ThermoPro Inspections Ltd - Residential Inspection Specialists -

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1 - Residential Inspection Specialists - Date of Inspection: 24th February 2016 Time of Inspection: 2:00 PM Weather: Sunny-Hot Inspection Type: Pre-Sale Inspection Report Type: Full Infrared Inspection Report Address: 335B Glenfield Road Glenfield Auckland Client: Petrice Cancare Inspector: Tim Smith Report Written by : LB Reference Number: of 25

2 - TABLE OF CONTENTS Page # COVER PAGE...1 TABLE OF CONTENTS...2 Inspection Equipment...3 Weather-Tightness Observations (CLADDING)...5 Weather-Tightness Observations (ROOFING)...7 Weather-Tightness Observations (MISC)...9 Maintenance Observations...11 Areas of Concern...15 Infrared Inspection...16 General Observations...18 Report Summary...20 General Information...21 Certification:...22 Cladding Maintenance Guide...23 Terms and Conditions...24 Instructions: Thermo Pro Inspections was commissioned by the property owners to carry out a Pre-Sale Inspection and prepare a builders report on the property. An Infrared Inspection was commissioned as part of the builders report. Thermo Pro Inspectors are fully trained ISO Qualified Thermographers and were qualified to perform this inspection. The Thermo Pro Inspector may have taken the liberty to move items of furniture or personal items that we deemed necessary to carry out a comprehensive inspection of the property. The Thermo Pro Inspector may have lifted carpet in corners of rooms, on thresholds of doors, under windows and anywhere he felt was necessary to inspect the flooring. NOTE: 2 of 25

3 Inspection Equipment Normal moisture reading on window frame. Normal moisture reading on tiles over Gib For non invasive moisture testing, Thermo Pro Inspections use the Trotec T650 material moisture meter, which has a material moisture measurement of up to 40mm. The Trotec T650 material moisture meter is a Dielectric Moisture Meter. The reading for moisture is 80. Various materials give different readings and the proximity of metals, concrete and other dense materials will vary the reading from normal. Because of this, high dielectric moisture readings only indicate the possible presence of moisture. Where there is a reading indicating moisture the Thermo Pro Inspector will verify this with the Trotec T500 moisture meter or FLIR Infra-red Camera. Moisture reading at base of door frame. Reading in framing of bay window seat. For invasive and moderately invasive moisture readings the Trotec T500 moisture meter is used. The Trotec T500 moisture meter gives a percentage reading of moisture in wood or plaster board using the resistance method. It is suitable for testing in areas where the pin holes it makes are not a concern. The Trotec T500 moisture meter is the best device for verifying moisture readings detected by non invasive means. 3 of 25

4 Inspection Equipment.. Cont'd For infra-red inspections Thermo Pro Inspections use the FLIR T 200 Infra-red Camera. Thermo Pro Inspectors are ISO certified thermographers. What looks like a normal ceiling with good paint finish. Infra-red shows moisture from an upstairs terrace with a leaky door threshold. Infrared camera will help locate or verify moisture presence in many areas. All thermal anomalies are verified with non invasive moisture meters. 4 of 25

5 Weather-Tightness Observations (CLADDING) The property inspected is clad with EIFS insulated The cladding system is in mostly good condition. plaster (Insulclad) on timber framing. See maintenance for exceptions. The aluminium joinery is in good condition, all windows and doors opened and closed freely. Joinery has typical weather details for the early type Insulclad. It incorporates an over lap rather than flashings. The windows rely on sealant to keep the building waterproof. Moisture readings taken internally were mostly normal at time of inspection. Cladding penetrations are well sealed. Cladding to ground clearances are minimal. Refer to maintenance for further details. 5 of 25

6 Weather-Tightness Observations (CLADDING) There are some cedar weather-board feature walls. Boards are are stained/painted, corner mouldings appear in good condition. Ground clearance is minimal. 6 of 25

