This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
INSPECTOR GROUP PTY LTDWebsite: http://www.inspectorgroup.com.au
Inspector's email: email@example.com
Inspector: Peter Hopfinger
Building Surveyor & Timber Pest Inspector
Registration Number: 2194
Mob: 0414 607 240
Building & Timber Pest- Inspection Report
||56 Buntine Road
||Thursday, June 29, 2017
This report published on Thursday, June 29, 2017 3:27:40 PM WST
If you have any questions about the report, please feel free to contact us.
GENERAL INFORMATION AND CONSTRUCTION STYLE
Important Information: Australian Standard AS4349.1-2007 Inspection of Buildings> Pre Purchase Inspections- Residential Buildings recognises that a property inspection report is not a warranty against problems developing with the building in the future. This report provides a professional opinion and is, to the best of our knowledge, accurate. It is however based on one relatively short inspection only and we do not warrant that there are no other defects present.
General Description of the Property and Site
The building is a single residence. The design of the property is brick and tile. The following materials were used: Brick piers, cavity masonry external walls, single leaf masonry internal walls, a conventionally framed timber roof with tiled cladding.
The site classification is believed to be Class A (no ground movement)
The fenceing and eave linings contain asbestos. It is reasonably safe if in a stable, intact condition. These fences can be painted to prevent further surface corrosion and help prevent the risk of fibers becoming airborne.
SURFACE WATER - DRAINAGE- WALKWAYS
EXTERNAL BRICKWORK WALLS/ LEANING AND CRACKING
The brickwork of the external walls of the house appeared in good condition with no major deflections/cracks evident at the time of the inspection.No fretting mortar to the brickwork was visible. The retaining wall in the front area is cracked. The retaining wall appeared to be serviceable, but recommend monitoring it in the future. Further deterioration may occur and retaining wall may need significant repairs or replacement at some point. Note that such repairs are often expensive.
Gutters in some areas are significantly rusted from the inside and require replacement or rust treatment. There are nearly of their end of life.
7) Structural Defect
The original roof frame had been constructed as a conventional stick roof using hardwood timber members. The support system was not adequate as seen in those photos. One of the underpurlin is nor supported as required and the roof over this area has dropped and this requires repairs to avoid a complete failure in this area.
Insulation is missing in some parts of roof space. This would reduce the overall performance of the insulation. Recommend to install insulation were missing
INTERNAL WALLS, DOORS
An examination of all of the internal walls was undertaken to determine if there is any failure or defects in the supporting nature of the walls or any defects in plaster surfaces. A particular examination was made where possible to determine which are the loads bearing walls. The ground floor partition walls were checked for any failure of foundation and where access was possible of subfloor support and damp, and having made our inspection of all parts we can report as follows. The internal walls and partitions are all of solid masonry construction finished in plaster. No major cracks were evident at the time of inspection. There is some general minor to moderate cracking to the walls but this was not significant in structural terms at the time of the inspection. Those cracks can be repaired properly by “V” jointing first and then patching them with flexible fillers like “Polly Filler”, then sanding the filled fractures back level with the wall using a fine grit paper, and then painting them over. The internal joinery is generally timber doors in timber frames. The condition of the doors is generally good. All doors were operated to find an indication of possible foundation movement.
CONDITION OF FLOOR
11) Further investigation
One of the bedroom room floors is springy. Possibly due to missing or sinking piers in the sub-floor or decayed packing supporting bearers, however unable to access sub-floor space to assess. Recommend further investigation by a Builder or suitably qualified professional
SHOWERS AND BATHROOMS
12) Comment -
The shower recess was tested and there was no visible water penetration to surrounding areas.
IMPORTANT NOTE: This test may not reveal water leaks until the shower is put into constant use and surrounding areas monitored over a period of time.
Overall the bath is in good condition.
MOISTURE AND MOULD
Random damp readings were taken around the property using an electrical
moisture meter. Readings were taken at intervals around the perimeter of the ground floor rooms near floor level where the walls were not obstructed by furniture and fittings.
No evidence of dampness was found in floors and walls at time from inspection. Tested with electronic building damp tester and thermal imaging camera
Also, there is no evidence of some visible condensation within the property in the form of black spot mildew except to the garage ceiling due to condensation. It is recommended to have the mould professionally removed.
