Po Box Chartwell 3248 Hamilton Free Ph

Transcription

1 Po Box Chartwell 3248 Hamilton Free Ph

2 INTRODUCTION Independent building inspection report on 12 Holly Place, Rototuna North, Hamilton This report has been prepared at the request of Brodette Investments Brodette Investments are the prospective purchaser of the property and has engaged Kiwi House Inspections Limited to inspect the dwelling and provide a building inspection report on the dwelling. The inspection was carried out on 25 October 2017 by Tony Bankier, being a building consultant, with 28 years practical building experience, both commercial and residential in New Zealand and offshore. 2

3 INSPECTION DETAILS Date: 25 October 2017 Inspector: Tony Bankier Client Name: Brodette Investments Address of Property: 12 Holly Place Rototuna North Hamilton Contact Name & Phone: Odette dawson Others present at the Time of Inspection: agent-kat Weather Conditions At Time of Inspection: Fine 3

4 27 October2017 To: Brodette Investments, INDEPENDENT BUILDING INSPECTION 12 Holly Place, Rototuna North, Hamilton Following recent inspection of the above property, we are pleased to submit our report and findings as follows: DESCRIPTION A freestanding, five bedroom two bathroom dwelling built in a single level configuration of modern design. Construction consists of timber framing with a steel pressed tile roof, powder coated metal external fascia & guttering with PVC downpipes. The exterior cladding is a spray plastered coat that covers polystyrene sheets and then has a painted finish, cladding is fixed to batons then building wrap installed over the framework-so has a vented and drained cavity installed. The soffits are hardiflex sheets with a paint finish, well fixed and maintained. The joinery is aluminum with 20mm grooved liners to the interior. There are timber fences to the boundary and the rear yard is fully fenced The three-car garage which has a concrete carpeted floor and has an electric door openers-one single one double. Garage has carpet installed to the floor. The dwelling appears to be in good condition for its type and age. 4

5 FOUNDATIONS AND SUBFLOOR The dwelling is built on a concrete slab-there is no signs of movement visible on the exterior edges. The concrete slab foundations appear to be well constructed and in good condition- in some outside areas, minor cracked areas in the concrete can be seen, drainage installed to the patio area, paths are in good condition Driveway is concrete and has minor cracking in places-reasonable condition 5

6 CLADDING The exterior cladding is Insuclad, a spray plastered coat that covers polystyrene sheets and then has a painted finish, cladding fixed to batons then building wrap installed over the framework-vented and drained cavity. The cladding system is considered to be a monolithic cladding and, as a result, monolithic claddings require that a paint finish is to be maintained to a relatively high standard, as any cracking has the potential to allow moisture ingress into the cavity/ framework and the paint finish acts as the waterproof membrane for the entire cladding. The complete painting maintenance has been done recently- overtime some minor touch up on cracks found that are exposed to weather on window sills/edges will be needed -check for cracks on the corners of window sills which are common to occur overtime. NO elevated moisture readings inside where tested on the day of inspection. It is generally accepted that exterior claddings of this type need to be repainted every 5 7 years with an elasto-meric paint system and re-sealing the joinery to the cladding at the same time to ensure the system remains watertight and, thus, preventing moisture ingress occurring into the internal framing. 6

7 ROOF, FASCIA & GUTTERS The roof is generally in good condition, showing no obvious signs of foot traffic damage, there is heavy grade building paper installed beneath, the roof is waterproof with all flashings suitably fixed. Loose nail on one ridge cap. Roof penetrations, edges and valleys are flashed and sealed appropriately. Valleys and gutters are currently clear of debris. 7

8 ROOF, FASCIA & GUTTERS (CONT D) Down pipes fixed well and no signs of problems with these at the time of inspection. Metal fascia, painted soffits and powder coated metal spouting in good condition. Cleaning and maintenance will assist in keeping this dwelling roof in good condition and prolong the life of the materials used Overall the roof is in good condition 8

