Inspection details. Subfloor. Subfloor. Before You Buy property inspection

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1 Before You Buy 254 Richmond Rd, Auckland, 1011, Auckland 29th Sep, 2015 Inspection details Property owner Joe Bloggs Address 36 Bloggs st Date 03 Jul 2015 Time 11:24 Weather at time of inspection Fine Approximate year of construction 1977 Agent present No Buyer present no Number of bedrooms 4 Purpose Pre-purchase condition report Subfloor Piles Subfloor has a few major issues. leaking in the laundry and toilet area floor. structural issues with bearers and Joists on east side of deck. All require urgent attention Subfloor Page 1

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3 comment 1. Laundry floor under tub area has major leaking issues. 2. Dry rott to flooring in laundry area and seperate toilet 3. Bearer held up with nailed cleat at north end 4. Bearer for deck joist not structually safe, nailed to cleat 5. Concerns over legality of small extention off ensuite. Would need to resort to plans Cladding Other Description Board and batten cladding to majority of dwelling. Cement board to eastern bay window. Front door area. Back door area and western bay seat area and upper level walls Cladding Page 3

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5 comment 1. Hole in corner of head flashing on western bay seat. 2. No visible sign of corner flashing to north corner of western bay seat 3. Western bay seat 4. Silicon required in joins of cladding. 5. No sign of corner flashings in back door area. 6. Cladding is poorly installed at back door area. 7. Large gaps on eastern bay seat windows. 8. Poorly installed cladding to eastern bay seat area 9. No sign of corner flasings to any of the cement board cladding. Looks like silicon and paint 10. Visible timber which has been painted. No corner flashing present 11. Corner of eastern bay seat where no sign of corner flashing present 12. Top dormer window corner. Believe no flashing. Joinery Aluminium Some new joinery on Northern face. large Bi Fold windows and Bi Fold door on Northern deck. also new joinery to Upper Eastern face balance of Joinery all original and in ok condition Soffits Fascias Page 5

6 Metal s Barge capping on eastern side rusting. All new spouting and down pipes installed Fascias comment 1. Rusting barge capping Spouting/Downpipes s All recently upgraded Roof Longrun Membrane s Recently repainted. Only had small area for access on south side. Small membrane roof above ensuite Roof Page 6

7 comment Carport roof area is at 0 degrees pitch. The roofing in place requires minimum of 3 degrees. Decks Timber Recently upgraded decks and handrails. handrails are not structurally safe. Large gaps in handrail excess of 100 mms. posts for handrails are made from 90x45 timber and coach screwed to existing boundary joist. Decks Page 7

8 comment 1. 4x2 hand rail posts coach screwed to existing boundary joist. 2. Large gaps in deck handrail over the required 100 mm reaching up to 150mm. Danger of falling for a child. Eastern deck x 4 corners Pergolas Timber Illegally built and not structually sound. Top is connected to upstairs deck handrail. Lower end connected to 100 by 100 posts. no structural fixings and of poor construction. will be required to be removed Pergolas comment 1. Connected to top floorhand rail 2. No structural fixings any where on illegally built pergola Conservatory Carport Timber Page 8

9 No issues accept major issue with roof Garage Fences Timber Other Description Mesh fence to Eastern boundary. Timber paling fence to balance Drainage All drainage at time of inspection seems to be working fine. No water soakage in lawn area around dwelling. Driveway Other Description Cobbles Gardens Tidy garden areas Bedrooms Number 4 Page 9

10 4 bedrooms on top floor all in good condition. Built in wardrobes in all bedrooms. No visible sign of damage to walls. Bathrooms Number 1 Main bathroom on top floor with acrylic shower and with acrylic bases. Right corner of main bathroom shower has high moisture level. Could be from water coming from shower and going under sarking wall lining. Needs attention. Balance of bathroom is good. No further issues found. Bathrooms comment 1. Right corner of main bathroom shower. High moisture level. Ensuites Number 1 Excellent No issues found, suggestion of re siliconing top of vanity to wall to stop water going behind vanity. Fully enclosed acrylic shower. No sign of leaking Page 10