GAS SUPPLY PIPES
The property is connected to the mains gas supply. Service and distribution pipework neither inspected nor tested but we can advise that there was no smell or leakage of gas when in the property at the time of our inspection. The supply pipes are properly secured.
All gas appliances have cut-off valves in line at each unit. Gas ventilation for gas bayonet fitting is fitted. No gas odours detected.
Important Notes: In regard to electrical, it should be noted that we are not electricians and any comment made is not that of a qualified electrician. We recommend that a qualified contractor be engaged to make comment on any matter dealing with electrical issues.
The accessible power points were tested at the time of this inspection and were found to be in satisfactory working order.
Tested with Power point and Earth Leakage Tester
What will be tested:
RCD 30 mA check, Wiring Test, Polarity check:
Polarity Check: O.K
RCD Check: O.K
Wiring Test: O.K
There appear to be two RCD safety switches installed inside the electrical meter box for the power outlets and light fittings. Note: All RCD switches should be tested by a licensed electrician to ensure they are fitted and working correctly as this cannot be determined by visual inspection only. The smoke alarms viewed appear to be hard wired.
There is still original electrical wiring visible inside the roof void. Rewiring is recommended for recommended as long-term improvement.
The sink and taps appear to be in a serviceable condition. There were no water leaks or blockages found on the plumbing piping.The water pressure supplied to the fixtures is reasonably good.
The external water heater was found in a good working order.
The cold water inlet and hot water outlet connections were properly installed and in acceptable condition. The relieve valve easing gear requires maintenance as it did not work properly.The relive valve should be checked for adequate performance or replaced at intervals not exceeding 5 years, or more frequently in areas where there is a high incidence of water deposit.
INTERNAL TIMBER PEST INSPECTION CLEARANCE
Accessible areas inside the house:
No evidence of activity from wood destroying insects or organisms (Live bodies, fungal growth, etc.) in the house or visible roof frame.
Termites are secretive by nature and they will often temporarily desert their workings to later return. It is not possible, without benefit of further investigation and a number of inspections over a period of time, to ascertain whether any infestation is active or inactive. Active termites may simply have not been present at the time of inspection due to a prior disturbance, climatic conditions, or they may have been utilising an alternative feeding source. Continued regular inspections are essential.
Furthermore, it is never possible to conclusively determine that a property is free of Timber Pests
The Timber Pest Inspector is looking at the subject property at a moment in time. The Timber Pest Inspector does not have the benefit of knowing the property history. Timber Pests are not static but dynamic and can often infest properties in a remarkably short space of time.
Most buildings have some potential for concealed termite entry. The potential arises from building design and construction issues, site conditions, building maintenance and building faults. It is often only possible to detect these areas after infestation has occurred.
Therefore an inspection in compliance with this Code of Practice is not a guarantee that a property does not have or will not sustain Timber Pest attack or damage.
In addition to standard instrument testing, tests were also carried out using a thermal imaging camera, i.e. an instrument used to provide a thermal map of the heat energy radiated from visible surfaces to aid in the detection of excessive moisture and termite activity. However, no evidence of an unusual hot spot to the underside of the ceiling joists which might indicate a termite nest or termite activity was found.
EXTERNAL TIMBER PEST INSPECTION CLEARANCE
18) Comment -
No visible evidence of active subterranean termites or other wood destroying insects to all external accessible areas at the time of inspection.
TERMITE BARRIER AND TREATMENT
19) Maintain -
No active termite protection notice was found in the electrical meter box. There is a high risk that the original termite barrier is not efficient enough to protect the house from termites
Recommend to install chemical non-repellent termite barrier around the house.
CONDUCTIVE CONDITIONS TO TERMITE ATTACK
20) Comment -
There is no evidence of conducive conditions to termite attack.
TERMITES: DEGREE OF RISK
The overall degree of risk of Timber Pest Infestation to this property appears to be: Low
NEXT RECOMMENDED TERMITE INSPECTION
22) Comment -
The next inspection to help detect termite attack is recommended in 6 months.
