25 Cherie Close, Rototuna Hamilton. Clear skies, no rain present at the time of inspection. Monday 22 nd October 2018 at 9:30am

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1 ADDRESS OF PROPERTY: 25 Cherie Close, Rototuna Hamilton WEATHER CONDITIONS: Clear skies, no rain present at the time of inspection. DATE & TIME OF INSPECTION: Monday 22 nd October 2018 at 9:30am REPORT PREPARED FOR: Estate of George & Sasha Duncan REPORT PREPARED BY: Ryan Gulbransen QUALIFICATIONS: Certificate in Carpentry (Presented in 2011) OTHER PERSONS PRESENT OR OTHER RELEVANT INFORMATION: Real Estate agent & Photographer

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5 1 Summary 1.1 Summary of the Property & Dwelling The summary is designed to provide our clients with details on the areas deemed to require further investigation or attention more urgently than others. Other areas that require general maintenance or observation overtime are detailed throughout the report and thorough reading of the report should still be carried out. SECTION 7.7 & SECTION 7.10 Bathroom and Ensuite. Both vanities have some cracking in the laminate covering. This is likely due to it being in a wet area exposed to moisture (taps and heavy use). De-lamination between the covering and the timber product often occurs. Tapware was operational. There were no visible signs of leaks or damage with the pipework. The shower is in the same state as the main bathroom with the shower suffering from age, constant wear and tear and a lack of maintenance. The area around the shower is also suffering from a poor level of installation. The door opening on the right hand side of the shower means that water will be constantly dripping onto the floor and this appears to be the main reason for the swelling and damage to the timber skirting. Whilst these moisture levels were higher than dry along 150mm of the timber skirting (away from the shower), the walls were found to return levels of mainly dry and there were no visible leaks, where able to test the shower without adding to the issue of water being able to escape, there were no leaks present. The age of the shower & lack of maintenance means areas have a build up of mould along seals and sealants as well as a build up of grime and mould in areas that are constantly exposed to moisture and water from the shower. This includes the timber skirting, seals, shower tray and the tiles. Moisture testing was also carried out on the wall of the shower under the services. The device that was used is different from the device used for the majority of the testing that was carried out in the home. This device is detailed in Section 1.2 & Section 11. The surveymaster does not detect surface moisture but does have limitations in being able to only test to a depth of 19mm. *TESTING WITH SURVEYMASTER DOES RECORD HIGHER READINGS THAN THE TROTEC T660 SEE PHOTOS 1.1A-L which relate to the bathroom and ensuite SECTION BEDROOM 4 There was visible staining (rust) and damage to the timber sill slightly worse than other areas of the dwelling. Moisture testing was initially carried out around and on the timber jamb with levels indicating dryness returned. When further investigation was carried out it was noticed that there was visible bubbling or defects on the paintwork on the wall. When tested with the moisture meter it indicated high levels of moisture. The timber skirting still appeared to be reasonably solid with no signs of significant staining or moisture Page 5

6 damage. Levels returned were high in these areas however. SECTION 7.13 & Photos 7.13C & D show the staining on the sill which appears to be possibly due to pot plants present. With a lack of other visible evidence both on the interior and the exterior of the cladding and no water services present, the damage to the sill is possibly due to the presence of pot plants. The bed was moved and higher levels were also found in the areas where the paintwork has bubbled or deformed. Due to the levels of moisture returned and the visible damage to the wall which is consistent with moisture, further investigation of this area needs to be carried out. This means: 1) Ask the current occupants if they know why this damage has occurred and why there are higher moisture levels in this area. This may shed light as to what has occurred. 2) The moisture levels are high and further investigation - meaning invasive inspection should be carried out to determine the state of the internal timber. It is not able to be determined what its current state is. Photos throughout this section show the levels that were returned both behind the bed area and the below the window. There was a build up of mould on the windows in this room. This reflects the lack of maintenance (which includes general cleaning) in some areas of the house. Not all areas were left without a reasonable amount of cleaning but some individual rooms did. SEE PHOTOS 1.1M-W for images that relate to the moisture levels in Bedroom 4. SECTION CONDITION OF ROOF SPACE When the roof space was inspected it was found there was a couple of areas where rodent droppings were visible. This indicated that there either currently is a pest problem or there has been. There were no signs fo traps present in the ceiling space. It is advised that traps or poison is set to remove these from the ceiling space as they can start eating wiring or other items present in the ceiling space. Over two main areas of the ceiling space it was noticed that the insulation was bunched-up. The insulation appears to have been moved for various reasons and it is no longer sitting flat on the plasterboard. These two main areas were over the ensuite/ bedroom 1 and above the kitchen/ dining area & office area. This creates the potential for mould to grow where there is no insulation on the ceiling plasterboard sheets. This is not ideal as then the ceiling is not completely insulated with it not sitting flush on the ceiling. Where the insulation has been moved away and bunched up, these should be laid back flat. This can be done by a suitably competent person or qualified company. SECTION LAUNDRY There was visible mould on the back of the laundry tub. The reason for this build up is not able to be determined due to no visible leak or moisture damage and the testing carried out indicated dryness. See Photos 7.14D & E. The laundry tub was tested and there were issues with the hot and colder water taps. Cold tap did not work at the time of inspection and tap was difficult to open and close. The hot tap worked for a short period of time. This then stopped working. A qualified plumber is required to assess the state of the plumbing systems in the laundry. General wear and tear (including staining) on walls and the carpet was present throughout the home. This is common in a rented home of this age. Wear and tear is not deemed significant and this is a part of any home Page 6

7 during the course of its lifespan. Wear and tear on the door & window sills was common throughout the home. There were 3 cats present as well as a dog out the back of the property which is the likely cause of a lot of the damage to the face of the timber. Pets claws can scratch up the timber and paintwork. SECTION ROOF There was a large build up of dirt and moss on the roof which needs to be washed off during annual maintenance. As detailed earlier in the report, general washing and cleaning of the dwelling needs to be carried out in order to protect the materials & products over its lifespan. There were some visible loose nails which have lifted due to exposure to the wind over the lifespan of dwelling. This is common and can be addressed when the roof is washed and attended to. Dwelling is located in a high wind zone which will expose the roof to higher winds. There was a build up of dirt & grime in the gutter which should be cleaned out. This can be done during washing of the roof. Moss, dirt & grime holds moisture which can be detrimental to the roofing product and systems over time causing rust and corrosion. This is why annual washing of the roof should be carried out. 1.1 A 1.1 B 1.1 C 1.1 D 1.1 E 1.1 F 1.1 G 1.1 H 1.1 I Page 7

