House Inspection Specialists

Transcription

1 House Inspection Specialists Member of the Institute of Building Inspectors Sum Insured Home Rebuild Cost Appraisals Pre Purchase Inspections Mobile: Work: NZS Full Indemnity Insurance Date of inspection 22/8/2014 House inspection Address: Agent Present: Buyer Present: Weather at time of Inspection Sample of Polystyrene cladding and brick I will buy it street Dannemora Pre purchase - Condition report Performance based report Yes Yes Dry Rain during the month was heavy Approximate age of house: 2003 Bedrooms: 6 Cladding: Roof: Brick veneer and polystyrene 60mm Concrete tiles

2 Publication and 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 the 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

3 CONTENTS INTERIOR... 1 ENTRANCE... 1 KITCHEN... 2 LIVING ROOMS... 3 BEDROOMS... 5 BATHROOMS WET AREAS... 7 STAIRS...10 GARAGE...11 EXTERIOR...12 EXTERIOR CLADDING & JOINERY...12 SITE...15 SUB-FLOOR CONSTRUCTION...16 ROOF...17 ROOF SPACE...17 ELECTRICAL...21 PLUMBING...23 CONCLUSION...24 DISCLAIMER / LIMITATIONS OF THIS REPORT...26 FUTURE ISSUES A MUST READ...29 CERTIFICATE OF INSPECTION IN ACCORDANCE WITH NZS

4 Interior ENTRANCE COMMENTS: Front Door 4 No issues found - All hardware working Walls 4 No water ingress issues found Ceiling 4 No water ingress issues found Floor Coverings 4 No issues found Cupboard doors Windows Photo No water ingress issues found at time of inspection Photo E1 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 1

5 COMMENTS: Oven 4 Working at time of inspection Photo Walls 4 No water ingress issues found Ceiling 4 No water ingress issues found KITCHEN Floor Covering 4 No issues found Windows 4 Aluminium - No water ingress issues found Cabinetry 4 No issues found Bench tops 4 No issues found Cook Top 4 Working at time of inspection Waste disposal 4 Working at time of inspection - No leaks Range hood 4 Working at time of inspection Ventilation No water ingress issues found - General condition is very good for the age of the dwelling Photo K1 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 2

6 COMMENTS: Doors 4 All hardware working - Doors line up with frame Photo LIVING ROOMS Walls 4 No water ingress issues found Ceiling 4 No water ingress issues found Floor Coverings 4 No issues found Windows 4 Aluminium - No water ingress issues found Fireplace 4 Ventilation Air-Conditioning Lighting 4 No issues found No water ingress issues found - General condition is very good for the age of the dwelling Photo L1 No water ingress issues found - General condition is very good for the age of the dwelling Photo L2 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 3

7 No water ingress issues found - General condition is very good for the age of the dwelling Photo L3 No water ingress issues found - General condition is very good for the age of the dwelling Photo L4 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 4

8 COMMENTS: Doors 3 All hardware working - Doors line up with frame Photo Walls 3 No water ingress issues found Ceiling 3 No water ingress issues found BEDROOMS Floor Coverings 3 No issues found Windows 3 Aluminium - No water ingress issues found Wardrobe 3 All hardware working - Doors line up with frame Fan Air-conditioning Air movement system Lighting 3 No issues found No water ingress issues found - General condition is very good for the age of the dwelling Photo BR1 No water ingress issues found - General condition is very good for the age of the dwelling Photo BR2 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 5

9 No water ingress issues found - General condition is very good for the age of the dwelling Photo BR3 No water ingress issues found - General condition is very good for the age of the dwelling Photo BR4 No water ingress issues found - General condition is very good for the age of the dwelling Photo BR5 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 6

