SAMPLE. Building Inspection Report. Inspection Date: Thu, 11 Feb 2016 Property Address:

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1 Page 1 Building Inspection Report Inspection Date: Thu, 11 Feb 2016 Property Address:

2 Page 2 Contents Section A Section B Section C Section D Section E Section F The parties Results of inspection - summary General Accessibility Significant items Additional comments Annexures to this report Definitions to help you better understand this report Terms on which this report was prepared Special conditions or instructions If you have any queries with this report or require further information, please do not hesitate to contact the person who carried out the inspection. This Report contains reference to material that is the copyright of Standards Australia. That content is reproduced under agreement with SAI Global to Jim's Building Inspections (Australia).

3 Page 3 The Parties Name of Client: Name of Principal (if applicable): Job Address: Client's Address: Client's Phone Number: Consultant: Anton Molnar Ph: mteliza@jimsbuildinginspections.com.au Licence / Registration Number: Company Name: INS HGL7525/HPI5139 Jim's Building Inspections (Mt Eliza) Company Address and Postcode:, Frankston South VIC 3199 Company Company Contact Numbers: Special conditions or instructions mteliza@jimsbuildinginspections.com.au A report may be conditional on information provided by the person, agents or employees of the person requesting the report, apparent concealment of possible defects and a range of other factors. The following apply: The owner requested a structural inspection to be performed to establish causes for the budging and cracking to internal walls to the rear of the property.

4 Page 4 Section A Results of inspection - summary A summary of your inspection is outlined below; please also refer to the Report. Safety Hazard Major Defect Minor Defect Additional specialist inspections: - Geo-technical Engineer - Structural Engineer Found Not Found In summary the building, compared to others of similar age and construction is in poor condition with major and minor defects found.

5 Page 5 Section B General General description of the property Building Type: Number of Storeys: Main building floor construction: Main building wall construction: Main building roof construction: Residential Single Concrete Stumps, Suspended Timber Frame Timber Framed and Clad Aluminium, Corrugated Iron (e.g. Colourbond), Pitched, Timber Framed Other timber building elements: Architectural Trims, Architraves, Door Frames, Deck, Doors, Fascias, Floorboards, Internal Joinery, Skirting Boards, Weatherboards, Window Frames Other building elements: Occupancy status: Furnished: Strata or company title properties: Orientation (to establish the way the property was viewed): Fence - Post and Rail Construction, Shed Occupied Furnished Prevailing weather conditions at the time of inspection: No East Fine

6 Page 6 Section C Accessibility Areas Inspected The following areas were inspected. As documented in your Pre-Inspection Agreement, obstructions and limitations to the accessible areas for inspection are to be expected in any inspection. Refer also to our listing of obstructions and limitations. - Exterior - Interior The inspection excludes areas which are affected by obstructions or where access is limited or unsafe. We do not move obstructions and building defects may not be obvious unless obstructions or unsafe conditions are removed to provide access. The following areas were inaccessible: - Subfloor. Any areas which are inaccessible at the time of inspection present a high risk for undetected building defects. The client is strongly advised to make arrangements to access inaccessible areas urgently. Obstructions and Limitations Building defects may be concealed by the following obstructions which prevented full inspection: - Ceiling linings - Wall linings - Lack of clearance - subfloor The presence of obstructions increases the risk of undetected defects. The client should make arrangement to remove obstructions where ever possible and re-inspect these areas as a matter of urgency. See also overall risk rating for undetected defects. Undetected defect risk assessment A risk rating is provided to help you understand the degree to which accessibility issues and the presence of obstructions have limited the scope of the inspection. The risk of undetected defects is: Medium When the risk of undetected defects is high we strongly recommend further inspection once access is provided or if the obstruction can be removed. Contact us for further advice.

7 Page 7 Section D Significant Items Safety Hazard No evidence was found. Major Defect Defects 2.01 Building: Location: Finding: Information: All Areas Flooring - Uneven The internal flooring in this area is out of level and uneven. Uneven flooring is likely to indicate subsidence of the associated subfloor stumps. It is advised that the flooring be closely monitored to identify any further movement. Where flooring remains relatively unchanged for an extended period of time (i.e. several months), it is likely that this defect has been caused by expected movement of the foundations of the property. However, where flooring levels have changed over a short period of time further, potentially invasive inspection of the subfloor structures and stumps in this area is required. In this case, works to repair are likely to be required, and would be carried out by a registered builder specialising in re-stumping.