8 1.1 J 1.1 K 1.1 L 1.1 M 1.1 N 1.1 O 1.1 P 1.1 Q 1.1 R 1.1 S 1.1 T 1.1 U 1.1 V 1.1 W Page 8

9 1.2 Moisture Testing Details Two moisture meters are used during inspections. The reason for this is the different materials that are tested as well as testing being carried out on the interior and exterior of the dwelling. The TROTEC T660 is primarily used inside with testing carried out on areas like exterior and internal walls, ceilings, around joinery etc. This device does detect surface moisture and is more at risk of increased readings if room is especially damp. Depth of testing with this device is a maximum of 40mm beneath the surface of materials The PROTIMETER is used on the exterior cladding as well as tiled and any plastered surfaces. This device does not detect surface moisture. Depth of testing with this device is a maximum of 19mm beneath the surface of materials PLEASE NOTE: Weather conditions, the presence of moisture as well as the current tenancy conditions of the home can affect moisture testing to a certain degree. Results of the moisture testing carried out are determined by a table supplied to us by the manufacturer (Further details can be found in Section 11). We also rely on our experience as to what the levels may mean. To understand the levels returned a control is determined with the results found on each corner of the home, on external walls taken in random areas. This control is deemed the average level present in the house. *If tiles are present inside areas (like showers or bathrooms) a control is also determined on these substrates as the density or temperature can also vary levels returned. TROTEC T660: AVERAGE LEVEL (Interior Plasterboard): 30 - These levels indicate dryness SURVEYMASTER: AVERAGE LEVEL (Shower walls): 97 - These levels indicate dryness Results from testing are shown in the report, further details about the devices used and the meanings of test results can be found in Section 11 of this report. 1.2 A 1.2 B 1.2 C 1.2 D 1.2 E 1.2 F Page 9

10 Glossary Terminology Summary Contents Page Page 2-4 Page 5-9 Page 10 Building Report SECTION 2 Property & Site SECTION 3 Sub-Floor SECTION 4 Exterior of Home SECTION 5 Roof SECTION 6 Roof Space SECTION 7 Interior SECTION 8 Services SECTION 9 Ancillary Spaces SECTION 10 Limitations SECTION 11 Tool & Devices SECTION 12 NZS 4306:2005 Definitions SECTION 13 Health & Safety Roof Assessment Certificate of Inspection 0 Page 10

11 2 Property & Site 2.1 Weather Conditions On Day Of Inspection Weather conditions were fine and sunny. There was no rain present on the day of inspection and there was no rain on the previous 2 days. 2.1 A 2.2 Orientation Dwelling was 9 degrees North facing when standing at the front door facing the road 2.2 A Page 11

12 2.3 Wind & Earthquake Zones Earthquake Zone: 1 Wind Region: A Wind Zone: Medium 2.3 A 2.3 B 2.4 Site Slope This dwelling is on a flat section however the section has been built up from the road with a sloping driveway and a small retaining wall at the front of the dwelling. 2.4 A 2.4 B 2.4 C 2.5 Soil / Ground Condition Ground condition was found to be dry and the ground was found to be solid underfoot. Property was largely landscaped with cobbles or pavers around the exterior. 2.6 Condition Of Property There are some large trees around the dwelling which are also present on the neighbours property (on the eastern side). These trees are starting to overhang the roof and should be trimmed back away from the roof so vegetation cant drop onto the roof and possibly block the gutter system. Photos 2.6D & E shows a trellis fence on the western side of the dwelling. There are some timber panels present which have come loose and there are larger gaps present. Fence still appears to be in a reasonably solid state. There was adequate fall on the driveway which allows water to fall away from the dwelling. There were visible Page 12

13 cracks present on the concrete driveway. There are cuts in the concrete which are called control joints. These were vertical cuts but concrete may have required horizontal cuts as well. Photo 2.6F & G shows a gully trap from the ensuite bathroom. This cover has been broken and is currently sitting below ground level. In its current state it is susceptible to having items fall into the gully trap leading to possible blockage. This should be replaced. Risk level is low with pavers present around the gully trap however it should still have the cover replaced. The large gate at the rear of the dwelling - western side, Photos 2.6H & I - show a large tie-down securing the gate and this is likely to stop it leaning over and making it more operational. There was a visible lean on the gate and this will require modification by a LBP to allow this gate to be working and sitting more effectively. There was a built up garden present at the rear of the property that is suffering from wear and tear and a lack of maintenance. Various boards have become loose. See Photos 2.6J-M. The ground level of the patio area was found to be unlevel in areas with it falling away towards the built up garden. There was no visible drainage present and it is not known how this area will perform during heavy rain. Water may pool towards the garden where the patio is at its lowest point. Vegetation around the south eastern side of the dwelling has a creeper plant growing against the house. This area was not able to be fully accessed due to the large dog kennel, fence and overgrown vegetation in this area. Vegetation should be cut back away from the dwelling as vegetation does cause a build of of unnecessary moisture. See Photos 2.6 P-R. There were visible control joints cut into the concrete driveway but despite this there was still visible cracking in the concrete. More cracks may have been required to stop this cracking. Cracks did not appear to be significant in size but should be monitored and assessed if they grow larger in width. 2.6 A 2.6 B 2.6 C 2.6 D 2.6 E 2.6 F Page 13

14 2.6 G 2.6 H 2.6 I 2.6 J 2.6 K 2.6 L 2.6 M 2.6 N 2.6 O 2.6 P 2.6 Q 2.6 R 2.6 S 2.6 T Page 14

15 3 Sub-Floor 3.1 Access Point N/A No access point due to there being a concrete floor. 3.2 Foundation Type Foundation was concrete masonry block. Concrete floor is poured within the block foundation. 3.2 A 3.3 Ground Condition N/A Concrete floor 3.4 Ventilation Not applicable for a concrete floor however we look at the clearance of the cladding from ground level on a dwelling like this. Weep holes were present at the top and the bottom of the cladding. Weep holes are gaps between the bricks, usually every 2-3 bricks. These weepholes allow airflow into the cavity as well as allow any moisture that may be present to drain away from the cavity. 3.5 Pile Type & Connections N/A Concrete floor 3.6 Ground Clearances It was found that there was reasonable clearance from the exterior ground level to the interior ground levels. Page 15