10 COMMENTS: Doors 4 All hardware working - Doors line up with frame Photo BATHROOMS WET AREAS Walls 4 No water ingress issues found Ceiling 4 No water ingress issues found Floor Coverings 4 No issues found Shower 4 Face plate sealed - Tapware working - No Leaks Windows 4 Aluminium - No water ingress issues found Vanity 4 Tapware working - Wastes tight - No Leaks Ventilation 4 Working at time of inspection Toilet 4 Cistern working - No leaks found Bath 4 Spa jets not checked Heated towel rail 4 Working at time of inspection Laundry tub 4 Tapware working - Waste pipes checked - No leaks Laundry ducting Tap pressure 3 Average No water ingress issues found - General condition is very good for the age of the dwelling Photo B1 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 7

11 No water ingress issues found - General condition is very good for the age of the dwelling Photo B2 No water ingress issues found - General condition is very good for the age of the dwelling Photo B3 No water ingress issues found - General condition is very good for the age of the dwelling Photo B4 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 8

12 No water ingress issues found - General condition is very good for the age of the dwelling Photo B5 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 9

13 Doors 4 COMMENTS: Photo STAIRS Walls 4 No water ingress issues found Ceiling 4 No water ingress issues found Floor Coverings 4 No issues found Windows 4 Aluminium - No water ingress issues found Hand Rails 4 All fitted tight No water ingress issues found - General condition is very good for the age of the dwelling Photo S1 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 10

14 COMMENTS: Doors 4 Doors line up with frame - Hardware working Photo GARAGE Walls 3 Elevated moisture readings found Minor issue G2 Ceiling 4 No water ingress issues found Floor Coverings 4 No issues found Windows 4 Aluminium - No water ingress issues found Garage Door 4 Garage doors runs freely - Motor working at time of inspection A small amount of water is getting into the wall brick cavity via the block wall This could be caused by the membrane broken in one area This is not a big issue and can be possibly fixed from inside the wall space if opened up I do not believe there will be any timber damages due to a good airflow in the wall space and a cavity This was opened up and no damage found Photo G1 MDF skirting slightly damaged from the above source Photo G2 Any additional comments: If concerned this wall can be cut out from the garage and checked Action Required YES 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 11

15 Exterior Cladding Style COMMENTS: Polystyrene textured 60mm - No cavity system needed at time of construction Brick veneer with a cavity system Photo EXTERIOR CLADDING & JOINERY Roof to wall junctions Surface Coating Cladding to Roof Junction Cladding to Wall Junctions Vertical Relief Joints Horizontal Relief Joints Windows type Window Head flashing Window sill flashing No issues found Recently painted Excellent condition No issues found No issues found No verticle control joints needed for EIFS cladding where it is no longer than 20m Horizontal control joints must be located in walls at 3.6m maximum centres.they are also required at floor joist level and at gable ends Aluminium All sealed very well Aluminium and fibrolite - No issues found No issues found Drainage holes windows Cavity System No issues found CLADDING STYLE 1 Polystyrene 60mm cladding system has been totally repainted No cracks or issues were found at time of inspection Photo X1 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 12

16 CLADDING STYLE 2 Brick veneer on a natural cavity with drain holes No issues found Photo X2 CLADDING TO GROUND HEIGHT Weep holes fitted in brick veneer for drainage Photo X3 CLADDING REMEDIAL REPAIRS AND MAINTENANCE No repairs needed A detail trim has been installed to deflect the water above the window evenly to reduce risks of entry points for water ingress Photo X4 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 13

17 CLADDING SYSTEM Cladding has been stepped out in front of the brick veneer and past the brick veneer to stop wicking or sucking of water up behind the cladding system Photo X5 JOINERY DOORS AND WINDOWS STYLE AND REMEDIAL REPAIRS No repairs needed If the dwelling is built before 2004 under the new building code it is possible the joinery junction joints reply on silicone for a tight seal.this is very important to monitor these areas and repair any water ingress issues that penetrate the wall space These particular windows have been siliconed to a very high standard and no cracking or high moisture was found at time of inspection Photo X6 I see no reason why these areas should leak if maintenance is kept up regularly like all dwellings should JOINERY DOORS AND WINDOWS STYLE AND REMEDIAL REPAIRS No repairs needed Window sill has a good fall to divert water Sill flashing has been installed under the window junction areas and a good fall implemented to divert water away from the windows Photo X7 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 14

