Structural Defects Report for Existing Dwelling 3 Louie Court, Bright

Transcription

1 Glenn Lawrence Building Inspections PO Box 589, Bright VIC, 3741 (03) Structural Defects Report for Existing Dwelling 3 Louie Court, Bright Report prepared for Adrian Feltrin 1

2 TABLE OF CONTENTS SECTION 1: EXECUTIVE SUMMARY 3 SECTION 2: INTRODUCTION 4 SECTION 3: SITE 5 SECTION 4: FOUNDATIONS/SLAB/STRUCTURE 6 SECTION 5: EXTERIOR 7 SECTION 6: ROOF 8 SECTION 7: INTERNAL 9 SECTION 8: SERVICES/APPLIANCES 10 SECTION 9: LIFE AND SAFETY 10 SECTION 10: CONCLUSION 11 SECTION 11: LIABILITY DISCLAIMER 12 & 13 2

3 SECTION 1: EXECUTIVE SUMMARY 1.1 Location and building description The subject building is situated at 3 Louie Court, Bright. It is estimated that the building is approximately 10+ years old. The building is a brick veneer dwelling with colour bond roofing. 1.2 General physical condition The report will highlight issues that have been discovered during the inspection that will show minor/major issues that may not be directly structural but in time may affect structural components to the dwelling and will need to be attended to. 1.3 Summary of items recommended for annual maintenance/repair/replacement/restoration; short/long term: Asbestos, Consultant to investigate possible asbestos; Change shower waste; Termites and vermin Consultant to investigate possible Termite. 1.4 Components unable to be inspected and should be taken in consideration in making decision of purchase: Roof space in its entirety was limited due to access; Unable to investigate type and or structure configuration of foundation below ground level; Cavity of walls; Wiring and plumbing that is unseen within walls and under-ground; Asbestos, termites and vermin; Aspects of interior due to tenant s furniture and possessions etc. 1.5 Systems/components requiring further professional evaluation/more information Electrical and all it ancillaries 1.6 Additional/out of scope Considerations Energy audit not given; Termite inspection and report; Asbestos. 3

4 SECTION 2: INTRODUCTION INSPECTION AUTHORISATION AND SCOPE This Report represents an opinion based upon a visual observation in conducting a domestic building inspection on the building. The Report as presented herein outlines the inspector s observations and opinions regarding the physical condition of the subject buildings as noted at the time of the inspection based solely on visual examination of readily accessible building systems and elements. The Report makes recommendations for remedial actions considered to be beyond normal maintenance and upkeep of the buildings including major defects, updating older/aging major components and addressing other issues/concerns within the scope of the inspection. The Report is not intended as a warranty or guarantee of any kind regarding the physical condition, sale or merchantability of the property as it pertains to adequacy, performance or fitness for use. The Report is prepared exclusively for the client named herein and shall not be assigned, transferred or sold to any outside third party. The inspection was conducted by Glenn Lawrence on the 8 th of February Access into and around the subject building was restricted with clearance such as roof space, garden beds. Internally the house had furniture and the like which made access limited to inspect building elements either physically and/or visually ARCHITECTURAL PLANS/DRAWINGS No plans of the existing building were available at the time of the inspection INQUIRIES TO LOCAL AUTHORITIES None provided or made aware of at the time of the inspection. 4

5 SECTION 3: SITE DESCRIPTION East North South West FINISH, GRADING, DRAINAGE AND LANDSCAPING The external apron consists of pavers and concrete paths, grass vegetation, and some garden beds abutting the building, with a gravel driveway leading up to the property. The property drainage seems reasonable but further investigation is required as weather very dry at time of inspection; and having garden beds abutting can encourage more moisture from watering and may also attract termites due to moisture and shade. Some small shrubbery and small trees surrounding property UTILITIES Electrical, gas, plumbing, waste water, storm water and telecommunications supply property OBSERVATIONS AND RECOMMENDATIONS Further investigation to sewer/septic drainage; Electricity requiring further professional evaluation/more information; Stormwater and drainage runoff; Arborist to investigate trees and shrubs and their effect they may have on foundation and integrity of buildings during their growth life and their present status; Read pest report by pest inspector in conjunction with this report if obtained. 5