16 3.6 A 3.7 Floor Type N/A Concrete floor 3.8 Insulation N/A Not applicable for a concrete floor. 3.9 Plumbing & Electrical N/A Not applicable or visible on a concrete floor Condition of the Sub-Floor Majority of the foundation was not visible which is quite common with a home constructed on a concrete floor. 4 Exterior Of Home 4.1 Number of Stories Risk Level determined by NZS 4306:2005 Residential Property Inspection Standards Appendix A, Page 32 Low Risk: One Story *See Section Roof / Wall Intersection Design Page 16

17 Risk Level determined by NZS 4306:2005 Residential Property Inspection Standards Appendix A, Page 32 Low Risk: Roof-to-wall intersection fully protected (e.g hip & gable roof with eaves) *See Section Eaves Width Risk Level determined by NZS 4306:2005 Residential Property Inspection Standards Appendix A, Page 32 Low Risk:* 600mm at first floor * See Section A 4.3 B 4.4 Envelope Complexity Risk Level determined by NZS 4306:2005 Residential Property Inspection Standards Appendix A, Page 32 Medium Risk: More complex, angular or curved shapes (e.g Y or arrow head) *See Section Deck Design Risk Level determined by NZS 4306:2005 Residential Property Inspection Standards Appendix A, Page 32 Low Risk: None, timber slat deck or porch at ground level Page 17

18 4.5 A 4.5 B 4.6 Construction Type Timber frame & Truss Masonry block foundation on a concrete floor. 4.7 Cladding Type There were two types of claddings present on this dwelling: 1) Masonry Brick (Appeared to be Hinuera Stone cladding) 2) Plaster coated gable ends (Appeared to be polystyrene) Joinery: Single Glazed Aluminium Trims: Timber scribers and Aluminium head flashings above joinery Weep Holes: Present, Top and Bottom Masonry veneer claddings usually consist of a clay brick veneer with mortar joints installed on a foundation with a minimum 40 mm cavity. The veneer can also be formed with concrete bricks, concrete blocks or stone. All of these veneers are very durable and require minimal maintenance. Masonry veneers are absorbent, and water can migrate through to the cavity where it will drain down the back of the veneer. Because significant amounts of water can be transferred in this way, masonry veneers are known as wet cavity systems. Plaster coated product appeared to be polystyrene and had a vermin strip present underneath. Width of product suggested a cavity although this is not able to be determined with a non-invasive inspection. Details of product will be detailed in the building plans and may be available with the LIM report. MAINTENANCE: Exterior walls (including doors and windows) should be carefully inspected at least once a year. Regular inspections are especially important for high-risk buildings such as those that are very complex, have monolithic face-sealed exteriors, parapets, balustrades and minimal eaves protection. Here is a list of the elements you need to check. With wall claddings, look for: * Dirt/salts/staining * Cracked/flaking/chalking of paint Page 18

19 * Flaking/faded of a clear finish * Moss/lichen *Corrosion of flashings *Corroded/missing fixings * Split or cupped weatherboards *Evidence of rot in the cladding * Claddings touching or going into the ground * Blocked vents at the bottom of brick walls * Open joints in the cladding * Sealant that has come loose *Raised flashings * Gaps at the ends of flashings *Loose-fitting cover boards, scribers or plugs * Gaps in junctions between different materials or building features * Gaps around cantilevered deck joists or other cladding penetrations. If you find a problem, it will pay to deal with it without delay. BRANZ research has found that putting off maintenance work can lead to the job becoming more expensive when it is finally carried out. If you think a problem may involve leaks and you need some expert guidance, contact an NZIBS building surveyor. 4.7 A 4.7 B 4.7 C 4.7 D 4.7 E 4.7 F 4.8 Condition of Exterior of Dwelling There were no visible signs of significant damage or defects on the day of inspection. It was noticed that the house is due for wash. This relates mostly to the exterior cladding, roof and eaves. As noted in Section 2.6, there was overgrown vegetation around the dwelling that should be cut back and removed away from the roof & cladding to ensure these products and areas can perform to their requirements. Photos 4.8A & B show visible moisture coming from the valley on the roof above. Water appears to be running down the valley flashing during heavier periods of weather and possibly overflowing the flashing and running over the gutter. In Photo 4.8B it shows visible moisture staining under the soffit. The area was tested with the moisture meter and levels returned indicated dryness. Due to no rain being present at the time it is difficult to Page 19

20 determine how this performs but if moisture gets into the soffit the flashing may need to be modified by a qualified roofer. Photo 4.8E shows the valley flashing above and how it runs into the gutter. This issue was present on both sides of the gable (above the entrance to the office and lounge area. Photos 4.8A & F show visible moisture on the ground under these areas. If a hose is set-up approximately 2m up the valley flashing and run down the flashing, flow of water may indicate what the issue is. 4.8 A 4.8 B 4.8 C 4.8 D 4.8 E 4.8 F 4.8 G Page 20

21 5 Roof 5.1 Roofing Material Pressed metal tiles 5.1 A 5.2 Flashing Material Dektight flashings around penetrations. Ridge & Hip flashings are long-run iron and metal covers consistent with pressed metal tile flashings. 5.3 Gutters & Downpipes Gutter: Aluminium Continuous Downpipe: PVC Plastic Due to the build up of moss around the roof area there was a build up of dirt and grime in the gutter system in various areas. Not all areas on the south eastern side of the dwelling were able to be accessed but it was found that there was vegetation growing in the gutter on this side of the dwelling. A roof wash is required and this should involve cleaning the gutters as well. Gutter on the southern side of the dwelling shows visible wearing of the paint which will leave the product unprotected from the elements and re-painting should be carried out. 5.3 A 5.3 B 5.3 C Page 21