18 Slope Fencing Paths/driveway COMMENTS: Sloping from rear No water issues found Normal movement for age Pavers in good condition Photo SITE Surface water Gates No excess water was observed at time of inspection No issues found Retaining wall Pergola No movement was observed No rot found RETAINING WALL No movement found Photo ST1 PERGOLA Pergola has been built to a very high standard and should not impact on the water tightness of the cladding system Photo ST2 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 15

19 Materials COMMENTS: Concrete slab footing Photo SUB-FLOOR CONSTRUCTION Piles Joists-Bearers Flooring Ventilation Ground condition Bora Ground clearance Concrete Air movement vents fitted Foil paper Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 16

20 Materials Slope Flashings Fixings Penetrations COMMENTS: Concrete tiles No issues found Roof materials correct for pitch of roof All fitted - No issues found No issues found Appears to be all sealed Photo ROOF Coating and Surface Soffits Barge Boards, Facia Good condition Good size soffits for increased weather protection Gutters Down pipes Valley Hip and Ridges Chimney Klass facia gutter - No issues found Plastic - No leaks found No issues found No issues found All flashings fitted Construction Timber framing - No rot seen at time of inspection ROOF SPACE Dampness Insulation Insect & Pests Rotting Timbers Roof barrier paper None seen at time of inspection Insulation was present on inspection- This is not a statement as to the efficency or rating of the insulation None seen at time of inspection None seen at time of inspection No roof barrier paper needed at time of construction 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 17

21 ROOF PROFILE The roofing profile appears to in good condition for the age of the roof Spray every three years for lichen and moss Photo R1 Spreaders have been fitted to direct an even flow of water over the roof reducing risks of water dispersing in one area Photo R2 ROOF VALLEY Gutter guard has been installed in the gutter to stop leaves blocking up the valley and overflowing into the roof space Photo R3 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 18

22 ROOF FLASHINGS Roof flashings have been installed very well, right behind the cladding system Photo R4 SOFFITS The wider the soffits are the less risk of water ingress issues on the window junctions and penetrations Photo R5 GUTTERS Gutter to wall junctions are very important how they are finished A kick out flashing has been installed to deflect water away from this area Photo R6 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 19

23 INTERNAL GUTTERS Photo R7 Internal Guttering: If internal guttering becomes blocked and there are no sufficient overflows, water can build up quickly and backflow into the soffit which fills up and then may flow into the frame. If there is no soffit it may back flow directly into the frame. It is therefore essential that internal guttering is checked regularly for blockages. Where there is internal guttering and a soffit, a simple fix is to install grills every 2 meters. This allows any back flow that enters the soffit to exit via the grills before it reaches the frame No issues seen at time of inspection ROOF SPACE No water penetration issues found Insulation installed Photo R8 GUTTER TO WALL Small area that should be finished to stop a path for water entry No damage or high reading was found in this area at time of inspection Minimal repair costs Photo R8 Any additional comments: Action Required MAINTENANCE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 20

24 Wiring Fitting Distribution panel Ceiling Fans Air conditioning COMMENTS: TPS Wiring is a current wiring system - No issues found what could be seen All lights checked - No wall sockets checked Trip switches fitted - Cover fitted Photo ELECTRICAL Outdoor Lights/power points Main Panel Gas Supply Alarm Smoke Detector Working at time of inspection No issues found No issues found Alarm is fitted but not checked by the inspector Not checked Heating Systems Venting Systems Central Vac Spa Pool MAIN PANEL All sealed around power box Windows fitted Photo EL1 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 21

