Executed by: THISNZ Total Home Inspection Services Ltd...
Transcript of Executed by: THISNZ Total Home Inspection Services Ltd...
Prepurchase House Inspection
Sample Report
Executed by: THISNZ Total Home Inspection Services Ltd
30 Apr 2014 | Copyright 2013 THISNZ Total Home Inspection Services Ltd
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REPORT
Inspector's DetailsNameTodd Russell
Mobile021 657 387
Persons in AttendanceInspector and agent
Customer's Details
Agent's Details
Note
· The purpose of the inspection is to identify major current deficiencies that are visuallyidentifiable at the time of the inspection. The report shall include: grounds, structure, exterior,roofs, plumbing, electrical, interior, and insulation/ventilation.· The property report does not include in depth testing of services such as, underfloorheating, specific and specialized heating systems, heat pumps, water pumps, functionality ofany solar power source, swimming pool heating or alike.
NameMr Smith
Street Address
Company Phone
Mobile
Location
Date30 Apr 2014
Time2:00 PM
WeatherFine
Date & Time
Mobile
Name
30 Apr 2014 | Copyright 2013 THISNZ Total Home Inspection Services Ltd
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GlossaryElectrical / GeneralPlugs, switches and light fittings are sighted where possible for damage or poor fixing back tothe wall linings. Power points are not tested.GoodIs given when the item is believed to be in new or near new condition, or is better than wouldbe expected given the age of the property.Generally GoodUsed as an overall comment to summarise the general condition of the item being checked.Average / ReasonableWhen the condition is at the standard expected given the age of the house. Some wear andtear would be expected but is still in serviceable order.PoorThe condition is below the standard expected. There is damage or excessive wear.Replacement or maintenance is required.HardwareCat doors and window handles, hinges to windows, doors and cupboards.Deck Over LivingDeck built within the exterior wall line. Decked area is often the ceiling of a room or garagebelow.External DeckDeck built outside the exterior wall line. May be cantilevered or attached to the house andsupported on posts or piles.Header TankSmall tank which supplies water to low pressure hot water cylinders, normally located on theroof or in the ceiling space.CladdingExterior wall linings.Gully TrapCollection point outside the building line for waste water. Is connected to the seweragesystem.Water TobyTap or shut off valve usually at the point where the water supply enters the property.Soffit / EavesHorizontal or pitched linings under the roof overhang.FasciaTimber or pre-finished metal facings at the end of the roof line.
30 Apr 2014 | Copyright 2013 THISNZ Total Home Inspection Services Ltd
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Moisture Scanning
T.H.I.S Ltd has conducted moisture scanning of the home detailed in this report, whilstperforming a detailed building inspection.
This was NOT a full ingressive survey.
This is a non-invasive method of detecting moisture.
Areas of typical concern such as around windows, around external doors, and along theinterior of exterior walls where accessible, have been scanned with a non-invasive Protimetermoisture meter. This method, combined with the experience and training of our inspector canhelp to ascertain any levels of moisture within the wall cavity.
Levels over 20% are considered high for more modern homes, while older homes can have areading of around this level without concern. The fibre saturation point of older timbers(Rimu, etc.) are higher.
In our experience T.H.I.S Ltd has found that percentage readings can be inaccurate andmisleading.
Skirting boards or gib board linings can show a much higher moisture content than the timberframing behind these areas, giving a misleading indication.
When scanning for moisture T.H.I.S Ltd”s inspector is trained and experienced in looking forother signs of moisture.
These methods combined can give the inspector a good indication of the severity of anymoisture found.
30 Apr 2014 | Copyright 2013 THISNZ Total Home Inspection Services Ltd
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Council Property File
LIM REPORT”Land information Memorandum” is a computer generated print out of some of theinformation the council holds on file, mostly pertaining to the “land”. If there are any problemsor unusual important features, these should show up. For instance, the LIM might reveal theproperty is subject to flooding, or contains a council drain which may not be built over, or aprotected tree or building. It should also help you to figure out how the district plan applies tothe site. Sometimes the council will also supply pages of area plans showing the knownstorm water and sewage drains, zoning and other details.