22 5.3 D 5.3 E 5.3 F 5.4 Discharge Downpipes disperse water into the ground. This is likely to be directed into stormwater system. 5.5 Eaves / Fascia Fibre Cement with Plastic Jointers Timber fascia 5.5 A 5.5 B 5.6 Aerials & Antennae Television aerial and Satellite dish are installed on the roof. 5.7 Condition of Roof There was a large build up of dirt and moss on the roof which needs to be washed off during annual maintenance. As detailed earlier in the report, general washing and cleaning of the dwelling needs to be carried out in order to protect the materials & products over its lifespan. There were some visible loose nails which have lifted due to exposure to the wind over the lifespan of dwelling. This is common and can be addressed when the roof is washed and attended to. Dwelling is located in a high wind zone which will expose the roof to higher winds. There was a build up of dirt & grime in the gutter which should be cleaned out. This can be done during washing of the roof. Moss, dirt & grime holds moisture which can be detrimental to the roofing product and Page 22

23 systems over time causing rust and corrosion. This is why annual washing of the roof should be carried out. 5.7 A 5.7 B 5.7 C 5.7 D 5.7 E 5.7 F 5.7 G 5.7 H 5.7 I 6 Roof Space 6.1 Access Access to the roof space was located in the single garage. Access was possible by setting up a ladder. 6.2 Roof Cladding & Underlay Building Paper, roof cladding not visible due to coverage of building paper. Page 23

24 6.2 A 6.3 Insulation There was no insulation installed over the garage which is common in most homes. Insulation over the dwelling was found to have good coverage over the ceiling space. * See Section 6.5 Depth of Insulation: More than 90mm Type: Segmented, Polyester 6.3 A 6.3 B 6.4 Plumbing & Electrical Wiring: TPS Lighting: LED Plumbing: PVC Plastic Ducting: Present - expelled out of the roof space through plastic ducting. 6.4 A 6.4 B 6.4 C Page 24

25 6.4 D 6.5 Condition of Roof Space When the roof space was inspected it was found there was a couple of areas where rodent droppings were visible. This indicated that there either currently is a pest problem or there has been. There were no signs fo traps present in the ceiling space. It is advised that traps or poison is set to remove these from the ceiling space as they can start eating wiring or other items present in the ceiling space. Over two main areas of the ceiling space it was noticed that the insulation was bunched-up. The insulation appears to have been moved for various reasons and it is no longer sitting flat on the plasterboard. These two main areas were over the ensuite/ bedroom 1 and above the kitchen/ dining area & office area. This creates the potential for mould to grow where there is no insulation on the ceiling plasterboard sheets. This is not ideal as then the ceiling is not completely insulated with it not sitting flush on the ceiling. Where the insulation has been moved away and bunched up, these should be laid back flat. This can be done by a suitably competent person or qualified company. 6.5 A 6.5 B 6.5 C 6.5 D 6.5 E Page 25

26 7 Interior 7.1 Entrance Ceiling: Painted Plasterboard Joinery: Aluminium Door Flooring: Tiles Skirting & Scotia: Timber skirting & Plaster cove Door was operational. Entrance is covered by a large awning outside the entrance which is part of the roofline. Moisture testing was carried out around the door and walls with levels returned indicating dryness. Levels were consistent with the average levels found in the home. Wear and tear on the door sill was common throughout the home. There were 3 cats present as well as a dog out the back of the property which is the likely cause of a lot of the damage to the face of the timber. Pets claws can scratch up the timber and paintwork. 7.1 A 7.1 B 7.1 C 7.1 D 7.1 E 7.2 Hallway Ceiling: GIB Plasterboard Joinery: Timber Hollowcore Flooring: Carpet Skirting & Scotia: Timber skirting & Plaster Cove Storage: 3 x Large double cupboards General wear and tear on walls was present. This is common in a rented home of this age. Wear and tear is not deemed significant and this is a part of any home during the course of its lifespan. Page 26

27 Personal items present in the hallway cupboards meant various areas were obstructed for visible access. Two tenants were home briefly at the start of the inspection. A hot water cylinder is located at the end of the hallway in the cupboard. 7.2 A 7.2 B 7.2 C 7.2 D 7.2 E 7.2 F 7.2 G 7.3 Kitchen Ceiling: Painted plasterboard Flooring: Tiles Rangehood: Present, operating at the time of inspection. * ONE LIGHT BULB WAS NOT WORKING Insinkerator: Present, operational at the time of inspection Fridge: Contained within cabinetry Skirting & Scotia: Timber Skirting, Plaster Cove Scotia Tapware was operational and there were no visible signs of leaks present on the pipework. There was visible mould build up on the ceiling and this may be related to the state of the insulation above as well as being a wet-area having cooking being carried out and the stove in use. See Section 6.5. Moisture testing was carried out around the windows and high and low on the external walls. Page 27

28 7.3 A 7.3 B 7.3 C 7.3 D 7.3 E 7.3 F 7.3 G 7.4 Dining Area Ceiling: Painted plasterboard Wall Linings: Painted plasterboard Joinery: Aluminium. Single glazed windows. Condensation channel present Flooring: Carpet Skirting: Timber Scotia: Plaster Cove General wear and tear on walls was present. This is common in a rented home of this age. Wear and tear is not deemed significant and this is a part of any home during the course of its lifespan. Moisture testing was carried out around the door and window openings as well as high on the walls and lower down. Moisture results indicated dryness in the areas that were tested. Large eaves are present over the exterior walls and joinery. Wear and tear on the door sill was common throughout the home. There were 3 cats present as well as a dog out the back of the property which is the likely cause of a lot of the damage to the face of the timber. Pets claws can scratch up the timber and paintwork. Page 28

29 7.4 A 7.4 B 7.4 C 7.4 D 7.4 E 7.4 F 7.5 Living Area Ceiling: Painted plasterboard Wall Linings: Painted plasterboard Joinery: Aluminium. Single glazed windows. Condensation channel present Flooring: Carpet Skirting: Timber Scotia: Plaster Cove General wear and tear on walls was present. This is common in a rented home of this age. Wear and tear is not deemed significant and this is a part of any home during the course of its lifespan. There was a lack of maintenance in various of the home, grime build up on the windows was visible in this room. Moisture testing was carried out around the door and window openings as well as high on the walls and lower down. Moisture results indicated dryness in the areas that were tested. Large eaves are present over the exterior walls and joinery. Wear and tear on the door sill was common throughout the home. There were 3 cats present as well as a dog out the back of the property which is the likely cause of a lot of the damage to the face of the timber. Pets claws can scratch up the timber and paintwork. There were various areas in this room where areas were not able to be viewed due to the large amount of personal items present inside the dwelling. There was a cupboard present in this room with items in front that couldn t be moved so was unable to be inspected. Page 29