9 ROOF, FASCIA & GUTTERS (CONT D) Conventional, specific design manufactured roof trusses in a gable end/hip and valley formation form the entire roof area. Trusses are skew-nailed and z nailed to comply with NZS3604. Heavyweight roofing underlay has been correctly installed. The ceiling is well insulated with blanket type insulation- above the garage has storage area. Ventilation unit in good condition. No insulation above garage 9

10 EXTERNAL JOINERY The aluminum joinery is generally in good condition throughout. Head flashings have been correctly installed and the joinery is generally well sealed to the cladding affording adequate protection from the elements. The cladding has been correctly installed with falls away from the bottom sills. Doors and windows double glazed appear to be operating correctly with all latches in good order. Ceramic tiles installed to the entrances 10

11 DRAINAGE & PLUMBING Vanities, showers, basins and kitchen installed in the dwelling have been fitted with the appropriate PVC wastes and traps. Adequate falls have been obtained from the units to the discharge point and gully traps. Wastepipes are correctly fitted to gully traps. Gully dish is correctly supported and is clear of potential blockages. Sealant lines are still in good condition Pressure of faucets good. Plumbing fittings are in good working order. 11

12 DRAINAGE & PLUMBING The tiled showers are in reasonable condition, keep the sealant and grout lines installed in good condition to prevent and leaking at any of the edges. When moisture tested behind the shower in the wall the timbers are found to be completely normal condition-keep these areas well sealed at all times. There is a minor drip on the kitchen sink plumbing fitting to repair. 12

13 EXTERIOR FINISHED GROUND LEVELS The current finished ground levels are more than satisfactory to prevent any moisture ingress by means of capillary action, with concreted and paved areas having the correct falls away from the dwelling. Front entrance is tiled in good condition. Good drainage & ground clearance to the joinery installed 13

14 ELECTRICAL A distribution board has been professionally installed to the interior with no obvious signs of excess heat build up at either the board or power points. A smart meter power board has been professionally installed to the exterior of the dwelling. The correct certificates are visible for the install. 14

15 INTERIOR The interior to the dwelling is generally in good condition throughout having been well maintained to date. The kitchen bench tops and units are all in good condition for their type and age. The oven, dishwasher, etc appear to be in good working order. Gas supplied by mains meter located on exterior. Generally, the dwelling is carpeted throughout with other flooring consisting of ceramic tiles to the entrance, kitchen and in bathroom areas which are generally in good condition, there is carpet in the lounge and bedrooms. Walls and ceilings to the interior consist of gibboard, stopped/painted and have been finished to a good standard. Smoke alarms fitted. 15

16 INTERIOR Light fittings, both surface mounted and recessed, are in good condition and functioning adequately. Overall the interior is in good condition Heat pump installed 16

17 HOT WATER There is a Rinnai infinityxr20 gas mains supplied Hot Water Unit installed to the exterior wall. Valves and connections are in good condition currently-keep an eye on this one-call plumber is any leaking seen when in use 17

18 MOISTURE CONTENT READINGS Moisture content readings were taken throughout the dwelling internally at well known areas for moisture ingress to occur. In this particular dwelling, moisture ingress is only likely to occur in certain areas. Specifically these are; apron flashings not correctly let out from the cladding; the intersection of timber fascia, boards and cladding which have not been correctly sealed; and, any cracking in the cladding above windows and particularly around the sill areas where surface water is easily drawn in over a period of time if the joinery is not kept well sealed to the cladding. When moisture ingress occurs in these areas, the moisture is generally detectable above and below the windows and the bottom plates directly below windows; internally directly behind apron flashings and fascia/cladding intersections. These numbers were consistently below the acceptable level through the entire dwelling around windows/bottom plates checked. Moisture content readings were taken using a Tro Tec T650 capacitive noninvasive moisture meter in the following sequence; readings were taken above and below each side of all joinery and along the bottom plates starting with the kitchen, through the dining and lounge areas into the toilet/laundry area, master bedroom, ensuite, main bathroom and so on. A base reading was taken on an internal wall at the entry which is known to be dry giving a reading of 24 all readings returned figures of 26 and 47 indicating there was no excess moisture present in the internal framing in the areas tested at the time of inspection 18

