Internal Dry Area Finishes for Major Defects & Significant Items
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- Kristopher Lamb
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1 THIS IS THE BODY OF A STANDARD TYPE REPORT WHICH HIGHLITES THE DEFECTS THERE IS ALSO A MAINTENANCE & RECOMMENDATION PROGRAMME WHICH IS NOT SHOWN FOR SECURITY REASONS s & Significant Items Note: in accord with AS minor defects are not required to be reported on individually unless they are arising directly from a major defect. N. B. We strongly advise that all defects noted in this report may deteriorate or cause further defects or be a safety hazard if not attended to by a qualified licensed and insured person Internal Dry Area Finishes for Major s & Significant Items Major Minor Entry Timber Boards + (Uneven & out of Level Rec Engineer to inspect Timber Hopper (Aging - Binding & Stiff + Sill Weathering & Paint Flaking - Rec. Painter & Builder to Repair to stop further surface deterioration & Binding) Timber Hinged Entry Sheeting on rake (+ Slight Deflection) + Cornice Part Timber Board / Part Sheeting (Damaged in Part Rec. Repair by Builder) Lounge Fireplace Timber Boards + (Uneven & out of Level Rec. Engineer to inspect Timber Sash (Aging - Binding & Stiff + Sill Weathering & Paint Flaking - Req. Paint & Builder to Repair to stop further surface deterioration & Binding) Sheeting (+ Slight Deflection) + Cornice Hard Render with fractures visible Check Flue operation Sheeting + Marks & Join Hairline Fractures + High moisture reading to adjacent Fire Place & Refer # 7 M tence Report for recommendations & Recommend full invasive inspection Dining Room Timber Boards + (Uneven & out of Level Rec Engineer to inspect Timber Sash (Aging - Binding & Stiff + Sill Weathering & Paint Flaking - Req. Paint & Builder to Repair to stop further surface deterioration & Binding) Sheeting (+ Slight Deflection) + Cornice Sheeting + Marks with Join Hairline Fracture Hallway Cupboard Timber Boards + (Uneven & out of Level Rec. Engineer to inspect Timber Hinged Entry Timber Board (Shrinkage Cracking & Slight Deflection) + Cornice Timber Board (Shrinkage Cracking) Timber Hinged - Rec. Top & Side Clearance by Builder + Full of Storage Rear Foyer Vinyl Sheeting (+ Marks Visible) + (Uneven & out of Level - Rec. Engineer to inspect Timber Hopper (Binding & Stiff + Sill Weathering & Paint Flaking Rec. Builder to Repair) Timber Hinged Sheeting on rake (Slight Deflection + Face Delaminating in part Rec. Repair by Builder) + Cornice Part Timber Board (Shrinkage Cracking) / Part Sheeting + Marks visible BUILDING INSPECTION & CONSTRUCTION SPECIALISTS PAGE 1 OF 11
2 Bedroom RH/Front Robe Timber Boards + (Uneven & out of Level Rec Engineer to inspect Timber Sash (Aging + Glass fracture - Binding & Stiff + Sill Weathering & Paint Flaking - Rec. Builder to Repair) Timber Hinged + Lock not engaging striker Timber Board (Shrinkage Cracking & Slight Deflection) + Cornice (Aging) Timber Board (+ Shrinkage Cracking) None Installed Bedroom LH/Front Robe Timber Boards + (Uneven & out of Level Rec Engineer to inspect Timber Sash (Aging - Binding & Stiff + Sill Weathering & Paint Flaking - Rec. Builder to Repair) Timber Hinged Entry (Req. Side Clearance by builder) Timber Board (Aging + Shrinkage Cracking & Slight Deflection) + Cornice Timber Board (Aging + Shrinkage Cracking + Extensive old Termite damage visible Refer # 7 M tence Report & Recommend a full invasive inspection to determine the