30 7.5 A 7.5 B 7.5 C 7.5 D 7.5 E 7.5 F 7.5 G 7.6 Lounge Ceiling: Painted plasterboard Wall Linings: Painted plasterboard Joinery: Aluminium. Single glazed windows. Condensation channel present Flooring: Carpet Skirting: Timber Scotia: Plaster Cove Heating: Present, Electric heater located on the hallway wall. See Photo 7.6A General wear and tear on walls was present. This is common in a rented home of this age. Wear and tear is not deemed significant and this is a part of any home during the course of its lifespan. Moisture testing was carried out around the door and window openings as well as high on the walls and lower down. Moisture results indicated dryness in the areas that were tested. Large eaves are present over the exterior walls and joinery. Wear and tear on the door sill was common throughout the home. There were 3 cats present as well as a dog out the back of the property which is the likely cause of a lot of the damage to the face of the timber. Pets claws can scratch up the timber and paintwork. Page 30

31 There were various areas in this room where areas were not able to be viewed due to the large amount of personal items present inside the dwelling. 7.6 A 7.6 B 7.6 C 7.6 D 7.6 E 7.7 Bathroom Ceiling: Plasterboard Wall Linings: Plasterboard Joinery: Aluminium. Single glazed windows. Condensation channel present Flooring: Tiles Extraction Fan: Present, Operational (Poor results from testing, average extraction quality) Shower: Box shower with glass door Bath: Present Pressure: Water pressure was found to be good. Vanity: Floor standing, porcelin top, laminate over hardboard Skirting & Scotia: Timber & plaster cove The vanity (Photo 7.7D) shows a crack in the laminate covering. This is likely due to it being in a wet area exposed to moisture (taps and heavy use). De-lamination between the covering and the timber product often occurs. Tapware was operational. There were no visible signs of leaks or damage with the pipework. The shower is suffering from age, constant wear and tear and a lack of maintenance. The area around the shower is also suffering from a poor level of installation. The door opening on the left hand side of the shower means that water will be constantly dripping onto the floor and this appears to be the main reason for the swelling and damage to the timber skirting. Page 31

32 Whilst these moisture levels were higher than dry along 150mm of the timber skirting (away from the shower), the walls were found to return levels of mainly dry and there were no visible leaks, where able to test the shower without adding to the issue of water being able to escape, there were no leaks present. The age of the shower & lack of maintenance means areas have a build up of mould along seals and sealants as well as a build up of grime and mould in areas that are constantly exposed to moisture and water from the shower. This includes the timber skirting, seals, shower tray and the tiles. Moisture testing was also carried out on the wall of the shower under the services. The device that was used is different from the device used for the majority of the testing that was carried out in the home. This device is detailed in Section 1.2 & Section 11. The surveymaster does not detect surface moisture but does have limitations in being able to only test to a depth of 19mm. *TESTING WITH SURVEYMASTER DOES RECORD HIGHER READINGS THAN THE TROTEC T660 Testing inside the shower indicated dryness in the areas tested. Testing was also carried out below the corners of the bath. There was visible swelling on the timber skirting (See Photos 7.7AC-AI). The swelling is also likely to use of the bath rather than a leak being present. There is no sealant applied to the edges of the flooring where it meets the shower tray and timber skirting. When moisture is present - during use over the lifespan of the home - moisture has the ability to penetrate under the timber causing it to swell. This is also possible from the top when the back of the skirting is not painted. 7.7 A 7.7 B 7.7 C 7.7 D 7.7 E 7.7 F Page 32

33 7.7 G 7.7 H 7.7 I 7.7 J 7.7 K 7.7 L 7.7 M 7.7 N 7.7 O 7.7 P 7.7 Q 7.7 R 7.7 S 7.7 T 7.7 U Page 33

34 7.7 V 7.7 W 7.7 X 7.7 Y 7.7 Z 7.7 AA 7.7 AB 7.7 AC 7.7 AD 7.7 AE 7.7 AF 7.7 AG 7.7 AH 7.7 AI Page 34

35 7.8 Toilet (If separate from bathroom) Ceiling: Plasterboard Wall Linings: Plasterboard Joinery: Aluminium. Single glazed window. Condensation channel present Flooring: Tiles Skirting & Scotia: Timber & plaster cove Vanity: Floor standing, porcelin top, laminate over hardboard Toilet: Operational, sealed to floor Moisture testing was carried out on the back wall of the toilet as well as the internal walls. Results indicated dryness in the areas tested. 7.8 A 7.8 B 7.8 C 7.8 D 7.8 E 7.8 F 7.8 G 7.9 Bedroom 1 Ceiling: Painted plasterboard Wall Linings: Painted plasterboard Joinery: Aluminium. Single glazed windows. Condensation channel present Flooring: Carpet Skirting: Timber Page 35

36 Scotia: Plaster Cove General wear and tear (including staining) on walls and the carpet was present. This is common in a rented home of this age. Wear and tear is not deemed significant and this is a part of any home during the course of its lifespan. There was a lack of maintenance in various of the home, grime build up on the windows was visible in this room. Moisture testing was carried out around the door and window openings as well as high on the walls and lower down. Moisture results indicated dryness in the areas that were tested. Large eaves are present over the exterior walls and joinery. Wear and tear on the door sill was common throughout the home. There were 3 cats present as well as a dog out the back of the property which is the likely cause of a lot of the damage to the face of the timber. Pets claws can scratch up the timber and paintwork. There were various areas in this room where areas were not able to be viewed due to the large amount of personal items present inside the dwelling. 7.9 A 7.9 B 7.9 C 7.9 D 7.9 E 7.10 Ensuite Ceiling: Plasterboard Wall Linings: Plasterboard Joinery: Aluminium. Single glazed windows. Condensation channel present Flooring: Tiles Extraction Fan: Present, Operational (Poor results from testing, average extraction quality) Shower: Box shower with glass door Pressure: Water pressure was found to be good. Vanity: Floor standing, porcelin top, laminate over hardboard Skirting & Scotia: Timber & plaster cove Page 36