8 Page 8 Section D Significant Items

9 Page 9 Minor Defect Defects 3.01 Building: Location: Finding: Information: All Internal Areas Cracking - Damage Category 2 - Noticeable (up to 5mm) Noticeable cracks are a common occurrence as a result of many primary defects. Such causes may include age, general wear and tear, building movement, general expansion/ contraction of building materials in different weather conditions, and/or minor failings in the installation or application of building materials. Noticeable cracks may result in minor sticking or jamming of associated doors and windows, which require easement. However, noticeable cracks are easily filled and repaired. A plasterer can be consulted to install an expansion joint at this point to allow for this movement during different weather conditions. Monitoring of all cracking should be conducted frequently. Always contact a building inspector should cracks widen, lengthen, or become more numerous. Additionally, your building inspector should also be contacted if associated building elements such as doors and windows become more difficult to operate over time. Relevant tradespeople, such as carpenters, painters and plasterers, should be appointed to perform remedial works, as deemed necessary.

10 Page 10 Section D Significant Items Defects 3.02 Building: Location: Dining Room Finding: Cracks to internal rendered surfaces - Category 2 Information: It has been observed that cracking to internal rendered surfaces has occurred. The degree of damage falls within Category 2, described as noticeable cracks which are easily filled. Such cracking may cause doors and/or windows to stick slightly, and are generally <5mm in width. Damage of this category is required to be monitored for a period of 12 months, after which time a crack rated at Category 2 or above is considered a defect that requires rectification. Always contact your building inspector should cracks widen, lengthen, or become more numerous.

11 Page 11 Section D Significant Items

12 Page 12 Defects 3.03 Building: Location: Finding: Information: All Internal Areas Door - Gap A significant gap was identified between the door and door frame in this area. Where large gaps to the head or foot of door frames appear, it may indicative of a variety of defects, ranging from uneven framework, sagging hinges or uneven flooring. A gap to the head of the door may also indicate movement of the foundation of the property. A qualified carpenter should be appointed to perform remedial works to restore the door to a fully operational level.

13 Page 13 Defects 3.04 Building: Location: Finding: Information: Dining Room Door handle - Not latching It was noted that the door in this area was not latching during operation at the time of inspection. Whilst detracting from the functionality of this building element, this minor defect is assumed to be associated with the out of level flooring in the immediate area. A qualified carpenter or general handyperson may be appointed to perform rectification works as necessary, but these works should only be undertaken once further investigation and or rectification works have been performed to the subfloor structural members.

14 Page 14 Defects 3.05 Building: Location: Finding: Information: Lounge & Dining Rooms Internal walls - Bulging Bulging was noted to wall surface in the dining and lounge rooms. It is suspected that this bulging is caused by pressure being applied to the wall lining and lack of or failure in adhesion to the substrate plaster surface, a common indication of substandard workmanship during the installation phase. Building works required to fix bulging building elements may require substantial invasive inspection to walls and subfloor areas to establish the cause prior to remedial works being undertaken. If the cause is deemed structural it is advisable that an Engineer also inspects the building.

15 Page 15 Defects 3.06 Building: Location: Finding: Information: Dining Room Floors - bouncy The internal flooring to the dining/lounge doorway was identified as being bouncy at the time of inspection. A bouncy floor surface generally presents as a discernible change in level as they are walked across, in noisy or creaking flooring, or in consequent movement of surrounding furniture and fixtures. Bouncy floors generally indicate that the floorboards or the subfloor structures are coming loose from the joists that they are installed on. Bouncy flooring may also be the result of gaps between flooring and stumps or joist structures, which require packing. The client is advised to seek quotations for required repairs from a Registered Builder specialising in re-stumping. The potential resolution may range from packing gaps in subfloor structures through to replacement of subfloors stumps and refixing of flooring.

16 Page 16 Defects 3.07 Building: Location: Finding: Information: Roof Void Roof structure - Ridge beam split It was identified that the ridge beam has split which is expected to be due to the age of the building. Although not of an immediate concern further assessment and any works deemed necessary should be performed by a registered builder.

17 Page 17 Defects 3.08 Building: Location: Finding: Information: Subfloor Subfloor - Debris An array of debris was found in the subfloor area at the time o inspection. Debris in this area restricts subfloor ventilation and creates potential for concealed pest entry. Stored timbers and other materials may also make the area susceptible to termite activity and wood rot. A clear and empty subfloor will be better ventilated and easier to maintain in a dry condition. The removal of any timber debris is vital in minimising the risk of termite or wood borer activity. Debris in the subfloor should be removed as soon as possible. Depending on the location and amount of debris and stored items, the homeowner may elect to undertake this task. Alternatively there are a large number of rubbish removal subcontractors that could undertake these works.