7 Weather-Tightness Observations (ROOFING) The roof is clad with Coloursteel tiles. Roof pitch appears to be adequate for the roofing material. The Coloursteel tile roof is in average weathered condition. The roof penetrations are correctly flashed and well sealed. Flashings are correct type for roof profile and in mostly good condition. Refer to maintenance for further details. The ridge flashings are correct type and well formed. The Coloursteel gutters were in good condition at time of inspection. 7 of 25

8 Weather-Tightness Observations (ROOFING) Apron flashings must be well sealed, but no kick- The PVC downpipes are secure and in mostly out flashings are installed. good condition. Refer to maintenance for further details. Low pitched carport roof section is clad with tray-type Coloursteel sheets, in good condition. There is a brand new flashing at the roof junction which is the correct type for roof profile. 8 of 25

9 Weather-Tightness Observations (MISC) The garage entry has no cover and adequate drip Surface storm-water drain installed at edge of edge. paving. There is inadequate gap between decking and Moisture can be trapped between the cladding cladding. Min. clearance of 12mm recommended. and deck causing moisture ingress. The upper level deck surface is clad with open draining timber decking. The deck parapets are well plastered with timber capping. No saddle flashings installed. Refer to maintenance for further details. 9 of 25

10 Weather-Tightness Observations (MISC) Ensure the bottom door channels are kept clean and drain holes open to avoid risk of moisture ingress. The timber garden retaining walls are in mostly good condition. 10 of 25

11 Maintenance Observations Kitchen cabinet door hinges need adjustment. Door hardware is in need of maintenance, loose hinges on master bedroom french doors are causing door to bind. Tighten screws to secure. Infrared inspection of the bathroom ceiling found thermal anomalies indicating moisture ingress. Dampness conformed with dielectric moisture meter. It is unclear whether this is from before roof flashings were replaced. No visible damage or water ingress. Probably an intermittent leak. Recommend re-check in two weeks. Recommended minimum cladding to paving clearance is 150mm. Inadequate clearance can be a risk to moisture ingress. This building was constructed before ground clearance was required for plaster cladding. 11 of 25

12 Maintenance Observations Cracks in the plaster cladding beside and over garage door need maintenance, refer to Cladding Maintenance Guide at end of this report. Other cracks in plaster cladding require maintenance. Concrete haunching around gully trap is broken. Timber decking requires maintenance, split decking, nails are popping, and stain needs renewing. 12 of 25

13 Maintenance Observations Flashing tap has been applied to junction of There is cracking and isolated decay in some of Coloursteel tiles and barge flashings. This is a barge boards. temporary fix. But should last a number of years. Junction of timber parapet capping and cladding needs to be well sealed. Timber capping is cracking with soft spots indicating rot. Timber needs repair and re-painting. Paint surface on Coloursteel tiles is faded and needs re-painting. Lead edges to this apron flashing are broken. This is a risk to moisture ingress. Consult qualified roofer to replace or repair. 13 of 25

14 Maintenance Observations Drainpipe from upper level roof should not discharge directly on apron flashings. This can be a risk to moisture ingress. Install a diverter or spreader. 14 of 25

15 Areas of Concern Inspection of the lounge found high moisture readings and localised rot in the bottom plate. This is the corner close to the front entrance. Further investigation found the likely source is the window sill in the bedroom above. There is old silicone which has deteriorated and a bonded flashing over the front door area. Will need further investigation to confirm source of leak and extent of timber decay. Inspection of the laundry found high moisture readings in back wall under the tub and in skirting boards adjacent to the tub. Skirting boards are swollen. This needs further investigation to determine the source of moisture ingress or plumbing leak. 15 of 25

16 Infrared Inspection Digital image of kitchen ceiling. No thermal anomalies in the infrared image. Digital image of lounge ceiling. No thermal anomalies in the infrared image. Digital image of hallway ceiling. No thermal anomalies in the infrared image. 16 of 25