37 The state of the Ensuite was consistent with the main bathroom. Damage to the wall was repaired - but not fully - with the areas of plaster still not finished or painted but the hole is filled. The vanity has some cracking in the laminate covering. This is likely due to it being in a wet area exposed to moisture (taps and heavy use). De-lamination between the covering and the timber product often occurs. Tapware was operational. There were no visible signs of leaks or damage with the pipework. The shower is in the same state as the main bathroom with the shower suffering from age, constant wear and tear and a lack of maintenance. The area around the shower is also suffering from a poor level of installation. The door opening on the right hand side of the shower means that water will be constantly dripping onto the floor and this appears to be the main reason for the swelling and damage to the timber skirting. Whilst these moisture levels were higher than dry along 150mm of the timber skirting (away from the shower), the walls were found to return levels of mainly dry and there were no visible leaks, where able to test the shower without adding to the issue of water being able to escape, there were no leaks present. The age of the shower & lack of maintenance means areas have a build up of mould along seals and sealants as well as a build up of grime and mould in areas that are constantly exposed to moisture and water from the shower. This includes the timber skirting, seals, shower tray and the tiles. Moisture testing was also carried out on the wall of the shower under the services. The device that was used is different from the device used for the majority of the testing that was carried out in the home. This device is detailed in Section 1.2 & Section 11. The surveymaster does not detect surface moisture but does have limitations in being able to only test to a depth of 19mm. *TESTING WITH SURVEYMASTER DOES RECORD HIGHER READINGS THAN THE TROTEC T660 Testing inside the shower indicated dryness in the areas tested A 7.10 B 7.10 C 7.10 D 7.10 E 7.10 F Page 37

38 7.10 G 7.10 H 7.10 I 7.10 J 7.10 K 7.10 L 7.10 M 7.10 N 7.10 O 7.10 P 7.10 Q 7.10 R 7.10 S 7.10 T 7.10 U Page 38

39 7.10 V 7.10 W 7.10 X 7.10 Y 7.11 Bedroom 2 Ceiling: Painted plasterboard Wall Linings: Painted plasterboard Joinery: Aluminium. Single glazed windows. Condensation channel present Flooring: Carpet Skirting: Timber Scotia: Plaster Cove Location: South Western Corner General wear and tear (including staining) on walls and the carpet was present. This is common in a rented home of this age. Wear and tear is not deemed significant and this is a part of any home during the course of its lifespan. There was a lack of maintenance in various of the home, grime build up on the windows was visible in this room. There was a build up of mould on the windows in this room. This reflects the lack of maintenance (which includes general cleaning) in some areas of the house. Not all areas were left without a reasonable amount of cleaning but some individual rooms did. Moisture testing was carried out around the door and window openings as well as high on the walls and lower down. Moisture results indicated dryness in the areas that were tested. Large eaves are present over the exterior walls and joinery. Wear and tear on the window sill was common throughout the home. There were 3 cats present as well as a dog out the back of the property which is the likely cause of a lot of the damage to the face of the timber. Pets claws can scratch up the timber and paintwork. There were various areas in this room where areas were not able to be viewed due to the large amount of personal items present inside the dwelling. Page 39

40 7.11 A 7.11 B 7.11 C 7.11 D 7.11 E 7.11 F 7.11 G 7.11 H 7.12 Bedroom 3 Ceiling: Painted plasterboard Wall Linings: Painted plasterboard Joinery: Aluminium. Single glazed windows. Condensation channel present Flooring: Carpet Skirting: Timber Scotia: Plaster Cove Location: Middle, Southern wall - next to Bedroom 2. General wear and tear on walls was present. This is common in a rented home of this age. Wear and tear is not deemed significant and this is a part of any home during the course of its lifespan. There was a lack of maintenance in various of the home, grime build up on the windows was visible in this room. There was a build up of mould on the windows in this room. This reflects the lack of maintenance (which includes general cleaning) in some areas of the house. Not all areas were left without a reasonable amount of cleaning but some individual rooms did. Moisture testing was carried out around the door and window openings as well as high on the walls and lower down. Moisture results indicated dryness in the areas that were tested. Large eaves are present over the Page 40

41 exterior walls and joinery. Wear and tear on the window sill was common throughout the home. There were 3 cats present as well as a dog out the back of the property which is the likely cause of a lot of the damage to the face of the timber. Pets claws can scratch up the timber and paintwork. There were various areas in this room where areas were not able to be viewed due to the large amount of personal items present inside the dwelling A 7.12 B 7.12 C 7.12 D 7.12 E 7.12 F 7.12 G 7.13 Bedroom 4 Ceiling: Painted plasterboard Wall Linings: Painted plasterboard Joinery: Aluminium. Single glazed windows. Condensation channel present Flooring: Carpet Skirting: Timber Scotia: Plaster Cove Location: Middle, Southern wall - next to Bedroom 5. There was visible staining (rust) and damage to the timber sill slightly worse than other areas of the dwelling. Page 41

42 Moisture testing was initially carried out around and on the timber jamb with levels indicating dryness returned. When further investigation was carried out it was noticed that there was visible bubbling or defects on the paintwork on the wall. When tested with the moisture meter it indicated high levels of moisture. The timber skirting still appeared to be reasonably solid with no signs of significant staining or moisture damage. Levels returned were high in these areas however. Photo 7.13I shows the areas where high moisture levels were returned. The Blue area indicated levels = Wet. The Green area indicated levels = dry. Photos 7.13C & D show the staining on the sill which appears to be possibly due to pot plants present. With a lack of other visible evidence both on the interior and the exterior of the cladding and no water services present, the damage to the sill is possibly due to the presence of pot plants. Photos 7.13L-Q show the area along the bottom of the wall where the levels are high. As the device is moved up the wall, levels drop. See Photos 7.13R-T,V-X. Photos 7.13 Y show under the sill where levels increase again - quite dramatically from testing carried out between these areas. The bed was moved and higher levels were also found in the areas where the paintwork has bubbled or deformed. Due to the levels of moisture returned and the visible damage to the wall which is consistent with moisture, further investigation of this area needs to be carried out. This means: 1) Ask the current occupants if they know why this damage has occurred and why there are higher moisture levels in this area. This may shed light as to what has occurred. 2) The moisture levels are high and further investigation - meaning invasive inspection should be carried out to determine the state of the internal timber. It is not able to be determined what its current state is. Photos throughout this section show the levels that were returned both behind the bed area and the below the window. There was a build up of mould on the windows in this room. This reflects the lack of maintenance (which includes general cleaning) in some areas of the house. Not all areas were left without a reasonable amount of cleaning but some individual rooms did. Moisture testing was carried out around the door and window openings as well as high on the walls and lower down. Moisture results indicated dryness in the areas that were tested. Large eaves are present over the exterior walls and joinery. Wear and tear on the door sill was common throughout the home. There were 3 cats present as well as a dog out the back of the property which is the likely cause of a lot of the damage to the face of the timber. Pets claws can scratch up the timber and paintwork. There were various areas in this room where areas were not able to be viewed due to the large amount of personal items present inside the dwelling. Page 42