PROPERTY FILEThis is a file that is held at council which contains documents relating to any buildings on thatsite. However, the council only has records of works it knows about. Frequently alterationshave been done to older houses without council knowledge.
RECOMMENDATIONChecking the Council property file for any property is recommended as part of due diligence.This can be done by anyone with an idea of what they are looking for. Alternatively, T.H.I.SLtd, can perform this service on your behalf.
FEESFee for T.H.I.S Ltd to view Council Property File on your behalf.Property Files held at Archives in Wellington require 24hrs notice to access the File and haveit ready for viewing by appointment.Archives Wellington charge a fee for this service.
COMMENT FOR THIS PROPERTYRecommend viewing of Council Building file.
30 Apr 2014 | Copyright 2013 THISNZ Total Home Inspection Services Ltd
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Property Landscape and Fixtures
FixturesGarageDouble garage with internal accessCarportNo carport
Clothes LinesExtenda line
Letter BoxFree standing
ShedNo shed
Other
LandscapeDrivewayConcretePathsConcrete
Lawns / GardensGenerally in good conditionRetaining WallsAppear in good condition
Stairs (External)Various types
Outside TapsAll in working order
Retaining walls sold and sound,very little to no movement noted
Older, original rear sectionshowing some age related wearand tear
No concerns
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Roofing / Roof AreasRoof MaterialTypeTrough section ironFinishPrefinished
Method of InspectionBy getting onto
ConditionGenerally good
CommentComplex junctions well detailed
FasciaTypeTimberConditionAverage
TypeUPVC SpoutingConditionIn average condition
Roof areas solid and sound,very simple, low risk roof design
Small amount of greenery inguttering should be cleared
Penetrations well detailed
Spouting / Guttering
Soffits / EavesTypeHardies Sheet
ConditionAverage
ChimneyTypeSteel flue
CommentAppears sound
Roof AerialTypeAerial/Dish sighted
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Exterior Cladding / Construction / Wall Cladding1st TypeWeatherboardsFinishPaintConditionGenerally goodCommentWell maintained, better than averageWindow TypePainted timber
Window ConditionGenerally good
Window Head FlashingsAppear to be fitted to all windows
Window CommentWindows appear well detailed and sealed
Minor paint flaking Older original part if home, paintbubbling, still a full membrane,monitor
New joinery installed into olderpart of house, all proper tapeand flashing sighted
Scribers and general weathertightness detailing to a goodstandard
Very low risk single leveldesign, eves all around
Head flashings well detailed
2nd Type
Finish
Condition
Comment
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Foundations
Perimeter FoundationsTypeConcrete slabConditionAverage
TypeSlatsConditionAverage
Base Cladding
Internal FoundationsTypeConcrete pilesConditionAverage
TypeTimber slatsGround ConditionDry
Ventilation
FlooringTypeConcrete and T&GConditionAverage
PositionOn side of houseCommentGood access
Access Doors
Only common shrinkage andsettlement cracking noted, noconcerns
Good pile to bearer connectionsnoted
Block walls in great condition,no sign of any tanking failures
Type / ConditionNot applicable
CommentsFoundations appear in good order
Bearers / Joists Foundations
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Decks
Construction TypeTimber construction
ConditionGenerally good
Handrail ConditionAppears in sound condition
CommentAll appears of solid construction
Timber deck over membrane,no sign of any failure here orunderside. Well protected
Ballastrade guard rail solid andsound, very low risk scenario
Deck over living
Reference Photos
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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Services: Security
SecurityBurglar Alarm SystemNone sightedAlarm Control PanelNone sighted
Smoke SensorsYes but not testedSecurity Door LocksPart of hardware
Exterior LightsExterior lights noted
Secutity Window LocksNone sighted
Security LightsSecurity lights noted