25 DISTRIBUTION PANEL All labelled - No issues found Photo EL2 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 22

26 COMMENTS: Photo Feed Pipes Mixture of pipe feeds fitted - No issues found Taps & Fittings All taps working - No leaks Waste Pipes No leaks found PLUMBING Gulley Traps Hot Water Cylinder Toilets Water toby Plumbing exterior penetrations Lids fitted - Waste flowing Infinity gas heater - Rust showing on cover -Rust treat All cisterns working - No leaks found No issues found All penatrations are sealed at time of inspection P1 Water tanks Septic tank HOT WATER CYCLINDER Minor rust on cover of infinity hot water system Photo P1 Any additional comments: Action Required MAINTENANCE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 23

27 CONCLUSION The purpose of this inspection is to identify major defects and safety hazards associated with the property at the time of inspection The inspection and reporting is limited to a visual assessment and knowledge of the building construction along with the use of meters to indicate if further investigation is needed All inspections are in accordance with NZS The inspection is compared with similar constructed dwellings of approximately the same age where those buildings have had a maintenance programme implemented to ensure that the building members are still fit for purpose THE OVERALL CONDITION OF THIS RESEDENTIAL DWELLING: The overall condition of this dwelling in context for its age, type and general expectations of similar properties is excellent There are NO visual signs indicating potential weather-tightness issues, which will NOT need further investigation by invasive and destructive means to determine if external moisture penetrations have breached the framing system possibly resulting in structure damages. There were NO visual signs indicating further investigation is required. A Visual inspections as well as a moisture test using a Trotec 650 moisture meter was used and only one small area in the garage behind the block wall was found to have a small elevated reading and did not pose any risks to the structural integrity of the dwelling The dwelling appears to be built by Newcastle homes which have a very high standard of build This dwelling was finished early 2003 and yet it has a lot of characteristics and upgrades you would find in a 2004 build when the building code changed to a drainage system I have no issues with this dwelling what so ever It is well built to a very high standard of workmanship It has soffits all round It has 60mm polystyrene cladding and well painted All windows and doors have been sealed to a very high standard It has gutter to wall kick out flashings 90% of the polyester cladding is above the brick veneer and detailed well to deflect water 90% of the ground level is brick veneer I do not see any high risk areas on this dwelling that should leak if maintained other than no cavity system which came into effect in 2004 If this dwelling is 11 years old and shows no signs of water penetration then it will continue to do another 11 and so on if looked after and normal maintenance is done like any dwelling every year Page 24

28 Any questions please call: Inspector- Mark Muller First Choice House Inspections Years Building 15 Years water ingress issues Small Claims Building Investigator for the Courts Page 25

29 FIRST CHOICE HOUSE INSPECTIONS DISCLAIMER / LIMITATIONS OF THIS REPORT Terms and Conditions Applicable to Residential Building Inspection Reports Purpose The building inspection report ( Report ) is prepared by First Choice House Inspections Limited ( FCHL ) for the specific purposes of assessing the general condition of the building and identifying defects that are readily apparent at the time of inspection based on the limited visual, non-invasive inspection as further described below in the Scope and Limitations & Exclusions sections. No responsibility is accepted in the event that the Report is used for any other purpose. Scope The Report is based on a limited visual, above ground, non-invasive inspection of the standard systems and components of the building. FCHL does not open up, uncover or dismantle any part of the building as part of the inspection or undertake any internal inspection of the building. The procedure for the inspection will be conducted in accordance with NZS 4306:2005. New Zealand Standard; Residential Property Inspection. Report Limitations & Exclusions The Report is a guide only (as per New Zealand Standards) and not a guarantee or warranty as to the state of the building or any product, system or feature in the building. Areas of the building that the inspector believes to be potential problem areas for moisture ingress are checked with a non-invasive moisture meter. Rotting of timber framing and/or the presence of toxic moulds however, can only be determined by invasive testing which requires the removal of wall linings. This cannot be done without the written consent of the owner and is outside the scope of the Report. The Report is not a specialist weather tightness report. FCHL accepts no responsibility or liability for any omission in its inspection or the Report related to defects or irregularities which are not reasonably visible at the time of the inspection or which relate to components of the building: - which are below ground or which are concealed or closed in behind finished surfaces (such as plumbing, drainage, heating, framing, ventilation, insulation or wiring); - which required the moving of anything which impeded access or limited visibility (such as floor coverings, furniture, appliances, personal property, vehicles, vegetation, debris or soil) FCHL does not move owner/occupier items for the purposes of the inspection; - to which access is not reasonably and safely available to carry out a visual inspection. This may include roofs, subfloor areas and ceiling cavities and high, constricted or dangerous areas for which inspection is not permitted by Occupational Safety and Health regulations. In addition, the customer accepts that FCHL will not detect some defects because: the defect may only occur intermittently; the defect has been deliberately concealed; or FCHL has been given incorrect information by the customer or any third party. If you believe that any of these circumstances apply then you should immediately contact FCHL in order to try and resolve. Any area, system or component of the building or any item, feature or system not specifically identified in the Report as having been inspected was not included in the scope of the inspection. This includes the condition and location of any special features or services, underground services drainage or of any systems including electrical, plumbing, gas or heating except as otherwise may be described in the Report. On request, specialist inspections can be arranged of weather tightness or structure or of any systems including electrical, plumbing, gas or heating. Page 26

