is roughly finished near the doorway and the floors are quite uneven underfoot and also some movement. This room was the original laundry when previously sold.

Walls: some cracking and poorly finished areas to the plasterboard

Ceiling: uneven along the cornice line and the ceiling is basically flat with a slight slope toward the East. There is minimal ceiling cavity and no access to this rear part of the building. There are missing trims along the opening to the kitchen area. There are signs of previous repairs and uneven surfaces.

Skirting/trims: in fair condition and some missing trims

Door: has an approximate 40 mm gap at the bottom and functions okay.

Windows: West facing and will also require maintenance in order to function freely.

Cupboards: no built in cupboards

Ventilation: via the window

Plumbing: As per our discussion the 135 L gas hot water service is located in the corner of this room and was manufactured in March 2010 as far as can be discerned. The area around this hot water service is roughly finished and the flue extends into the roof cavity but I could not see where it extends through and appears to have been removed on the external roof as part of the replacement of the roof with a colour bond product. This will require clarification and rectification work. It’s reasonable to assume there will be difficulties in relocating this hot water service due to the placement of the supply pipes to the main part of the house. Note that this unit does not serve this rear bathroom as it has its own external unit as per later details. Note that in the original floor plan from the previous sale this area was the laundry.

Photos showing the flue and adjacent damaged plaster surfaces and connection pipe work.

Toilet:

Toilet: dual flush exits through the rear wall and functions okay with a plastic container under the exit pipe indicating there may be some leaking. It is roughly finished at the exit point through the wall and not all fastening screws are in place

Floors: tiles to a fair standard

Walls/ceiling: plasterboard to a fair standard

Skirting/trims: as per above

Door: is inward opening and I suggest it has lift off hinges fitted for safety reasons.

Ventilation: the window has been sealed shut and the toilet is non-compliant as it has no mechanical ventilation fitted.

Photos show toilet exit pipe and toilet bowl/tiles as per comments above.

Ensuite/bathroom:

Floors: this room has been remodelled and tiling to a fair standard with some unevenness and irregularities to the grout lines.

Walls: combination of tiles and plaster to the upper area and in fair condition

Ceiling: in fair condition

Door: sliding door functions okay

Window: aluminium slider good condition

Ventilation: there is a vent to the ceiling but no mechanical fan

Lighting: functions okay

Heating: wall heater

Cupboards/basin and Taps: roughly finished internally with gaps to the entrance pipe areas and the tap is leaking on the central spindle.

Shower and Taps: the shower enclosure has insufficient fall to the waste and elevated moisture levels in both the floor and wall areas. There have been no flanges fitted around the taps and the work has not been carried out to a high standard.

Tiles: finished to a poor standard with irregular grout lines and uneven/lippage to the tile surfaces.

Photos from the top show 63% moisture in the poorly finished shower floor and old tap settings with no flanges or sealant and then leaking tap fitting and poorly finished under the cabinetry/drawers.

Rear living room/kitchenette:

Floors: carpet appears in fair condition and floors feel reasonably solid underfoot.

Walls/ceiling: also some roughly finished areas including no trim above the opening near the toilet door and some holes and the power points as per below

Door: external door functions okay

Windows: aluminium windows appear in fair condition

Cupboards: the kitchen sink cabinetry has been recycled from the kitchen that was installed as viewed in the previous online photos.

Ventilation: via the windows

Lighting: functions okay

Electrical: two loose power points.

Photos showing loose power point and holes in the plaster and unfinished cabinetry and no stop taps/connection points to the recycled sink.

Kitchen/living area: Floors: this room has been extended out in line with the original veranda and as such this would

have required a building permit as it is a major structural alteration. The French doors have also been installed as part of that process. The carpet appears in good condition and the floating floor product remains unfinished in some areas.

Walls/ceiling: plasterboard also with typical defects seen and some cracking around the door/northern wall

Skirting/trims: poorly finished around the kitchen areas

Doors: functions okay but some gaps and no draft proofing installed

Windows: timber double hung windows are painted shut and have no finger pulls fitted and repairs required in order to open freely.

Cupboards/drawers: cabinetry has been installed by the current owners utilising some of the old cabinetry and some new drawer and door faces and remains unfinished with a lot of trims and poorly finished areas that require completion.

Benches: laminate appear in good condition

Tiles/splash-back: appear in good condition and a lot of stored goods in place

Sink and taps: also has no stop taps connected.

Cook top: gas unit installed and I suggest you ask for compliance paperwork for the plumbing

Oven: appears in good condition

Dishwasher: there is space for the dishwasher but no plumbing or electrical provision/ connection.

Ventilation/range-hood: this unit is noisy and not vented to the exterior.

Lighting: downlights function okay

Electrical: the power point is hanging loose from the wall under the cupboard

Heating: imitation coal gas heater and I suggest this is also serviced as it has a large black soot stain indicating some possible maintenance required.