Recommend regular testing ofall smoke detectors
Reference Photos
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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Services: Electrical
ElectricalPower ConnectionUnder groundMeter Board PositionOutside on wall
Switch Board PositionIn laundry areaSwitch Board TypeCircuit breaker board
Meter Board ConditionAverage for age
No concerns Comms hub. Recommendinstruction from current owner
Board well detailed, well sealedand in good order
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Services: Plumbing / Drainage
ExternalDrainage Under FloorAppears well supportedGully TrapsIn average condition
Down PipesUPVC systemDriveway / Paving SumpFalls to kerbside drain
Section Run OffNo significiant concerns were visible
Gas Meter (Position)None sighted
Storm WaterAll appears to be working well
Significant plumbing upgradingnoted no undesirable plumbingtypes sighted
Some original copper feeds andwastes in good order
Toby (Position)Front of property
InternalGeneral ConditionCommon condition for age
TypeCombination of Copper and polybutalene
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Water Heating
Hi capacity system, wellrestrained
Solar water heating system. Recommended discussing withcurrent owner of installingplumber
Water Heating SystemHeader TankNot applicable
Header Tank TrayNot applicable
Water Heating UnitConditionGood condition
Age of Unit2009
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Kitchen
Kitchen 1
OvenFree standing electricElementsPart of oven electric
Bench TopsFormicaSinksStainless steel
Rangehood / ExtractorNone
TapwareAverage for age
DishwasherYes but not tested
All visible feeds and wastes ingood order. Hot water boilernoted, untested
Very little wear and tear noted
UnitsMelteca
Waste DisposalNo waste disposal
General CommentsGenerally good condition
Moisture Scanning ResultsFluctuations normal
Reference Photos
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Bathroom
Bathroom 1
ShowerOver bathBathAcrylic
TapwareGood conditionHeatingNo heating
Vanity UnitPrefinished type
VentilationNo ventilation
ToiletNo toilet
Good quality finishing anddetailing
All common failure areasexamined, no concerns
General CommentsGenerally good
Moisture Scanning ResultsFluctuations normal
Reference Photos
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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Bathroom
Bathroom 2
ShowerUnit typeBathNo bath
TapwareAverage for ageHeatingHeated towel rail
Vanity UnitPrefinished type
VentilationMechanical ventilation to exterior
ToiletDual flush china/acrylic
Whole room in "as new"condition
No concerns
General CommentsGenerally good
Moisture Scanning ResultsFluctuations normal
Reference Photos
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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Laundry
Laundry 1Laundry TubSuper tub typeWashing Machine WasteIntegrated into tub
Other FittingsNo other fittings sightedHeatingNo heating
TapwareAverage for age
VentilationPassive window ventilation
Dryer VentVented to exterior
Area in good order Cat door from laundry,magnetic code type?
Tub sealed as per current coderequirements, no concerns
General CommentsGood condition
Moisture Scanning ResultsFluctuations normal
Reference Photos
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Ensuite
Ensuite 1
General Comments<Unrelated Table>
Moisture Scanning Results<Unrelated Table>
ShowerUnit typeBathAcrylic
TapwareGood conditionHeatingElectric wall heater, heated towel rail
Vanity UnitWall mounted custom
VentilationMechanical ventilation to the exterior
ToiletDual flush china/acrylic
Common failure areasexamined, no unusual moisturereadings taken
Wet area junctions well sealed No concerns
General CommentsGenerally good
Moisture Scanning ResultsFluctuations normal
Reference Photos
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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Toilets
Toilet 1
ToiletDual flush china/acrylicVanity UnitNo unit
HeatingNot applicableVentilationPassive window ventilation
TapwareNot applicable
Room in excellent condition.