Important Note. Australian Standard AS 3660 recognises that regular inspections will not prevent termite attack, but may help in the detection of termite activity. Early detection will allow remedial treatment to be commenced sooner and damage to be minimised.
Where the termite risk is high or the building type susceptible to termite attack, more frequent inspections (3-6 months) should be undertaken.
CONDITION OF THE PROPERTY
23) -Info- -
The Quality and workmanship in this property in comparison to the average condition of similar buildings of approximately the same age were considered:
24) -Info- -
The incidence of defects in this property in comparison to the average condition of similar buildings of approximately the same age that have been reasonably well maintained was considered:
EXCLUSION OF ITEMS FROM INSPECTION
Floor coverings present and no inspection conducted to underside of any floor coverings and the timber carpet edges.
There is no access to subfloor.
It is recommended the cutting of traps in order to gain access to the subfloor.
Since termite infestations and other timber pest problems usually commence in the subfloor region it is essential that access is gained at your earliest convenience to determine if pest activity exists
Roof void was only inspected from the small manhole which makes it difficult to enter without risking to damage the ceiling. The manhole must be at least 650mm x 400mm for safe access.
Where access is hindered a further inspection is recommended as we cannot give you a warranty that no further damages or termite activity to the roof timber exists. This would involve removal of some large areas of the roof cladding to inspect the roof more thoroughly.
UNDETECTED STRUCTURAL DAMAGE RISK ASSESSMENT
28) Comment -
However, due to the level of accessibility for inspection including the presence of obstructions, the overall degree of risk of undetected Structural and Termite Damage and Conditions Conducive to Structural Damage was considered.
High (See recommendation below)
Recommendation: Where the risk is considered Moderate or Moderate-High or High, a further inspection is strongly recommended of areas that were not readily accessible and of inaccessible or obstructed areas once access has been provided or the obstruction removed.
This may require the moving, lifting or removal of obstructions such as floor coverings, furniture, stored items foliage und insulation.
In some instances, it may also require the removal of ceiling and wall linings, and the cutting of traps and access holes. For further advice consult the person who carried out this report.
A pre-purchase inspection should not be construed to be any of the following:
1. A complete code compliance inspection. Commenting upon codes and standards is beyond the scope of a typical pre purchase inspection
Such an inspection is a practical impossibility for any existing construction, since it is dependent on many things that cannot be seen, and on the status of codes that were applicable at the time the building was built. Again:This report is not intended to advise on the compliance of any past and current regulations and codes but to advise on the structure only.
2. A fire safety inspection (unless otherwise specifically requested).
3. We don't check appliances (unless specifically requested)
4. We don't check for any council approvals. Building Regulation approval should be sought from the Local Authority.
Section 1. Building Inspection Agreement. Section 2. Timber Pest Inspection Agreement.
SECTION 1Building Inspection Agreement
TYPE OF PROPOSED INSPECTION ORDERED BY YOU:
This Report has been produced for the use of the Client.The Consultant or their firm or company are not liable for any reliance placed on this report by any third party
Inspection & Report: The inspection will be of the Building Elements as outlined in Appendix C of AS4349.1-2007 except for Strata title properties where the inspection will be according to Appendix B of AS4349.1-2007.
A copy of the appropriate Standard with Appendices may be obtained from Standards Australia (www.saiglobal.com/shop
) at Your cost.
Upon receipt of Your acceptance of this agreement, the Building Inspection Provider service will carry out the inspection and report ordered by You in accordance with this agreement and You agree to pay for the inspection and the report on or before delivery of the report.
In ordering the inspection, You agree that the inspection will be carried out in accordance with the following clauses, which define the scope and limitations of the inspection and the report.
SCOPE OF THE INSPECTION & THE REPORT
The Inspection will be carried out in accordance with AS4349.1-2007. The purpose of the inspection is to provide advice to a prospective purchaser regarding the condition of the property at the date and time of inspection. Areas for Inspection shall cover all safe and accessible areas.
The inspection shall comprise a visual assessment of the items listed in Appendix C to AS4349.1-2007 for the structures within 30 metres of the building and within the site boundaries including fences.