17 Infrared Inspection Digital image of laundry ceiling. No thermal anomalies in the infrared image. Digital image of study ceiling. No thermal anomalies in the infrared image. Digital image of garage wall/doorway. No thermal anomalies in the infrared image. Infrared inspection of all exterior walls and ceilings taken internally, found one moisture related thermal anomaly at time of inspection. See maintenance for further comment. NOTE: Images used are a representative sample of a full scan of the property. 17 of 25

18 General Observations Kitchen Inspected, cupboards and drawers checked, Refer to maintenance details. Laundry inspected, moisture readings were mostly normal at time of inspection, Refer to maintenance details. Main bathroom inspected, moisture readings were mostly normal at time of inspection. See maintenance for further comment. Upstairs bathroom inspected, moisture readings were normal at time of inspection. All bedrooms inspected, moisture readings were normal at time of inspection. Living areas inspected, most moisture readings were normal at time of inspection, Refer to maintenance details. Hot water cylinder inspected. Dated: September 2010 Hot water cylinder pipes & valves checked for leaks. OK The garage door was tested, garage moisture readings were normal at time of inspection. The roof space was inspected insulation present. There was no sign of moisture ingress or damage at time of inspection. Electrical distribution board has modern circuit breakers and RCD installed. 18 of 25

19 General Observations Heat pump not tested. Normal servicing & cleaning is required to maintain effective performance. This property was constructed Garden shed located at rear, not before untreated timber was inspected. used in residential construction. Timber appears to be marked as treated but writing was not clear. 19 of 25

20 Report Summary Cladding & Joinery: The EIFS insulated plaster on timber framing is in average condition. The aluminium joinery is in good condition. Joinery has correct flashings and weather details, all windows and doors opened and closed freely. Roofing: The Coloursteel tile roof is in average weathered condition. The Coloursteel gutters are in good condition. Roof pitch appears to be adequate for the roofing material. Flashings are correct type for roof profile and in good condition. Roof Space: The roof space was inspected & insulation present over all areas. There was no sign of moisture ingress or damage at time of inspection. Foundation/slab: The foundation is concrete footings and slab. The floor is concrete with no obvious signs of failure at time of inspection. Non Invasive Moisture Readings: Non invasive moisture meter readings taken internally around all windows, exterior doors, and around utilities, were mostly normal at time of inspection, Refer to maintenance for details. Infrared Inspection: Infrared inspection of all exterior walls and ceilings taken internally, found one moisture related thermal anomaly at time of inspection. General comments: The property is in average overall condition. It has some outstanding maintenance issues and two obvious areas of concern. General wear and tear is consistent with the age of the property. Note: This property was constructed before untreated timber was used in residential construction. It is likely to be H1 Boric Treated timber. Timber appears to be marked as treated but writing was not clear. Our Service Commitment Thermo Pro's services to you are in the delivery of quality house inspections. Our inspectors have a range of building related experience. With this industry knowledge we are better equipped to identify good building practices from bad and find any problems or potential problems. Our use of infrared and moisture detection technologies increases our level of accuracy and certainty in identifying weather-tightness issues and structural anomalies. We strive for a high standard in what we do, thorough pre-sale and pre-purchase house inspections. We are not experts in any single building discipline (plastering, plumbing, electrical, roofing etc.) We endeavour to clarify wherever possible the limitations of our advice, conclusions or recommendations. Our professional opinion is not a guarantee against future failure in any product or service. Any conclusions drawn in our report should be verified or qualified by a trade expert in the area concerned. Definition of Terms Very Good As new condition. No maintenance issues. Good Some expected wear for age of property, some standard/minor maintenance issues. Reasonably Good More areas that need attention than reasonable for age of property but not of major concern. Average Average condition for the age of property, expected no. of maintenance issues and wear present. Poor Low maintenance levels, neglected upkeep requiring significant repairs. Very Poor Major areas of concern and significant maintenance issues, failure of materials. Areas of Concern Significant number and/or severity of maintenance issues, or product failures, requiring urgency. 20 of 25