General CommentsGood condition
Moisture Scanning ResultsFluctuations normal
Reference Photos
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Ceiling Cavity
TypeTrussesConditionAverage
TypeFibreglass battsCommentCeiling well covered
Ceiling well covered Truss framing in good order Truss and purlins examined, nomoisture staining noted
Roof StructureNo visible sign
TrimsNo visible sign
Borer
Roof Construction Insulation
Access Hatch VerminTypeTimber lidLocationLaundry
TypeNone sightedCommentNone sighted
Exterior CladdingNone sighted
Sub FloorNo live borer activity noted
Borer CommentsRecommend periodic borer treatment
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LIVING
Floor CoveringsCarpetCeiling LiningsPainted plaster board
Wall LiningsPainted plaster boardWindow ConstructionAluminium
Internal DoorsHollow core
Exterior wall scanned for moisture, nounusual fluctuations noted
External DoorsNo external doors
Ventilation / DuctingPassive window ventilation
HeatingNo heating
CommentGenerally good
Moisture ScanningFluctuations normal
Quaility joinery, keep condensation trays andweep holes clear
Picture hooks?, superficial temp repairs
Office
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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LIVING
Floor CoveringsParticle boardCeiling LiningsPainted plaster board
Wall LiningsPainted plaster boardWindow ConstructionAluminium
Internal DoorsHollow core
Exterior wall scanned for moisture, nounusual fluctuations noted
External DoorsAluminium with glass
Ventilation / DuctingPassive window ventilation
HeatingNo heating
CommentGenerally good
Moisture ScanningFluctuations normal
Protectowrap and foam. Unit properly installed,no concerns. Some small amount of finishingrequired
Rumpus Room
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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LIVING
Floor CoveringsCarpetCeiling LiningsPainted plaster board
Wall LiningsPainted plaster boardWindow ConstructionAluminium
Internal DoorsHollow core
Log burner in good order, recommendperiodic clean
External DoorsAluminium with glass
Ventilation / DuctingPassive window ventilation
HeatingWood burner
CommentGenerally good
Moisture ScanningFluctuations normal
High weather areas free of any sign of moistureingress or condensation staining
Exterior wall scanned for moisture, nounusual fluctuations noted
Living Area 1
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LIVING
Floor CoveringsTimber T&GCeiling LiningsPainted plaster board
Wall LiningsPainted plaster boardWindow ConstructionAluminium
Internal DoorsNo internal doors
Common sheet join cracking noted, noconcerns
External DoorsAluminium with glass
Ventilation / DuctingPassive window ventilation
HeatingNo heating
CommentGenerally good
Moisture ScanningFluctuations normal
Exterior wall scanned for moisture, no unusualfluctuations noted
Dining Room
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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LIVING
Floor CoveringsCarpetCeiling LiningsPainted plaster board
Wall LiningsPainted plaster boardWindow ConstructionAluminium
Internal DoorsHollow core
Exterior wall scanned for moisture, nounusual fluctuations noted
External DoorsNo external doors
Ventilation / DuctingPassive window ventilation
HeatingElectric wall heater
CommentGenerally good
Moisture ScanningFluctuations normal
Filler popping at a few fixing areas, no concerns
Bedroom 1
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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LIVING
Floor CoveringsCarpetCeiling LiningsPainted plaster board
Wall LiningsPainted plaster boardWindow ConstructionAluminium
Internal DoorsHollow core
If decals are removed, some markings maybe left behind. Info only
External DoorsNo external doors
Ventilation / DuctingPassive window ventilation
HeatingElectric wall heater
CommentGenerally good
Moisture ScanningFluctuations normal
Exterior wall scanned for moisture, no unusualfluctuations noted
Bedroom 2
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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LIVING
Floor CoveringsCarpetCeiling LiningsPainted plaster board
Wall LiningsPainted plaster boardWindow ConstructionAluminium
Internal DoorsHollow core
Exterior wall scanned for moisture, nounusual fluctuations noted
External DoorsNo external doors
Ventilation / DuctingPassive window ventilation
HeatingElectric wall heater
CommentGenerally good
Moisture ScanningFluctuations normal
House wide. Very good quaility plaster and paintfinish
Bedroom 3
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LIVING