Subject to safe and reasonable access (See Definitions below) the Inspection will normally report on the condition of each of the following areas: -
- The interior
- The roof void
- The exterior
- The subfloor
- The roof exterior
The inspector will report individually on Major Defects and Safety Hazards evident and visible on the date and time of the inspection. The report will also provide a general assessment of the property and collectively comment on Minor Defects which would form a normal part of property maintenance.
Where a Major Defect has been identified, the inspector will give an opinion as to why it is a Major defect and specify its location.
The Inspector will conduct a non–invasive visual inspection which will be limited to those accessible areas and sections of the property to which Safe and Reasonable Access (see Definitions below) is both available and permitted on the date and time of the inspection. Areas where reasonable entry is denied to the inspector, or where safe and reasonable access is not available, are excluded from and do not form part of, the inspection. Those areas may be the subject of an additional inspection upon request following the provision or reasonable entry and access.
The Inspection WILL NOT involve any invasive inspection including cutting, breaking apart, dismantling, removing or moving objects including, but not limited to, roofing, wall and ceiling sheeting, ducting, foliage, mouldings, debris, roof insulation, sarking, insulation, floor or wall coverings, sidings, fixtures, floors, pavers, furnishings, appliances or personal possessions.
The Inspection and Report compares the inspected building with a building that was constructed in accordance with the generally accepted practice at the time of construction and which has been maintained such that there has been no significant loss of strength and durability.
The Inspection excludes the inside of walls, between floors, inside skillion roofing, inside the eaves, behind stored goods in cupboards, and other areas that are concealed or obstructed. The inspector WILL NOT dig, gouge, force or perform any other invasive procedures.
The Report is not a certificate of compliance that the property complies with the requirements of any Act, regulation, ordinance, local law or by-law, or as a warranty or an insurance policy against problems developing with the building in the future.
The “Building” Inspection WILL NOT look for or report on Timber Pest Activity. You should have an inspection carried out in accordance with AS 4349.3-1998 Timber Pest Inspections, by a fully qualified, licensed and insured Timber Pest Inspector.
If Timber Pest Damage is found then it will be reported. The inspector will only report on the damage which is visible.
ASBESTOS: No inspection for asbestos will be carried out at the property and no report on the presence or absence of asbestos will be provided. If during the course of the Inspection asbestos or materials containing asbestos happened to be noticed then this may be noted in the general remarks section of the report. If asbestos is noted as present within the property then you agree to seek advice from a qualified asbestos removal expert as to the amount and importance of the asbestos present and the cost sealing or of removal.
MOULD (MILDEW) AND NON-WOOD DECAY FUNGI DISCLAIMER: No inspection or report will be made for Mould (Mildew) and non-wood decay fungi.
ESTIMATING DISCLAIMER: Any estimates provided in the Report are merely opinions of possible costs that could be encountered, based on the knowledge and experience of the inspector, and are not estimates in the sense of being a calculation of the likely costs to be incurred. The estimates are NOT a guarantee or quotation for work to be carried out. The inspector accepts no liability for any estimates provided throughout this report where they occur you agree to obtain and rely on independent quotations for the same work.
If the property to be inspected is occupied then You must be aware that furnishings or household items may be concealing evidence of problems, which may only be revealed when the items are moved or removed. Where the Report says the property is occupied You agree to:
a) Obtain a statement from the owner as to
i. any Timber Pest activity or damage;
ii. timber repairs or other repairs
iii. alterations or other problems to the property known to them
iv. any other work carried out to the property including Timber Pest treatments
v. obtain copies of any paperwork issued and the details of all work carried out
b) Indemnify the Inspector from any loss incurred by You relating to the items listed in clause a) above where no such statement is obtained.
The Inspection Will not cover or report the items listed in Appendix D to AS4349.1-2007.
Where the property is a strata or similar title, the inspector will only inspect the interior and immediate exterior of the particular unit requested to be inspected as detailed in Appendix B in AS4349.1-2007. Therefore it is advised that the client obtain an inspection of common areas prior to any decision to purchase.
The Inspection and Report WILL NOT report on any defects which may not be apparent due to prevailing weather conditions at the time of the inspection. Such defects may only become apparent in differing weather conditions.