43 7.13 A 7.13 B 7.13 C 7.13 D 7.13 E 7.13 F 7.13 G 7.13 H 7.13 I 7.13 J 7.13 K 7.13 L 7.13 M 7.13 N 7.13 O Page 43

44 7.13 P 7.13 Q 7.13 R 7.13 S 7.13 T 7.13 U 7.13 V 7.13 W 7.13 X 7.13 Y 7.13 Z 7.13 AA 7.13 AB 7.13 AC 7.13 AD Page 44

45 7.13 AE 7.13 AF 7.14 Laundry Ceiling: Painted plasterboard Walls: Painted plasterboard Flooring: Concrete with carpet & soft foam lining Storage: Cupboards Skirting & Scotia: Timber Areas able to be inspected are limited due to the presence of appliances present in the area as well as a large amount of personal items present in the room. This inspection included the single garage where this laundry area is situated. There was visible mould on the back of the laundry tub. The reason for this build up is not able to be determined due to no visible leak or moisture damage and the testing carried out indicated dryness. See Photos 7.14D & E. The laundry tub was tested and there were issues with the hot and colder water taps. Cold tap did not work at the time of inspection and tap was difficult to open and close. The hot tap worked for a short period of time. This then stopped working. A qualified plumber is required to assess the state of the plumbing systems in the laundry. There was visible damage to the wall, this is possibly due to posters or some other items being stuck to the wall with tape. The removal of this has lead to damage on the wall. A dryer is present but there is not visible ducting for this unit. Damage to the carpet is present in this room. Carpet is torn near the entrance to the garage A 7.14 B 7.14 C Page 45

46 7.14 D 7.14 E 7.14 F 7.14 G 7.14 H 7.14 I 7.14 J 7.14 K 7.15 Other Room (State) OFFICE Ceiling: Painted plasterboard Wall Linings: Painted plasterboard Joinery: Aluminium. Single glazed windows. Condensation channel present Flooring: Carpet Skirting: Timber Scotia: Plaster Cove It was noticed that the cavity sliding doors installed to create privacy between the two rooms require adjustment. The left hand door (See Photo 7.15B& C) is not running level and requires adjustment. Moisture testing was carried out around the door and window openings as well as high on the walls and lower down. Moisture results indicated dryness in the areas that were tested. Large eaves are present over the exterior walls and joinery. There were various areas in this room where areas were not able to be viewed due to the large amount of personal items present inside the dwelling. Page 46

47 7.15 A 7.15 B 7.15 C 7.15 D 7.15 E 7.15 F 7.15 G 7.16 Other Room (State) BEDROOM 5 Ceiling: Painted plasterboard Wall Linings: Painted plasterboard Joinery: Aluminium. Single glazed windows. Condensation channel present Flooring: Carpet Skirting: Timber Scotia: Plaster Cove Location: Eastern wall - next to Bedroom 4. General wear and tear on walls was present. This is common in a rented home of this age. Wear and tear is not deemed significant and this is a part of any home during the course of its lifespan. There was a lack of maintenance in various of the home, grime build up on the windows was visible in this room. There was a build up of mould on the windows in this room. This reflects the lack of maintenance (which includes general cleaning) in some areas of the house. Not all areas were left without a reasonable amount of cleaning but some individual rooms did. Page 47

48 Moisture testing was carried out around the door and window openings as well as high on the walls and lower down. Moisture results indicated dryness in the areas that were tested. Large eaves are present over the exterior walls and joinery. There were various areas in this room where areas were not able to be viewed due to the large amount of personal items present inside the dwelling A 7.16 B 7.16 C 7.16 D 7.16 E 7.16 F 7.16 G 7.16 H 8 Services 8.1 Heating There is an electric heater present in the lounge. Page 48

49 8.1 A 8.2 Plumbing Type: Electric Hot Water Cylinder Seismic Straps: Present top and bottom Size: 250ltr Date of Manufacture: 10/12/2003 Location: Southern end hallway cupboard 8.2 A 8.2 B 8.3 Electrical Meterboard located on the left hand side of the garage. 8.3 A 8.4 Water Services Page 49

50 Mains supply Water Toby located at the front of the dwelling. It is not able to be determined if this is in fact the water Toby for this dwelling. LIM report should be read to determine exact location. 8.4 A 8.4 B 8.5 Security Systems N/A 8.6 Telecommunications Fibre Broadband was installed in the dwelling. This unit was located on the western side of the unit. 8.6 A 9 Ancillary Spaces 9.1 Exterior Cladding The garage was part of the construction of the main dwelling. Exterior details can be found in Section 4. Page 50

51 9.1 A 9.2 Roof Type The garage was part of the construction of the main dwelling. Exterior details can be found in Section Sub-Floor N/A 9.4 Floor Polished Concrete. 9.5 Linings Plasterboard on ceiling and walls. 9.5 A 9.5 B 9.5 C 9.6 Services Alarm system & electrical switchboard is present in the garage. 9.7 Condition of Ancillary Dwelling This side of the garage is being used for a gym. This is quite a large area and has a lot of equipment present. Page 51

52 Areas able to be inspected are limited due to the large amount of personal items present in the room. There was a cupboard present in this room with items in front that couldn t be moved so was unable to be inspected. There was visible damage to the wall, this is possibly due to posters or some other items being stuck to the wall with tape. The removal of this has lead to damage on the wall. 9.7 A 9.7 B 9.7 C 9.7 D 9.7 E 9.7 F 9.7 G 9.7 H 9.7 I 9.7 J Page 52