11 Lounge Number 1 Lounge in good condition. Concrete wall behind fireplace in good condition small visible cracks around fireplace. Issues in corner of Bay seat both left and right with high moisture readings below window. See moisture content Lounge comment 1. Left side of bay seat high moisture 2. Right side bay window high moisture levels Dining Bay window off dining has high moisture readings in both corners. Wall linings in both corners rotting. Cannot go below the bay seat to check moisture levels. Area of large concern. Dining Page 11

12 comment 1. left side of bay window 2. right side of Bay window Kitchen Number 1 Excellent Newly upgraded kitchen Office Number 1 Excellent Laundry Right side of laundry door high moisture levels. Could be coming from side of door or leak behind laundry tub. high moisture levels all around tub At skirting level. Cnfirmed sighting at subfloor inspection. Leaking pipes is suspected and would of caused major damage Laundry Page 12

13 comment 1. right side of Back door 2. Right side of laundry tub Ceiling Space No ceiling space Ceiling Insulation Skillion roof with no ceiling space. Could not see if there is insulation. Wall Insulation Owner couldnt confirm if insulation is installed Floor Insulation None present None present Page 13

14 Glazing Single Excellent All in good condition Hardware Excellent No issues all working fine Hot Water Gas Califont rinnai system at back door Plumbing All taps working and not dripping at time of inspection. Copper piping used for water feeds Electrical Fittings Excellent Flooring Carpet Other New carpet to bedrooms office and lounge areas. Bamboo overlay flooring to dining, kitchen and bathrooms on mid level. Excellent Page 14

15 Window Coverings Curtains Roller Blinds Drapes to bedrooms and roller blinds to balance of house. All in working condition. Moisture Bedroom 2 ( first left) high moisture reading in right corner of doors. Moisture Page 15

16 comment 1. Bedroom 2 right side of doors 2. Left side of bay seat in corner below window 3. Right side of bay seat below window Overall Summary There are many issues present with the Dwelling in its current state. I have large concerns over the use of the cement board cladding and its installation. Would like to see the plans of the house and see what the required cladding was. The installation of the cement clading is at a poor level. there are large concerns with the corners and corner flashing systems of the cement board cladding. I have concerns that there are no corner flashings and that the corners have been silicone and painted straight over timber. There are areas are of high concern with the construction and also the cladding installation which I feel is contributing towards the moisture levels that I found on the inside. the inside finish of the house is at a good level there is concerns in the laundry and bathroom areas as sighted from the sub floor area withh major leaking. the upstairs bathroom ensuite is of concern as if it was an extra add on to the house with the small 45 degree cleats underneath the sub floor of the ensuite and also the installation of a membrane roof. the carport area roof is major concern as the trough sectioned roofing system that is on the roof requires minimum of 3 degrees pitch. using my digital level it reached point 01 of a degree which means basically dead flat which can cause pooling and water going back toward the house. structural issues under the house and the deck area on the Eastern side are of concern. s in the sub floor area will show you the issues that have been brought to my attention. to proceed with purchase of this house I would be inclined to do some evasive testing removing of some wall linings inside around the bay window/seating areas and laundry areas to assess the amount of water damage inside of the walls. the pergola that has been illegally erected would have to be removed as it is not structurally sound. Page 16

17 Publication & Use Neither the whole nor any part of this report or any other report (whether verbal or written) or any reference to this report or any such other report may be: included in any published document, circular or statement whether hardcopy or electronic; transferred to any person other than the Customer; or distributed or sold, in each case without first obtaining the written approval of the company The Report is not to be used in any litigation except with prior written approval of the company If this report is a presale report it is prepared for the vendor only and we recommend you get your own building report as these reports are not transferable to any other named party. The presale report is prepared for the vendor to show prospective buyers what condition the dwelling is at the time of the inspection Page 17