Laundry:

Floors: some incomplete flooring near the doorway

Walls/ceiling: in fair condition and some gaps to trims et cetera

Internal door: cavity sliding door functions okay

Benches: appear in good condition

Tiles/splash-back: restricted access and appear in fair condition. The washing machine connection taps have not been completed with no tap to one side and no flanges

Laundry trough and taps: recycled kitchen sink and flick mixer tap also connected with no stop taps

Ventilation: there is a mechanical fan that functions okay but exits into the skillion roof.

Bathroom:

Floors: tiles appear to be to a fair standard

Walls/ceiling and trims: as per comments above

Door: functions okay and out of square in the door frame

Window: timber highlight window and externally as maintenance required.

Cupboards/basin and taps: double basin and one of the taps also leaks in the Centre spindle. There is rusting to the flexible connectors and no stop taps fitted.

Ventilation/lighting/heating: four globe IXL style unit functions okay and no evidence of external venting.

Bath and Taps: appears in good condition

Shower and Taps: no evidence of leaking and no flanges fitted around the shower head.

Tiles: finished to a fair standard

Toilet and Tap: dual flush functions okay and plasterboard roughly finished around the access tap.

Photos showing the unusual connection points under the vanity cupboard with no stop taps/rusting to the flexible connector and leaking from one of the joins as shown in bottom right photo. This work does not appear to have been carried out by a licensed plumber as there are no inspection caps fitted on the 90° bends and no evidence of primer fluid/glue on the joins.

Roof space:

Accessed via: the hallway ceiling

Roof framing: there is only physical access to the main pitched roof part of the house with the rear kitchen/bathroom/bungalow area under an almost flat roof. The main roof is a typical hardwood pitched roof construction and this appears to be in fair overall condition as per the age and style of home. There are minimal support timbers which are quite typical for the style of construction. Structurally there do not appear to be any areas of concern

Sarking/underside of roofing: underside of colour bond roofing iron appears in good condition with some gaps around the perimeter edge to the rear where the grey colour bond roof has been installed over the kitchen/dining/bathroom.

Insulation: fibreglass insulation visible but quite haphazardly installed and some spare pieces and general tidying up required

Electrical wiring: there has been a new fuse board installed and there is a new lead going to that from the front meter but no indication of the house having been completely rewired.

Heating unit/pipe work: no hot water or previous plumbing pipe work but there is the asbestos cement flue from the gas heater in the hallway.

Debris: there is a lot of leaf litter and general debris including old electrical conduit et cetera

Evidence of pest activity: there is some evidence of rodent activity and typical levels of spider activity. There are some small areas of native borer activity in hardwood timber and no evidence of any termite damaged timber found.

Ventilation: There has been a spinning roof ventilator fitted.

Photos from the top show the heater flue and central area over the hallway and insulation material and then view over the front lounge and then the rear third bedroom area and then junction to the skillion roof where there are gaps.

Sub-floor space:

Bearers and joists: I could not physically access under the subfloor area but I was able to photograph at some points around the perimeter. The house appears to be a typical hardwood bearer and floor joist construction. Where visible the timber work appears to be in typical condition as per the age. The extension to the kitchen area is also hardwood as per top left photo below.

Flooring under-side: combination of particleboard and Baltic pine flooring.

Piers/stumps: combination of brickwork and concrete stumps.

Dampness/drainage/ventilation: there is some dampness evident where the downpipe from the kitchen extension discharges under the house.

Central heating ducts: there would not be enough room for ducted heating

Clearance: appears be approximately 400 mm at the front and then reducing to the rear

Pipe-work: cannot be clearly seen but old pipe work to the bungalow area. Current owner did mention that they had a plumber carry out some work under the bathroom.

Debris: could not be seen

Evidence of pest activity: could not be seen and reasonable to assume there will be some native borer activity in hardwood timbers.

Photos from the top left show under the extension to the kitchen and then two photos showing the area under the remodelling of the laundry/conversion to the current bedroom and then a view of some decay to the edge bearer and adjacent weatherboard.

Roof and Guttering:

Roofing iron/flashings: colour bond corrugated roofing iron is quite discoloured and has some typical lichen growth. The colour bond roofing over the rear kitchen and extension area has poorly finished flashings as shown below with visible gaps around the chimney flashing area.

Chimneys: evidence of some repairs having been carried out to the mortar work and chimneys appear in fair condition and top left photo shows patching to the flashing

Flues/vents: bottom right photo shows flues over the rear bungalow area and the flue vent seen in the foreground has now been plastered over on the internal ceiling.

Valleys and ridges: ridging appears as per roof in style and condition.

Guttering: evidence of rusting to the guttering on the main house.

Downpipes: upgrading carried out to the rear and a lot of water discharges into the one downpipe and downpipe on bottom north-east corner discharges onto the ground and under the house.

Eaves: some small damaged areas to the rear veranda roof.

Facia Boards: appear in fair condition

Top left is a view of the rear chimney where the house has been extended then view of the Eastern side showing rusting to the guttering. Bottom right shows the Western side and satellite dish which is tied with rope and then a view to the North showing the alterations and new roofing and view over the bungalow towards the original carport.