Floor CoveringsCarpetCeiling LiningsPainted plaster board
Wall LiningsPainted plaster boardWindow ConstructionAluminium
Internal DoorsHollow core
Unable to determine state if tanking behindthis wall.Note, no damp smells or and evidence oftanking failure
External DoorsNo external doors
Ventilation / DuctingPassive window ventilation
HeatingNo heating
CommentIn average condition
Moisture ScanningFluctuations normal
Scanned whole perimeter, no unusualfluctuations
Bedroom 4
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Findings / Image Gallery
Large garage, workshop area, very solidlyconstructed, partially lined
Auto door tested ok
Kitchen benchtop should be better sealed to wall Some minor wear and tear noted
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Findings / Image Gallery
Partial underfloor insulation, under bedrooms,new areas of home solidly constructed, noconcerns
Retrofitted aluminium joinery into existingconcrete area. Joinery well sealed, thoroughlyexamined, inside and out
Pic taken in garage. Gib linings incompleteplastering, no concerns
Store room at rear of garage.Structural retaining wall here appears welltanked, no sign of any moisture leaching frombeyond
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Findings / Image Gallery
Underside of deck above, can clearly see theformed slopes and falls, no concerns, no sign ofany failure
Good inside to exterior threshold created here,very low risk design, finished well
Small leak at this junction noted at time ofinspection, appears to have been leaking forsome time. Recommed engaging plumber toresolve. Heated water can cause prematuredecay to iron
Retaining walls solid and sound
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Findings / Image Gallery
Roof area very well detailed and in goodcondition
Some exellent workmanship on display here
Valley and ridge cap flashings in good order Leak dripping from this junction, repair needed
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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Inspection Summary
The inspection summary is not intended to replace details shown throughout the report. Please read the entiredocument as there may be issues throughout the report that the client may consider significant which may nothave been included in the inspection summary above.
InternalThe interior of this home is in exellent condition, very little wear and tear noted. It could be described as innear new condition.No unusual moisture readings were taken from any of the perceived risk or target areas.The remodelling and renovation that has taken place here has been completed to a very high standard.
ExternalThe roof areas are in good order, no concerns.Foundations are in exellent condition, solid and sound.Timer weatherboards and paint are generally in good condition, some bubbling of paint noted and someearly stage paint flaking noted. General rule of thumb is that exposed timber should be sealed. Followingthis rule, some touch up painting from time to time will certainly defer having to repaint. Exterior coatinghere is regarded as well above average.Joinery installations and detailing is very good, no concerns.
OverviewA very good example of what can be achieved with the right vision and energy.This home was a pleasure to inspect.
Visual Structural AssessmentGenerally good
Todd Russell
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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Certificate
Certificate Of InspectionIn Accordance with NZS 4306:2005
ClientSite AddressInspectorCompanyQualificationDate of Inspection
Mr SmithSampleTodd RussellTotal Home Inspection Services Ltd Qualified Builder / Experienced Inspector 30 April 2014
The following areas of the property have been inspected:Site InspectedSubfloor InspectedExterior InspectedRoof Exterior InspectedRoof Space InspectedInterior InspectedServices Partially inspectedAccessory Units, etc Briefed over
Any limitations to the coverage of the inspection are detailed in the written report.
CertificationI hereby certify that I have carried out the inspection of the property site at the above address inaccordance with NZS 4306:2005 Residential Property Inspection - and I am competent toundertake this inspection.
Inspector: Todd RussellDate: 30/04/2014
An inspection carried out in accordance with NZS 4306:2005 is not a statement that a propertycomplies with requirements of any Act, regulation or bylaw, nor is the report a warranty against anyproblems developing after the date of the property report. Refer to NZS 4306:2005 for full details.