30 Descriptions in the Report of systems or appliances relate to the existence of such systems or appliances only and not the adequacy, efficiency or life expectancy of such systems or appliances. The Report: - is not a structural survey, engineer s report, weather tightness inspection or a report on the building s seismic safety. FCHL can assist with arranging such arranging such specialist third party inspections upon request; - does not assess compliance with the requirements of any legislation (including, any act, regulation, code or by-law) unless otherwise stated; - is not a geotechnical, site or environmental report. FCHL makes no representation as to the existence or absence of any or hazard (as defined in the Health and Safety in Employment Act) or any hazardous substance, natural hazard or contaminant (as those terms are defined in the Resource Management Act) in the building or property; Title and Local Authority Records FCHL has not undertaken any title search and assumes all improvements are within the legal boundaries of the property. No survey of the property or any search of information held by the territorial authority or any other relevant authority has been undertaken. It is recommended that the customer conducts its own Land Information Memorandum or Council property file search. Unit Title Properties If the property is a Unit Title property, the inspection and Report is limited to the actual unit and any accessory unit(s) and does not extend to the remainder of the building or the common areas. FCHL recommends the customer obtain a copy of the financial statements and minutes from meetings of the Body Corporate to establish the history of the inspected property under such Body Corporate. Responsibility to Third Parties Our responsibility in connection with this Report is limited to the customer to whom the Report is addressed and to that customer only. We disclaim all responsibility and will accept no liability to any other party without first obtaining the written consent of FCHL and the author of the Report. FCHL reserves the right to alter, amend, explain or limit any information given to any other party. Publication Neither the whole nor any part of the Report (or any other report provided by FCHL, whether written or verbal) may be published or included in any published document, circular or statement whether in hard copy or electronic form or otherwise disseminated or sold without the prior written approval of FCHL and the inspector. Claims & Disputes Should any dispute arise as a result of the inspection or the Report, it must be submitted to FCHL in writing as soon as practically possible but in any case, within ten working days of discovery. The customer agrees that in the event of a dispute, the contents of the Report may not be used to satisfy any terms of a sale and purchase agreement until the disagreement/dispute has been resolved. In the event the customer nevertheless enters into an unconditional agreement for purchase of the subject property or makes an existing agreement unconditional prior to resolution of the dispute, the customer shall be deemed to have waived the customer s rights to continue with and/or make any future claim against FCHL in relation to that matter. Any claim relating to the accuracy of the Report, in the form of errors or omissions is limited to the failure on the part of FCHL to follow the Standards of Practice of the New Zealand Standard; NZS 4306:2005 Residential Property Inspection (a copy can be made available for viewing if required). Page 27