You agree that We cannot accept any liability for Our failure to report a defect that was concealed by the owner of the building being inspected and You agree to indemnify Us for any failure to find such concealed defects.
Where Our report recommends another type of inspection including an invasive inspection and report then You should have such an inspection carried out prior to the exchange of contracts or end of cooling-off period. If You fail to follow Our recommendations then You agree and accept that You may suffer a financial loss and indemnify Us against all losses that You incur resulting from Your failure to act on Our advice.
The Report is prepared and presented, unless stated otherwise, under the assumption that the existing use of the building will continue as a Residential Property.
In the event of a dispute or a claim arising out of, or relating to the inspection or the report, or any alleged negligent act, error or omission on Our part or on the part of the inspector conducting the inspection, either party may give written notice of the dispute or claim to the other party. If the dispute is not resolved within fourteen (14) days from the service of the written notice then either party may refer the dispute or claim to an independent mediator. The cost shall be met equally by both parties or as agreed as part of the mediation settlement. Should the dispute or claim not be resolved by mediation then one or other of the parties may refer the dispute or claim to the Institute of Arbitrators and Mediators of Australia who will appoint an Arbitrator who will resolve the dispute by arbitration. The Arbitrator will also determine what costs each of the parties are to pay.
THIRD PARTY DISCLAIMER:
We will not be liable for any loss, damage, cost or expense, whatsoever, suffered or incurred by any Person other than You in connection with the use of the Inspection Report provided pursuant to this agreement by that Person for any purpose or in any way, including the use of this report for any purpose connected with the sale, purchase, or use of the Property or the giving of security over the Property, to the extent permissible by law. The only Person to whom We may be liable and to whom losses arising in contract or tort sustained may be payable by Us is the Client named on the face page of this Agreement
Note: In the ACT under the Civil Law (Sale of Residential Property) Act 2003 and Civil Law (Sale of Residential Property) Regulations 2004 the report resulting from this inspection may be passed to the purchaser as part of the sale process providing it is carried out not more than three months prior to listing and is not more than six months old.
Prohibition on the Provision or Sale of the Report
The Report may not be sold or provided to any other Person without Our express written permission, unless the Client is authorised to do so by Legislation. If We give our permission it may be subject to conditions such as payment of a further fee by the other Person and agreement from the other Person to comply with this clause.
However, We may sell the Report to any other Person although there is no obligation for Us to do so.
You release Us from any and all claims, actions, proceedings, judgments, damages, losses, interest, costs and expenses of whatever nature that the Person may have at any time hereafter arising from the unauthorised provision or sale of the Report by You to a Person without Our express written permission.
You indemnify Us in respect of any and all liability, including all claims, actions, proceedings, judgments, damages, losses, interest, costs and expenses of any nature, which may be incurred by, brought, made or recovered against Us arising directly or indirectly from the unauthorised provision or sale of the Report by You to a Person without Our express written permission.
You should read and understand the following definitions of words used in this Agreement and the Report. This will help You understand what is involved in a property and building inspection, the difficulties faced by the inspector and the contents of the Report which We will provide You following the Inspection.
Acceptance Criteria: The Building shall be compared with a building that was constructed in accordance with the generally accepted practice at the time of construction and which has been maintained such that there has been no significant loss of strength and serviceability.
Access hole (cover) means an opening in the structure to allow for safe entry to carry out an inspection.
Accessible area means an area of the site where sufficient safe and reasonable access is available to allow inspection within the scope of the inspection.
Building Element means a portion of a building that, by itself or in combination with other such parts, fulfills a characteristic function.
Client means the person(s) or other legal entity for which the inspection is to be carried out. If ordered by the person(s)’s agent then it is agreed that the agent represents the person(s) and has the authority to act for and on their behalf. (See also “You/Your” below)
Defect means a fault or deviation from the intended condition of the material, assembly or component.
Inspector means the person or organisation responsible for carrying out the inspection. (See also “Our/Us/We” below.)
Limitation means any factor that prevents full achievement of the purpose of the inspection.
Major defect means a defect of sufficient magnitude where rectification has to be carried out in order to avoid unsafe conditions, loss of utility or further deterioration of the property.
Minor defect means a defect other than a Major defect.