19 MOISTURE CONTENT READINGS Generally, moisture content readings of framing that read between 20 and 60 are considered to be dry, in that, timber framing will always retain an element of moisture, even after it has been kiln dried and generally it is accepted that internal timber framing may have the linings fixed with a moisture content reading of 60 or less. Further to this, moisture content readings tend to be 2-3% higher than normal during high humidity and air temperatures. 19

20 SUMMARY Timber fences are in good condition around the property In conclusion, it is our professional opinion that the dwelling is generally sound and of good construction, methods and workmanship, subject to comments on remedial work. We trust this information is sufficient for your requirements but should you have any query regarding this report, or should there be any matter arising therein, please feel free to contact me further. Yours faithfully KIWI HOUSE INSPECTIONS LIMITED Tony Bankier BUILDING CONSULTANT Please quote our reference 1824 for any future matters concerning this report. 20

21 KIWI HOUSE INSPECTIONS LIMITED STATEMENT OF POLICIES General: This inspection report is based on a limited visual inspection of the dwelling in general. The intention of the inspection is to identify any current or potential areas that may lead to further deterioration if left unattended. The report will generally include; foundations & subfloor, exterior finished ground levels, exterior cladding, roof & roofing elements, insulation, external joinery, decks, fencing & retaining walls, concreted areas and the interior, etc. Non-invasive moisture content readings are indicative only and cannot be relied upon solely to detect areas of mould, toxins or dry rot, etc. The inspection will be in accordance with NZS4306:2005 NZ Standard residential property inspection. Limitations: Any areas which are inaccessible, cannot be seen or are concealed including walls, ceilings, floors, insulation, locked or inaccessible rooms, have not been inspected or any comments offered therein and the addressee agrees to assume all the risk for any condition or problems which may be concealed at the time of inspection. The information in this report and any attached pages is intended for the use of the addressee only and cannot be relied upon by any person other than to whom it is addressed. The information it contains is classified as In Confidence and may be legally privileged. If you are not the addressee, any disclosure, photocopying, distribution or use of the contents of this report is prohibited. Access: Access is deemed to be that which is safe, unobstructed, with a minimum of 450x450mm access to subfloor through an opening that can be easily accessed, a minimum of 600x600mm access to ceiling cavities and roofs which can be safely accessed from a 3.6m ladder. 21

22 Exclusions: We have not inspected and do not comment on geological stability, soil conditions, underground services and life expectancy of materials. This report does not include the structural engineering, electrical, plumbing, gas piping and fitting, home heating state of the premises, swimming or spa pools, septic tanks, insect attack/borer.this report does not propose to be a full Weather-tightness Assessment, and any non-invasive moisture content readings are indicative and only relevant at the time of inspection. We advise independent, professional advice in these areas. We assume that all improvements lie within the title boundary, which we have not searched or provided any comment on. We have not obtained a LIM or inspected Council files and recommend that the owner obtain a LIM or consider engaging our LIS service. Liability Limitations & Disputes: We offer you our opinion as at the date of inspection and give no warranty as to the future. The addressee understands and agrees that any claim against the accuracy of the report is limited to specific areas only which may not be included within the report. The addressee agrees to notify the inspector of any disputes in written form within 10 days of discovery. The addressee further agrees that with the exception of emergency conditions no alterations, replacements or repairs shall be carried out before the inspector can re-inspect areas in dispute. The addressee understands and agrees that failure to notify the inspector as stated above shall constitute a waiver of any and all claims for failing to accurately report the condition or discovery. This report should not be construed as a full weather-tightness assessment as no destructive or invasive investigation methods have been undertaken. This report cannot be forwarded to or reissued to any third parties in the event of the resale of the dwelling. 22