31 Except in the case of an emergency, the customer further agrees not to disturb, repair, replace or alter anything that may constitute evidence relating to the dispute or claimed discrepancy before FCHL has had an opportunity to re-inspect and investigate the claim. The Customer understands and agrees that any failure to notify FCHL or permit FCHL to re-inspect as stated above shall be deemed to be a waiver of the customer s rights to continue with and/or make any future claim against FCHL in relation to that matter. Limitation of Liability The customer acknowledges and agrees that the director(s) and employee(s) of FCHL shall not be held liable to the customer. FCHL shall have no liability to the customer for any indirect or consequential loss of whatever nature suffered by the customer or any other person and the customer hereby indemnifies FCHL in respect of any claims concerning any such loss. Subject to any statutory provisions, if FCHL becomes liable to the customer for any reason, for any loss, damage, harm or injury in any way connected with the completion of the inspection and/or the Report, FCHL s total liability shall be limited to a sum not exceeding $5,000. Consumer Guarantees Act Nothing contained in these terms and conditions shall be deemed to exclude or restrict any rights or remedies that the customer may have under the Consumer Guarantees Act 1993 or otherwise at law. Partial Invalidity If any provision in these terms and conditions is illegal, invalid or unenforceable, such provision shall be deemed to be excluded or read down to the extent necessary to make the provision legal, valid or enforceable, and the remaining provisions of these terms and conditions shall not be affected. All our building inspections and reports are subject to our standard terms and conditions. This is an important legal document. Please take the time to read it before ordering any inspection or other services. Our standard terms and conditions exclude certain types of liability and limit our total liability to customers in the event of any problems. Page 28

32 FUTURE ISSUES A MUST READ Recent court rulings as to how building and moisture inspections are reported are now required. The rulings apply to all buildings not compliant with current codes. This means if a building was compliant at the time of construction but materials methods flashings along with the building code has changed since the dwelling was built. Inspectors must report on future potential issues that are likely to adversely affect the buildings future durability in those areas in which the specification has now been upgraded. This is done regardless if there were no issues found on the day of inspection. Should future issues occur they are more likely to happen around areas described as a high risk. Most of these areas are proven to be flashings around windows and doors, internal guttering, eaves, external fittings such as lighting, joins in sheets which crack and parapet capping s FCHIL advises that if moisture or building inspection was satisfactory on the day of inspection but the dwelling was built prior to the current building code the following may occur. Flashings around windows and doors. Current code ensures that if moisture gains access for whatever reason it can get out without damaging the timber. Prior to the current codes, inspections of flashing installation and the installation themselves were varied and sometimes unsatisfactory. The guarantee therefore that if moisture gets in it can get out cannot be given for houses not currently compliant. To minimize this risk it is recommended a yearly maintenance check to ensure there is no increased moisture levels. FCHL past experience tells us that, should moisture levels rise it is in most cases due to the comer mitre join seals beginning to fail or the seal between the window cladding has broken. These areas are easy to fix Internal Guttering: If internal guttering becomes blocked and there are no insufficient overflows, water can build up quickly and backflow into the soffit which fills up and then may flow into the frame. If there is no soffit it may back flow directly into the frame. It is therefore essential that internal guttering is checked regularly for blockages. Where there is internal guttering and a soffit, a simple fix is to install grills every 2 meters. This allows any back flow that enters the soffit to exit via the grills before it reaches the frame. Cladding Joins: Any cracks that appear increase the risk of moisture entering the frame. All cracks should be raked and sealed. Eaves: Eaves provide limited protection to exterior cladding, the windows and doors. As the size of the soffit decrease, the risk of moisture entry increases because the water reaches the cladding, windows and doors more often. In addition, if driving rain has forced water under the tiles or parapet flashing, it may enter the frame. In the case of minimal eaves, the best protection is organising a method to prevent wind from forcing rain upwards and ensuring regular maintenance around windows and doors and repairing cracks as they may show. Page 29