18 Page 18 Section D Significant Items D4 Further Inspections We advise that you seek additional specialist inspections from a qualified and, where appropriate, licensed - - Geo-technical Engineer - Structural Engineer Jim's Building Inspections can put you in contact with qualified and licensed providers of these and other trades services. Please contact your inspector for recommendations, or visit D5 Conclusion - Assessment of overall condition of property It was identified that the internal walls have been re-lined over the original larden plaster with 6.5mm flexiboard plaster sheeting. This sheeting has been fixed to the original lining using stud adhesive. Based on the fragile substrate it is assumed that the glue or the glue and substrate have let go allowing the final lining material to become loose. The bulging effect identified in some of the walls is assumed to be related to pressures applied from other building elements. These pressure are assumed to be compressive in nature and may be directly associated with the identified out of level floors. Cracking was identified to most wall and ceiling joints which is systematic with degraded or sinking subfloor structures. It was identified that re-stumping was performed to the property some time ago and based on out of level doors, cracking to wall junctions and gaps to skirting/floor junctions it is expected that the stumps have failed to support the applied loads. Further investigation is recommended to establish the structural integrity of the stumps and structure prior to remedial works are performed to the internal linings. For further information, advice and clarification please contact Anton Molnar on Section E Attachments and Further Comments

19 Page 19 The following items were noted as For your information Noted Item Building: Location: Finding: Information: All Areas Additional Photos Additional photos are provided for your general reference. Arrows have been included to highlight areas of importance. Please discuss these photos with your building consultant for clarification.

20 Page 20 Section E Attachments and Further Comments

21 Page 21 Noted Item Building: Location: Finding: Information: Subfloor Subfloor - Lack of ventilation It was noted at the time of inspection that the subfloor area lacks adequate ventilation. Ventilation can be restricted by a variety of minor defects, including obstructions in the subfloor space, a lack of vents or a low clearance. A well ventilated subfloor aids in maintaining dry conditions, preventing secondary damage such as wood rot and pest activity, as well as preventing the development of mould and mildew (which can lead to respiratory safety hazards for occupants). The initial step in improving ventilation is to ensure that the subfloor area is free of any debris or stored items. Plinths attached to perimeter stumps also restrict air flow to the subfloor area and should be removed or diminished in size. The client may also consider mechanical ventilation (powered fans) to improve subfloor airflow. Remedial works should be conducted to protect against the development of potentially harmful subfloor conditions.

22 Page 22 Definitions to help you better understand this report Access hole (cover) Accessible area Appearance defect Building element Client Defect Inspection Inspector Limitation Major defect Minor defect Roof space Serviceability defect Significant item Site Structural defect Structural element Subfloor space An opening in flooring or ceiling or other part of a structure (such as service hatch, removable panel) to allow for entry to carry out an inspection, maintenance or repair. An area of the site where sufficient, safe and reasonable access is available to allow inspection within the scope of the inspection. Fault or deviation from the intended appearance of a building element. Portion of a building that, by itself or in combination with other such parts, fulfils a characteristic function. NOTE: For example supporting, enclosing, furnishing or servicing building space. The person or other entity for whom the inspection is being carried out. Fault or deviation from the intended condition of a material, assembly, or component. Close and careful scrutiny of a building carried out without dismantling, in order to arrive at a reliable conclusion as to the condition of the building. Person or organisation responsible for carrying out the inspection. Any factor that prevents full or proper inspection of the building. 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. A defect other than a major defect. Space between the roof covering and the ceiling immediately below the roof covering. Fault or deviation from the intended serviceability performance of a building element. An item that is to be reported in accordance with the scope of the inspection. Allotment of land on which a building stands or is to be erected. Fault or deviation from the intended structural performance of a building element. Physically distinguishable part of a structure. NOTE: For example wall, columns, beam, connection. Space between the underside of a suspended floor and the ground.

23 Page 23 Terms on which this report was prepared SERVICE As requested by the Client, the inspection carried out by the Building Inspection Consultant ("the Consultant") was a "Pre-Purchase Building Inspection Report". A Pre- Inspection Agreement was issued for this service and forms part of the service agreement. PURPOSE The purpose of this inspection is to provide advice to the client or other interested party regarding the condition of the property at the time of inspection. SCOPE OF INSPECTION The inspection shall comprise visual assessment of the property and limited assessment of serviceability to identify major defects, urgent and serious safety hazards and to form an opinion regarding the general condition of the property at the time of inspection. An estimate of the costs of rectification of defects is not required in an inspection report. The inspection was limited to Readily Accessible Areas of the Building and Site. The Client shall arrange right of entry, facilitate physical entry and supply necessary information to enable the inspector to undertake the inspection and prepare a report. The Inspector is not responsible for arranging entry to property or parts of the property, where reasonable access or entry is denied those areas are excluded from and do not form part of the inspection. ACCEPTANCE CRITERIA Unless noted in "Special Conditions or Instructions", the building being inspected was compared with a similar building. To the Consultant's knowledge the similar building used for comparison was constructed in accordance with generally accepted practice at the time of construction and which has been maintained such that there is no significant loss of strength and serviceability. Unless noted in "Special Conditions or Instructions", this Report assumes that the existing use of the building will continue. A report may be conditional on the following: (a) Information provided by the person, the employees or agents of the person requesting the report. (b) Apparent concealment of possible defects. (c) Any other factor limiting the preparation of the report. EXTENT OF REPORTING Significant items to be reported are as follows: (a) Major defects. (b) A general impression regarding the extent of minor defects. NOTE: For example, significantly deteriorating exterior paint. (c) Any major defect that is an urgent and serious safety hazard. NOTE: For example, unsafe balustrades or imminent collapse of a structural member. LIMITATIONS The Client acknowledges: 1. That this Report is prepared in accordance with AS but that it is not a Certificate of Compliance of the property within the requirements of any Act, regulation, ordinance, local law or by-law and is not a warranty against problems developing in the