21 General Information Scope of inspection: Under the Standards NZS 4306, the scope of the Inspection is limited to a visual inspection of the components of the building, which the inspector has reasonable access to and being in their clear line of sight. The report shall include grounds, retaining walls, house exterior, structure, foundations and sub-floor area, roofs ceiling space, security, plumbing summary, electrical summary, heating summary, interior summary of rooms, checking for the operation of all doors and windows is also included. The purpose of the property inspection is to identify significant defects visible at the time of the inspection, the report shall reflect conditions as found on the day of inspection only. Minor fault or defect as described in the NZS 4306: a matter which in the view of the age, type or condition of the residential building, does not require substantial repairs or urgent attention and rectification and which could be attended to during normal maintenance. Note- minor defects are common to most properties and may include minor blemishes, corrosion, cracking, weathering, general deterioration, unevenness, and physical damage to materials and finishes. The inspector shall consider when making the assessment, matters such as instability, weather tightness risk and the standard of workmanship. Limitations: Any areas that are concealed, contained, inaccessible, or cannot be sighted, due to walls, wall linings, ceiling linings, floors, paths, soils, gardens, insulation, furniture, stored items, systems, vehicles, personal items, or any other object will not be inspected or included in the report. The client shall assume all risk, for any condition or problems that may be concealed at the time of the inspection. No item shall be dismantled, moved, or dislodged during the inspection, and there will be no destructive testing undertaken. Reasonable access: Areas where safe, unobstructed access is provided and the minimum clearances specified in Table 1 are available; or where these clearances are not available, areas within the inspectors unobstructed line of sight. Note- It shall be clearly stated if no access was available, or access to limited areas only was available at the time inspection was carried out. Table-1 Area Access manhole mm Crawl Space mm Height Roof Space 450mm x 400mm 600mm x 600mm Accessible from a 3.6m Ladder Sub-floor 500mm x 400mm Vertical Clearance Timber Floor; 400mm* Concrete Floor; 500mm Roof Exterior Accessible from a 3.6m Ladder *From underside of bearer 21 of 25

22 Certification: ThermoPro Certificate We hereby certify that I have carried out the inspection of the property at: 335B Glenfield Road Glenfield Auckland Ref: 5748 In accordance with NZS4306:2005 Residential Property Inspection and we are competent to undertake this inspection. Signature: Tim Smith Date: 24th February 2016 Director Member Building Officials Institute of NZ Limitations: The client shall assume all risk, for any condition or problems that may be concealed at the time of inspection. No item shall be dismantled, moved, or dislodged during the inspection, and there will be no destructive testing undertaken. An investigation of the condition and location of underground drainage and services and of hidden electrical, gas and plumbing is not included. No invasive or destructive inspection methods have been used in the assessment and concealed work not inspected, therefore no opinion or warranty can be offered in respect of the said concealed work. An inspection carried out in accordance with NZS4306:2005 is not a statement that a property complies with the requirements of any Act, regulation or by-law. 22 of 25