33 Parapets: Where a building has parapets, they should be capped. If there is no capping the material used to encase the frame may crack over time and allow moisture to enter the frame. A capping, usually metal, affords good protection. The sides of the capping can lift under high winds allowing water to enter the top. If the top is cracked, the water may then enter the frame. The fix is to regularly cast a visual eye to ensure no lifting of the skirt and if so, arrange for it to be realigned and resealed. Exterior Lights: The holes through which the cables pass to the external lights should be sealed. Water running down the wall can pool inside the light fitting. When it s sufficiently high it can reach the cable hole and flow into the frame. The fix is to take down the lights, check the holes are sealed then replace. The screws used to face the lights to the wall should be bound with silicon before replacing the unit. Page 30

34 SUMMARY LIST OF FEATURES INSPECTED For any feature not present on the property, mark as (not applicable). ROOF SPACE ROOF EXTERIOR SUB FLOOR SITE Orientation of living spaces Site exposure, contour & vegetation Retaining walls Paths, steps, handrails & driveways Fencing Surface water control Location of access point Accessibility Foundation type & condition Foundation walls Ground condition Ground vapour barrier Drainage Ventilation adequacy Pile type, instability & condition Pile to bear connections Obvious structural alteration Ground clearance of timber framing Floor type (timber or suspended concrete) Inspected Y N Timber framing & bracing Insulation type, appropriate thickness, coverage & condition Plumbing material types, leakage & support Electrical wiring type & support Insect and pest infestation Rotting timbers Debris Construction Type Cladding Chimneys Exterior stairs Balconies, verandahs, patios, etc. Roof material Roof condition Roof water collection Downpipes Eaves, fascia & soffits Accessibility Roof cladding Thermal insulation type, clearances, approximate thickness & coverage Sarking Party walls, fire proofing Roof underlay & support Roof frame construction & connections Ceiling construction Obvious structural alteration Insect and pest infestation Rotting timbers Discharges into roof space Plumbing material types, leakage & support Electrical wiring type & support Tile fixings INTERIOR SERVICES ANCILLARY SPACES Ceilings Walls Timber floors Concrete floors Doors & frames Electrical operation of switches, etc. Heating systems Kitchen Bench top Cabinetry Sink Tiles Air extraction system Bathroom, WC, Ensuite Floor Cistern, pan & bidet Tiles Bath Shower Vanity/washbasin Ventilation Special features Laundry Location Floor Tubs/cabinet Tiles Ventilation Storage Stairs Exterior windows & doors Fire warning & control systems Heating systems Central vacuum systems Ventilation systems Security system Electricity services Gas services Water services Hot water services Foul water disposal Grey water recycling system Rainwater collection systems Solar heating Aerials & antennae Shading systems Telecommunications Lifts Exterior claddings Floors Roofs Sub Floor Inspected Y N Page 31

35 Ref No: CERTIFICATE OF INSPECTION IN ACCORDANCE WITH NZS Client: Sample I will buy it street Site address: Dannemora, Auckland Inspector: Name: Company: Qualifications: Mark Muller FCHI - First Choice House Inspections Ltd 25 Years Building 15 Years water ingress issues Date of inspection: 22/8/2014 Small Claims Building Investigator for The Courts The following areas of the property have been inspected: (please tick) (a) Site (b) Subfloor (c) Exterior (d) Roof Exterior (e) Roof Space (f) Interior (g) Services (h) Accessory units, ancillary spaces and buildings Yes No Any limitations to the coverage of the inspection are detailed in the written report. Certification: I hereby certify that I have carried out the inspection of the property site at the above address in accordance with NZS Residential Property Inspection and I am competent to undertake this inspection. Signature: Date: An inspection carried out in accordance with NZS is not a statement that a property complies with the requirements of any Act, regulation or bylaw, nor is the report a warranty against any problems developing after the date of the property report. Refer to NZS for full details. Page 32