Person means any individual, company, partnership or association who is not a Client.
Property means the structures and boundaries etc up to thirty (30m) metres from the exterior walls of the main building but within the boundaries of the land on which the main building is erected.
Report means the document and any attachments issued to You by the Us following Our inspection of the property.
Structural Inspection means the inspection shall comprise visual assessment of accessible areas of the property to identify major defects to the building structure and to form an opinion regarding the general condition of the structure of the property. The Report will not include those items noted in Clause A3 of AS 4349.1-2007 e.g. Condition of roof coverings, partition walls, cabinetry, doors, trims, fencing, minor structures, ceiling linings, windows, non-structural & serviceability damp issues, rising damp, condensation etc.
Safe and Reasonable Access does not include the use of destructive or invasive inspection methods or moving furniture or stored goods.
The Standard defines the extent of safe and reasonable access as follows:
“The extent of accessible areas shall be determined by the inspector at the time of inspection, based on the conditions encountered at the time of the inspection. The inspector shall also determine whether sufficient space is available to allow safe access. The inspection shall include only accessible areas and areas that are within the inspector’s line of sight and close enough to enable reasonable appraisal.”
It also defines access to areas as defined in the Table below.
Access Table from AS 4349.1-2007
Area Access hole Crawl space Height
Roof interior 400mm x 500mm Crawl space: 600mm x 600mm Accessible from a 3.6m ladder
Roof Exterior Accessible from a 3.6m ladder
placed on the ground.
Reasonable access does not include the cutting of access holes or the removal of screws and bolts or any other fastenings or sealants to access covers. Sub floor areas sprayed with Chemicals should not be inspected unless it is safe to do so.
Our/Us/We means the provider inspection service allocated Your order.You/Your means the party identified on this agreement as the Client, and where more than one party all such parties jointly and severally, together with any agent of that party.
You agree that by accepting this agreement, You have read and understand the contents of this agreement and that the inspection will be carried out in accordance with this document. You agree to pay for the inspection on or before delivery of the report.
If You fail to reply to this email and do not cancel the requested inspection then You agree that You have read and understand the contents of this agreement and that We will carry out the inspection on the basis of this agreement and that We can rely on this agreement.
Note: Additional inspection requirements requested by You may incur additional expense in regard to the cost of the inspection.
Are there Special Requirements / Conditions requested by the Client/Client’s Representative regarding the Inspection and Report: Refer to the order.
Cost of the Report including any requested Special Requirements/Conditions: As quoted Section 2. Timber Pest Inspection
THIS IS A VISUAL INSPECTION ONLY in accord with the requirements of AS 4349.3-1998 -
Timber Pest Inspections.
This visual inspection is limited to those areas and sections of the property to which reasonable access (See Section 2.0 Reasonable Access) was both available and permitted on the date and time of Inspection. Inspection has been made in the areas where infestation is most likely to occur. The inspection DID NOT include breaking apart, dismantling, removing or moving objects including, but not limited to, foliage, mouldings, roof insulation/sisalation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The Inspector CANNOT see inside walls, between floors, inside skillion roofing, inside the eaves, behind stored goods in cupboards, or other areas that are concealed or obstructed. The inspector DID NOT dig, gouge, force or perform any other invasive procedures. In an occupied property it must be understood that furnishings or household items may be concealing evidence of Timber Pests or damage which may only be revealed when the items are removed. Inspection of fence lines and posts is restricted to those timbers above ground level and facing the property inspected. The inspection does not extend nor should comments be inferred in respect to timbers, palings, fence posts below ground level, or where timbers are obstructed by plant life or overgrowth or other materials which restrict or prevent physical bodily access. No inspection is inferred to areas of trees or external areas over 3.6 metres above the natural ground level. An Invasive Inspection will not be performed unless a separate contract is entered into.
Please feel free to contact the inspector who carried out this inspection. Often it is difficult to fully explain situations, problems, access difficulties or timber pest activity and/or damage in a manner that is readily understandable by the reader. Should you have any difficulty in understanding anything contained within this report then you should immediately contact the inspector and have the matter explained to you. If you have any questions at all or require any clarification then contact the inspector prior to acting on this report.
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