Garage/Carport:

Structure: the current garage was an open carport at the time of the previous sale as shown in online photo. There are a lot of stored goods in place and restricted access. The Western side brick wall is out of vertical alignment/level toward the West by approximately 40 mm and considerable cracking to the small return wall as shown in photos below.

Photos show considerable movement to the rear North and Western wall and then decay to timber work around the Western access door into the garage.

Carport:

Structure: the structure does not appear to have been in place when the property was last sold and as such it would require a building permit and I suggest you enquire as to whether all that paperwork is in place.

Photos show views of the carport as per comments above.

Weatherboard Walls:

Weatherboards: weatherboards appear to be in fair condition with some decay most apparent on the Western side along the bottom adjacent to foundations. Painting is to a poor standard and still quite a lot of work to be completed especially on the Western side. There have been considerable patching and replacement of some boards especially around the bungalow and enclosing of the original carport.

Foundation brickwork: appears to be in fair condition and some loose stacked brick areas and some restricted access along the Western side.

Photos showing decay to weatherboards and incomplete paintwork and then the area where the kitchen has been extended and downpipe from the rear skillion roof discharging onto the ground/under the house

Windows/Doors:

Windows: as per the internal comments there are a variety of styles of windows and there will be maintenance required in order for windows to open freely. There are some signs of small areas of decay to some timber work.

Doors: as per internal comments and there have been considerable alteration’s and installation of the French doors to the rear as part of the extension of the house.

Front Veranda:

Structure: appears to be in fair condition and decking boards are mismatched with variable gaps between the boards.

Asbestos:

Website: as per the previous comments the hallway ceiling may contain some asbestos materials. The ceiling does appear to be in sound and well painted condition. I suggest you visit http://www.asbestos.vic.gov.au for further information regarding the possible identification/maintenance/safe handling.

Hot water service and Plumbing:

The unit as mentioned located in the current bedroom which was the previous laundry area. The other hot water service located on the Western side is leaking and appears rusted and in poor condition and is an 85 L unit manufactured in 2002.

As mentioned it is unusual to see plumbing fittings connected without the use of stop taps. This means that for purposes of repairs to the leaking tap fittings et cetera that the water main needs to be turned off and considerable mess/water as a result of disconnection of pipe work.

I suggest that you ask for plumbing compliance work regarding the alterations to the house including the relocation of the sink to the northern end of the building in the kitchen and also connection of the laundry plumbing and both bathroom areas and to the bungalow kitchen sink.

Gas heating/cooling:

The units as mentioned in the hallway and I suggest they are serviced.

Electrical:

There has been upgraded carried out to the fuse board and this is located on the third bedroom wall and there are safety fuses fitted. I suggest you ask for electrical compliance paperwork

I suggest that once the house is empty that you have all electrical fittings checked by a licensed electrician to ensure that they are functioning safely.

Fencing:

There has been some upgrading work carried out and fencing appears in good overall condition with some typical maintenance around the front gate.

Paths/driveway:

The concrete areas appear in good condition and no obvious trip hazards seen

Moisture Levels:

Note that the moisture meter used in this inspection does not record surface water; it records the moisture in the substrate as a percentage value.

There is evidence of leaking as mentioned in the ensuite area.

Pest Activity:

As per the comments above there is evidence of rodent activity and spider activity and I suggest you consider having these treated.

There is evidence of timber pest activity with Lyctus (Powder Post-Beetle) in hardwood timbers and quite typical. It is also reasonable to assume there will be some evidence of borer activity in some of the Baltic pine floorboards and this is typically Anobium Punctatum (Furniture Beetle). There was no evidence seen of any termite damaged timber and the main conducive condition would be the dampness in the subfloor area. If you wish to have a thermal imaging style inspection carried out then I suggest you contact David Ward from Ridpest Ballarat on 0414 567 977. He would also be able to carry out the treatment for the spiders.

I suggest you remove all old timber from under and around the house and the perimeter garden beds adjacent to the building to reduce risk factors.

I suggest that you improve the cross flow ventilation.

I suggest all downpipes are checked to ensure they discharge any moisture away from the perimeter of the building and that you observe surface water run-off during heavy rain to see whether any is percolating under the building.

I suggest you have some perimeter termite monitoring blocks installed and there is good information for do-it-yourself products available online at http://www.termitetrap.com.au

Surface water drainage/runoff:

There are concerns regarding the connection of the downpipes to discharge areas and I suggest that as an overview you have a comprehensive plumbing inspection carried out.

The front catchment sump on the South East corner appears to be blocked I suggest that you have all storm water pipe work cleaned and checked with a camera cleaning device to ascertain that they are connected and functioning correctly.

D. GENERAL CONCLUSION

As per the body of the report above the house has had considerable alteration’s carried out by the current owners since at last sold in 2014. As mentioned in the report aspects of this would require building permits/compliance paperwork and I suggest that you ask for this as part of your overall due diligence. As the new owner of the property you would own any illegal/non-compliant work and I have a duty of care to draw that potential to your attention. I suggest you prioritise the safety issues if requesting any work to be completed including smoke detectors/hot water service/venting. I wish you all the best moving forward with your due diligence and negotiations and please feel free to phone or email through if you have any questions.