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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Common Features
Common featuresThese are some common features that can be risk areas on monolithic/textured homes:1. Parapets and flat roofs2. Roof to wall junctions3. Pergola fixings4. Handrail fixings5. Lack of flashings to windows and penetrations6. Decks over living areas7. Balustrade to deck or balustrade to wall junctions8. Clearances at bottom of claddings9. Level of ground outside is above interior floor level
Figure 1If your house has some or all of these features it does not necessarily mean that you have aleaky home. This is why you need a reputable inspection company such as Total HomeInspection Services Ltd to survey the home you are purchasing or the home you are selling.In our experience, if these areas are detailed, sealed and flashed correctly, their risk can besignificantly minimized .Regular checking and maintenance of these areas is highly recommended to ensure theyremain issue free.
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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Monotlithic / Textured HomesMaintaining your home is very important, and for monolithic homes this is extremelyimportant. As with any type of home, if maintenance is ignored issues will arise.
Outlined above and below are areas that need to be regularly maintained. The two largeareas that should be scheduled regularly are:
1. A regular inspection of the exterior looking for hairline cracks etc. followed by a regularapplication of the correct paint system to ensure an impervious coating. Exterior paintsystems intervals can vary from 6-8 year intervals. Check with manufacturer or professional.
2. Any deck over living that has an emulsion type membrane requires a regular application ofthat emulsion. Varies 4-8year intervals. Check with manufacturer or professional.• Clearing all gutters, downpipes and balcony drains of blockages so that rainwater can drainaway quickly.
• Inspecting roofs for areas of corroded roofing material that could allow water to enter.
• Keeping the dirt level in gardens below the bottom edges of cladding to prevent moisturesoaking up inside the cladding.
• Regular checking/sealing of all penetrations through exterior cladding.
• Regular checking/sealing around windows, flashings, exterior doors etc.
To wash, use a soft brush and low-pressure hose, concentrating on areas rain doesn't reach,like walls sheltered by eaves. For sea spray, moss and lichen, you might have to use specificcleaning products or a one part bleach to four parts water solution and soft brush.
Hose off residue with plenty of water and avoid using ladders around wet areas as much aspossible. Check with the manufacturer of your cladding and your local hardware store if youare unsure.
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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Feedback
Thank you!Mr Smith
We, at T.H.I.S Ltd, trust you have found this Inspection report both helpful and informative.Our goal is to ensure that your dealings with T.H.I.S Ltd have exceeded your expectations.We are dedicated to supplying you, our client, with friendly, informative and timely service.
If we have met or exceeded your expectations we would like to hear about it, if for anyreason we have failed to meet your expectations, we would like to hear about it.This client feedback will help us to continually improve our service.Please note that this inspection has been a visual inspection only as stated in our Terms &Conditions. Whilst I have taken every care to comment on all aspects of the house, I mayhave had to make some assumptions for areas of the property that cannot be sighted. Thiswill have been stated in the report.
SERVICESPrepurchase Home InspectionsRoof, Cladding, Foundations, Interior, Moisture scanning to exterior walls.Electrical, Plumbing, Drainage.Energy Efficiency ReportsExterior walls (Insulation), Heating systems (space and water), Glazing, Under floor& concrete slabs.Safe and Sanitary InspectionsThermal Imaging inspectionsExterior walls, Leak detection, Electrical wiring hotpoints, Risk Area Investigation. Monolithic(textured) Cladding risk assessment. (Ideal for vendor)Annual Monolithic Cladding Insp.Window & door head flashings, cracking and subsidence, Surface & substrate deterioration.Full Ingressive SurveyRemoval of claddings interior or exterior for in depth substrate or services assessment.
30 Apr 2014 | Copyright 2013 THINZ Total Home Inspection Services Ltd
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