24 Page 24 Definitions to help you better understand this report future. 2. This Report does not include the inspection and assessment of matters outside the scope of the requested inspection and report. 3. The inspection only covered the Readily Accessible Areas of the Building and Site. The inspection did not include areas which were inaccessible, not readily accessible, and unsafe to access or obstructed at the time of inspection. Obstructions are defined as any condition or physical limitation which inhibits or prevents inspection and may include - but are not limited to - roofing, fixed ceilings, wall linings, floor coverings, fixtures, fittings, furniture, clothes, stored articles/materials, thermal insulation, sarking, pipe/duct work, builder's debris, vegetation, pavements or earth. 4. 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. EXCLUSIONS This report excludes assessment of: Footings below ground, concealed damp proof course, electrical installations, concealed plumbing, adequacy of roof drainage, gas fittings and fixtures, air-conditioning, automatic garage doors, pools and related equipment, alarm systems, operation of fireplaces and chimneys, flues and solid fuel heaters, alarm and intercom systems, soft floor coverings, appliances, paint coating, health hazards, timber and metal framing size and adequacy, concealed tie downs and bracing, timber pest activity, other mechanical or electrical equipment such as soil conditions, control joints, sustainable development provisions, concealed timber frames, landscaping, rubbish, floor coverings, furniture and accessories, stored items, insulation, environmental matters or lighting and energy efficiency. IMPORTANT SAFETY INFORMATION - SMOKE DETECTORS We cannot comment on smoke detector installation and testing as it is not within the scope of this report and requires specialist inspection services. It is however strongly recommended that all existing detectors in the property be tested prior to occupation and advice be sought as to the suitability of their number, placement and operation. IMPORTANT SAFETY INFORMATION - ASBESTOS We cannot comment on the presence or absence of Asbestos from this building as it is not within the scope of this report and requires specialist inspection services. It is however strongly advised that the presence of Asbestos be presumed until otherwise definitely known. Asbestos containing materials may include sheet type building materials, roofing materials, insulations and linings and more. Especially in buildings that were built or modified pre-1992 further inspection should be undertaken prior to works like renovations, extensions, repairs and maintenance or where any materials which could contain Asbestos become damaged or worn. An Asbestos Inspection And Condition Audit is always advised.

25 Page 25 Definitions to help you better understand this report IMPORTANT SAFETY INFORMATION - SAFETY GLASS Glazing standards in contemporary or recently constructed buildings are governed by the Building Code of Australia (National Construction Code) and will almost always be constructed using glazing designed to minimise injury if impacted or broken. Glazing in older homes is highly unlikely to be 'Safety Glass' and may cause significant injury if damaged. Exercise care and caution around glass in older homes in particular. This Report only records the observations and conclusions of the Consultant about the readily observable state of the property at the time of inspection. If the Client has any doubt about the purpose, scope and acceptance criteria on which this Report was based please discuss your concerns with the Consultant on receipt of this Report. The Client acknowledges that, unless stated otherwise, the Client as a matter of urgency should implement any recommendation or advice given in this Report. Privacy Policy: We value your personal information, we will ensure it is secure and never share or sell your personal details and contact information. We do however use data collected during inspections for research, commercial, training and educational purposes. For more information please review our Privacy Policy online at Compliments, Complaints and Concerns Your feedback, both positive and negative, can assist us to improve our services. We encourage you to please contact us with any compliments or concerns directly and as soon as you are able. The process for managing customer feedback is documented below: 1. Contact your inspector directly to provide feedback or make any complaint as soon as you are able. 2. If your inspector cannot resolve it or it involves our insurers they will escalate it to their Regional Franchisor (Manager) and / or insurer as applicable. 3. You can also contact their Regional Franchisor (Manager) directly on ask to speak to your Inspectors Regional Franchisor (Manager) or info@jimsbuildinginspections.com.au Should you have any queries about our terms and conditions, the inclusions and exclusions of this report please contact your Inspector.