6 SECTION 4: FOUNDATIONS/SLAB/STRUCTURE DESCRIPTION Foundation Most likely raft slab Sub-Floor N/A Floors Concrete Other Concrete paving to apron 4.2 OBSERVATIONS AND RECOMMENDATIONS Termites and vermin Consultant to investigate if Termites are present; Any beneath ground components not investigated; Arborist to investigate trees and shrubs and their effect they may have on foundation during their growth life. 6

7 SECTION 5: EXTERIOR DESCRIPTION OBSERVATIONS AND RECOMMENDATIONS Although not all related directly to structural elements, reduction in the integrity of below items may in the long term affect the structural integrity of the dwelling; Exposed external timbers in good condition; Maintenance to all exposed timbers on a regular annual time frame to maintain the integrity of timbers Read report by pest inspector in conjunction with this report f obtained. 7

8 SECTION 6: ROOF DESCRIPTION Roofing Colourbond corrugated roofing Guttering and downpipes Metal colourbond guttering with & PVC downpipes Flashings, fascia/barges and soffit lining Metal flashings with Metal colourbond fascia boards OBSERVATIONS AND RECOMMENDATIONS Roof space in its entirety was limited due to access; External Surface discolour to some parts of roofing expected, replacement long term as rust may form; Roofing and ancillaries to be annually checked and not limited to roof screws and flashings; Further investigation to underground stormwater; Read report by plumber in conjunction with this report if obtained; 8

9 SECTION DESCRIPTION SECTION 7: INTERNAL (non-structural) Walls & Ceiling Plaster walls & ceiling Floor and coverings Carpet & tiles on concrete floor Doors/Windows Aluminium windows and doors 7.2 COMMENTS AND OR RECOMMENDATIONS Corroding Chrome shower waste to be replaced; Read report by pest inspector in conjunction with this report; Read plumbing report in conjunction with this report if obtained; 9

10 SECTION 8: SERVICES/APPLIANCES N/A (Not of a structual nature) Service and appliances have not been checked Plumbing: Refer to plumbing report if obtained Electrical N/A Recommendations Recommend all electrical wiring & appliance to be assessed by qualified electrician Description N/A not of structural nature Fire hydrants, hose reels and extinguishers N/A Exit signage and doors and emergency lighting N/A. SECTION 9: LIFE AND FIRE SAFETY Smoke Detectors Smoke detectors and operational at time of inspection; Recommendations Annual check and replacement of smoke detector batteries 10

11 SECTION 10: CONCLUSION Based on the information obtained at the time of inspection, main concerns are as follows that require immediate attention: Replacement Shower Chrome waste; Pest inspection report to be read in conjunction with building report if obtained; Read plumbers report in conjunction with this report if obtained; Arborist inspection for trees close to dwelling; Asbestos consultant to investigate further into possible asbestos present. This report is a structural report and does not include anything outside the scope of structural defects but however please note there are items that require attention but are deemed of either a normal maintenance program for a dwelling and or have no adverse implications to structural integrity and have been noted in this report. Finally, in summing up at time of inspection the dwelling has no major structural defects, with only some minor works required and cosmetic items in the long term. Overall normal defect conditions for a dwelling of this age with normal maintence and up keep required. Areas NOT Inspected: No inspection was made, and no report is submitted, for inaccessible areas such as, but may not be limited to, cavity walls, concealed frame timbers, eaves, soil concealed by concrete paths, wall linings, landscaping, tiling, appliances, stored items, insulation, hollow blocks/posts, electrical and plumbing which includes underground services etc. Prepared by: Glenn Lawrence Building Inspections Glenn Lawrence Glenn Lawrence Building Inspections Shop 4, 1a Camp Street, PO Box 589, BRIGHT, Vic T: M:

12 SECTION 11: LIABILITY DISCLAIMER Liability Disclaimer Note: The areas listed above are a broad indication of the areas inspected. Within these areas, some further Investigation would be required to have a more comprehensive report. If any recommendation has been made within this report it has been based on a visual and physical probing inspection only. In my professional opinion if my evaluation deems my investigation as being at "High Risk" due to limited access further access must be gained. We strongly recommend that works if categorized as being High Risk to resolve this problem should be implemented immediately. Contact the Inspector Please feel free to contact the inspector who carried out this inspection. Often it is difficult to fully explain situations, problems, access difficulties, building faults or their importance 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. The inspection and report was carried out by: Glenn Lawrence (Contact telephone number: ) Dated this: 8 th of February 2018 Property Address: 3 Louie Court, Bright Vic TERMS AND CONDITIONS THIS IS A VISUAL INSPECTION ONLY Important Information Regarding the Scope and Limitations of Inspection and this Report relies upon the contents of this report does so acknowledging that the following clauses, which define the Scope and Limitations of the inspection, form an integral part of the report. 1) This report is not an all-encompassing report dealing with the building from every aspect. It is a reasonable attempt to identify any obvious or significant defects apparent at the time of the inspection. Whether or not a defect is considered significant or not, depends, to a large extent, upon the age and type of building inspected. This Report attempts to assist in judging a building according to its age and level of maintenance and in providing relative comparisons. It is unrealistic to expect comment on minor defects or imperfections in the Standard Defects Report. If this is required, a Special Purpose Defects Report is recommended. This report is not a Certificate of Compliance with the requirements of any Act, Regulation, Ordinance or By-law or, as a warranty or an insurance policy against problems developing with the building in the future. It is not a structural report. Should you require any advice of a structural nature you should contact a structural engineer. 2) This is a visual inspection only of accessible and visible elements to the Inspector on the date of Inspection. The inspection DID NOT include breaking apart, dismantling, removing or moving objects including, but not limited to, mouldings, floor or wall coverings, floors, and furnishings. The inspector CANNOT see inside walls, between floors, other areas that are concealed or obstructed. The inspector DID NOT dig, gouge, force or perform any other invasive procedures. Visible timbers CANNOT be destructively probed or hit without the written permission of the property owner. 3) This Report is not a guarantee that defects and/or damage does not exist in any inaccessible or partly inaccessible areas or sections of the property. In the event of any controversy or claim arising out of, or relating to this Report, either party must give written Notice of the dispute to the other party. If the dispute is not resolved within ten (10) days from the service of the Notice then the dispute shall be referred to a mediator nominated by the Inspector. Should the dispute not be resolved by mediation then either party may refer the dispute to the Institute of Arbitrators and Mediators of Australia for resolution by arbitration. 12

13 4) No inspection for asbestos was carried out at the property and no report on the presence or absence of asbestos is provided. 5) Mildew and non-wood decay fungi is commonly known as Mould. However, Mould and their spores may cause health problems or allergic reactions such as asthma and dermatitis in some people. No report on the presence or absence of Mould is provided. 6) No inspection for termites or vermin was carried out at the property. 7) No Liability shall be accepted on an account of failure of the Report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector (including but not limited to or any area(s) or section(s) so specified by the Report). No responsibility can be accepted for defects which are latent or otherwise not reasonably detected on a visual inspection without interference with or removal of any of the structure including fixtures or fittings within the building. Possible costs that could be encountered, based on the knowledge and experience of the inspector. The estimates are NOT a guarantee or quotation for work to be carried out. The actual cost is ultimately dependent upon the materials used, standard of work carried out, and what a contractor is prepared to do the work for. It is recommended in ALL instances that multiple independent quotes are sourced prior to any work being carried out. The inspector accepts no liability for any estimates provided throughout this report. 8) This Report is made solely for the use and benefit of the client named on the front of this report. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the Report wholly or in part. Any third party acting or relying on this Report, in whole or in part, does so at their own risk. 13