23 Cladding Maintenance Guide All Cladding Systems: Regular maintenance - is essential in maintaining the water tightness and longevity of all cladding systems. Regular cleaning - (at least annually) of the paint coating is required to remove grime, dirt and organic growth and to maximize the life and appearance of the coating. Grime may be removed by brushing with a soft brush, warm water and detergent. Plaster Cladding Systems Repair/Maintenance: Re-painting - Paint system must be re coated at approximately 5-7 year intervals in accordance with Plaster system manufacturers instructions. Annual inspections - must be made to ensure that all aspects of the cladding system, including the coating system, plaster, flashings and any control joins, cladding to ground clearances remain in a waterproof condition. Any cracks, damaged areas or areas showing signs of deterioration, build-up of gardens next to cladding which would allow moisture ingress, must be repaired/corrected immediately. Repair and Maintenance of cracks: What to look for; Places where water can get into the framing, and Some signs that water has already got in are: holes, cracks, loose plaster, loose fixings, joints that have separated, around joinery, anywhere where the sealing has failed, or any area where water can pool against or soak into cladding. Moisture staining and other visible water damage. Musty smells. Efflorescence (white chalky substance) at junctions or cracks. Mould, moss or colour degradation. Blistering or fading of paintwork, or bubbling or peeling of wallpaper. Levels of damage: Cracks under 1mm wide can be painted over using an Elastomeric Paint after correct preparation and cleaning of the affected area. Cracks over 1mm require filling with an MS type paintable Elastomeric Sealant and then repainted with elastomeric paint. Significant cracks or damage require the plaster system to be ground off and reinforcing fibreglass mesh fixed and plastered over. Want more information on monolithic cladding (plaster cladding) go to our website page: 23 of 25

24 Terms and Conditions ThermoPro Terms and Conditions 1. Pricing As per Services and prices page on our website. 2. Terms of payment Payment of our fee is payable upon provision of the report and invoice. Payment should be made direct as per instructions on our invoice. 3. Standard of inspections Our inspections are intended to be carried out in accordance with New Zealand Standard NZS 4306:2005. A copy of the standard can be obtained from Standards New Zealand. A property report is intended to report on the following matters which may be identified using the external inspection methods employed by Thermopro Inspections Ltd. (a) Significant defects; (b) Particular attributes; (c) Gradual deterioration; and (d) Significant maintenance required. A property report is not a destructive test, a Code Compliance Certificate, a Certificate of Acceptance under the Building Act, nor a statement that the property complies with the requirements of the Building Act or any other Act, regulation, or by-law. A property report is not a warranty against problems developing with the building after the date of the report. Estimating the cost of remedying defects is also not part of the report. 4. Ongoing maintenance All buildings will deteriorate without proper maintenance. A copy of some tips in relation to proper maintenance is available in this report and on our website. 5. Limitations of liability and unavailability of professional indemnity insurance Although our inspections are intended to give a reasonable assessment of the condition of the property, and are intended to be carried out in accordance with the applicable New Zealand Standard, without destructive testing it is not possible to be 100% certain that all potential defects have been discovered. There is also the possibility that the owner of the property may have intentionally disguised defects in the property. Our inspection in confined to the limitations specified by New Zealand Standard NZS 4306:2005 for property inspections. Due to these factors it is not possible for us to guarantee that all potential defects have been discovered. Due to the number of leaky building claims in New Zealand it is no longer practical to obtain professional indemnity insurance. Continued of 25

25 Notwithstanding anything in this or any other agreement with Thermopro Inspections Ltd, the liability of Thermopro Inspections Ltd, the person carrying out the inspection, and all of Thermopro Inspections Ltd s employees, contractors, directors and shareholders ( the protected parties ), for any loss, damage or delay arising from any act, default or omission (whether negligent or otherwise) in relation to the inspection, the report, or any service provided by, or statement made by, or act of, any of the protected parties ( the defects ): (a) Is restricted to any bad faith defects; (b) Is excluded in the case of all other defects made in good faith, including mistakes, misdescriptions and omissions whether made negligently or recklessly, and whether they occurred during the course of the inspection, were made orally, in the written report, or otherwise howsoever; (c) Shall be limited to physical damage or injury to any person or property which in any case is the foreseeable result of the defect; (d) Shall be excluded in the case of economic and consequential loss (including loss of rent or enjoyment of the property) (e) In any event is limited to the fee paid to Thermopro Inspections Ltd. The above limitations are severable with the intention that if any one of them is unenforceable then the other limitations will still be enforceable. This limitation of liability binds the person who requested the report, and any other person to who the report is provided to, together with their successors and assigns. The report generated by Thermopro Inspections Ltd is not to be relied upon by any person other than the person to whom the report is addressed to. 25 of 25