53 10 Limitations 10.1 Limitations present on the day of inspection Within a building inspection there are always various limitations found when carrying it out. Every team member of Know Your Building does their best to gain access, view areas and report on any visible areas of concern or note. This is not always possible, as per terms and conditions, various limitations lead to areas not being able to be inspected. These are noted in the report and inspectors are often restricted on various health & safety laws relating to safe access at heights, restrictions of access in confined spaces and personal health & safety with exposure to unhealthy areas. We will not move or touch personal belongings of a delicate nature and those items that are too large and heavy. We expect the house to be left in the same state as it is presented. In various circumstances there are items that can be moved and put back and we do this with respect. There are however occasions when items or people cannot be moved or woken and this restricts access. Personal items present inside the walk-in wardrobe as well other areas that limited physical access. Items were present through out the home that were not able to be moved. Areas of the exterior where there was overgrown vegetation as well as a large dog kennel on the eastern side of the dwelling meant that various areas on this side were not able to be accessed A 10.1 B 10.1 C 10.1 D 10.1 E 10.1 F Page 53

54 10.1 G 10.1 H 10.1 I 10.1 J 10.1 K 10.1 L 10.1 M 10.1 N 10.1 O 10.1 P 10.1 Q 10.1 R 10.1 S 10.1 T 10.1 U Page 54

55 10.1 V 10.1 W 11 Tools & Devices 11.1 Tools & Devices used for Inspection MOISTURE TESTING Readings from moisture meters are not definitive but are used to help a professional make an informed judgement to the material s moisture condition. Conductive material such as salts, carbon and metal can give false positive readings. TROTEC T660 MOISTURE METER Trotec T660 Moisture Meter is used for the testing of moisture levels inside the dwelling. Device is held up against the wall, timber or concrete and the unit scans up to 40mm from the surface. Where moisture is located, the readings from the meter will increase significantly. (Note: Metal also increases the readings of capacitance meters) Measurement Method: Capacitance - Di-electric Measurement Range: digits The measurement is effected according to the dielectric measuring principle. *The measurement results are only to be used as reference for a rough orientation. * An important variable influencing the measured value is the bulk density of the good to be measured. The higher the bulk density, the higher the measure value. *If the material to be measured contains metals (e.g nails, screws, lines, pipes etc.) and is situated within the sensor's measuring field, the measured value skyrockets. In that event the measurement is not conclusive. *With material thicknesses of less than 20mm there is a danger of humidity values adjacent material layers affecting the measured value. MEASURED VALUE ASSESSMENT FOR WOOD 0>50 = Dry >80 = Limit to the saturated range Since the measurement value displays of the dielectric measurement method - depending on marginal conditions - are subject to great fluctuations, a resistance measurement is always preferable, in particular for the determination of wood moisture. MEASURED VALUE ASSESSMENT FOR BUILDING MATERIAL For building materials the measurement results of the dielectric measuring method can only be used as Page 55

56 reference for a rough orientation. Conclusions with respect to absolute humidity in mass % (M%) can only be drawn for measurements, performed with the exact same marginal conditions and compositions of the building materials as indicated for the test set-up in the chart below. The ensured values are only to be interpreted as indicators (dry, damp, wet). 0>40 = Dry 40>80 = Damp 80> = Wet PROTIMETER SURVEYMASTER The surveymaster is a moisture detector. This device can be used in two ways, PIN mode & SEARCH mode. Know Your Building carries out Non-Invasive, Visual inspections so PIN mode is not used during inspections. PIN mode uses electrical conductance principles to measure the moisture level of the material between two electrodes. The instrument has integral pin electrodes that may be firmly pressed onto surfaces, or it may be used with various auxiliary moisture probes, including Heavy Duty Pin Probe or Deep Wall Probes. When used in SEARCH mode the Surveymaster is a moisture detector. Search mode readings give, in relative terms, the moisture condition up to 19mm beneath the surface of materials. Surface moisture (such as condensation on an otherwise dry wall) has little effect on Search mode readings. Conductors (other than water) within the material may cause high Search mode readings. The numeric measurement and colour LED will be shown when the device is used. DRY = Green (70-169) AT RISK = Yellow ( ) WET = RED ( ) 12 NZS 4306:2005 Definitions 12.1 Appendix A: Definitions Of Weathertightness Risk We carry out our inspections as per NZS 4306:2005. This NZ standard outlines what must be inspected & reported on. It also started how wording should be carried out and how various areas are to be determined. The weathertightness risk of the dwelling has to be assessed via Appendix A of NZS 4306:2005. These areas are mostly detailed in Section 4. The following pages detail this section of the standard so our clients can have an understand of how we assess the risk of weathertightness. Page 56

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59 13 Health & Safety Roof Assesment 13.1 Weather Conditions on day of inspection Weather conditions were fine and sunny. There was no rain present on the day of inspection and there was no rain on the previous 2 days Pitch of Roof Pitch of roof did not exceed 25 degrees Can the roof be safely accessed from the ground? If so how? No, due to height If using a ladder, can it be secured at the top? No, there are no fixing points After assessing the visible risks and looking at the answers to the questions above, do you deem it safe to access and inspect this roof for a short amount of time? The roof was not deemed to be safe to access due to the type of roof cladding. Decorative pressed metal tile is easily damaged when walked on so the roof itself was not physically accessed due to the likelihood of damage being caused If no, can the roof be viewed off a ladder for a short amount of time? The roof was inspected off a ladder around the perimeter of the dwelling. Page 59

60 CERTIFICATE OF INSPECTION IN ACCORDANCE WITH NZS 4306:2005 CLIENT: Estate of George & Sasha Duncan JOB REFERENCE: 1416 SITE ADDRESS: 25 Cherie Close, Rototuna Hamilton INSPECTOR: Name: Ryan Gulbransen Company: Know Your Building Qualifications: Certificate of Carpentry (2011) DATE OF INSPECTION: 22 nd October 2018 The following areas of the property have been inspected: a) Site b) Sub-floor c) Exterior d) Roof Exterior e) Roof Space f) Interior g) Services h) Accessory units, anciallry spaces & buildings YES NO CERTIFICATION: I hereby certify that I have carried out the inspection of the proprty at the above address in accordance with NZS 4306:2005 Residential property inspection and I am competent to undertake this inspection. An inspection carried out in accordance with NZS 4306:2005 is not a statement that a property complies with the requirement of any act, regulation of bylaw, nor is the report a warranty against any problems developing after the date of the property report. Refer to NZS 4038:2005 for full details. Signature: Ryan Gulbransen 23/10/2018 Page 60