extent of termite damage) Wardrobe only Internal Wet Area Finishes for Major s & Significant Items Major Minor Bathroom Mirror Shower Cubicle Shower Cubicle Glass Screen Vanity Laminate Tiled (No Visible Control Joints + Fractures & Drummy + Loose & Lifting - Rec. Tiler to Repair/Replace + No Waste Visible & Refer # 3 & # 14 M`tence Report for Recommendations) + (Uneven & out of Level Builder to Re-Level) Louvre s Mirror Installed Timber Slider (Handle Loose - Rec. Builder to Repair) Sheet (Slight Deflection) + Cornice Sheeting (+ Joins Hairline Fracture & Marks Visible) PVC Type Base (Not Set Down - Rec. Minor Sealant M tence + Check for future leaks & Refer # 3 & # 6 M tence Report for Recommendations) + Shower (Loose & Decayed Rec. Repair/Replace by Builder) Requires Sealant & Grout M tence - Requires upgrade (Leaking into adjoining areas Rec. Builder to repair) Fixed Section (+ Glass Fracture - Rec. Replace by Glazier) & s Hinged Wall Basin Lamipanel Type in shower (Lifting & Loose - Rec. Builder to Replace) WC Toilet Suite Tiled (No Visible Control Joints + Hairline Fractures - Rec. Tiler to Repair + No Waste Visible & Refer # 3 & # 14 M`tence Report for Recommendations) + (Uneven & out of Level) Timber Hinged (+ Weathering & Paint Flaking - Rec. Paint & Builder to Repair to stop further surface deterioration) Timber Hinged Sheet (Slight Deflection + Light Diffuser Missing-Rec. Replace by Electrician) + Cornice Sheeting (+ Marks & Patches Visible - Rec. Builder to Repair) Pan Connector & Wall Cistern (Seat Loose Rec. Plumber to Re-tighten) BUILDING INSPECTION & CONSTRUCTION SPECIALISTS PAGE 2 OF 11
3 Kitchen Stove Cabinets Sink Unit Splashback Vinyl Sheeted (+ No Waste Visible & Refer # 14 M`tence Report for Recommendations) + (out of Level Builder to Re-Level) Timber Hopper Sheet (Slight Deflection) + Cornice Sheeting Upright / Gas (Check operation) Plywood Sheeted Top (Moisture Swelling in Part - Rec. Joiner to repair) Stainless Steel Sink & Cabinet under (+ Moisture Swelling & Lifting - Rec. Joiner to repair) Plywood (Moisture Damage in Parts Recommend Joiner to repair) Laundry Tubs Concrete (+ Shrinkage, Hairline & Large Settlement Fractures Visible in Parts + No Waste Visible Recommend Builder to repair/replace & Refer # 10 & # 3 M tence Report for Recommendations) Sheeting on Rake with Exposed Rafters (Slight Deflection) Timber Board (Shrinkage Cracking & Paint Flaking - Rec. Builder to Repair) Concrete Tubs + No Taps to Tubs only to Washing Machine N. B. Water & Moisture will access this area during Heavy Rain as floor level is lower Than Outside Ground Levels & Refer # 5 M tence Report for Recommendations External Finishes, Fixtures & Structural Areas for Major s & Significant Items Major Minor DRIVEWAY Concrete (+ Shrinkage, Hairline & Settlement Fractures & Refer # 10 M`tence Report for Recommendations) PATHS Ditto above FENCES/ GATES Timber (Weathering & Decay + Leaning & Disrepair in Part Rec. Builder to Repair & Refer # 4 M`tence Report for Recommendations) / Brick (Fractures & Leaning + Ground settlement Pressure - Rec. Builder to Repair/Replace) Line of existing fences may not be on Boundary - Rec Surveyor to Check. Under Structure Water & Moisture may access under structure areas during Heavy Rain as areas under structure are lower Than Outside Ground Levels & Refer # 5 M tence Report for Recommendations + Remove materials from Sub floor Entry Slab Concrete (+ Shrinkage, Hairline & Settlement Fractures + Uneven in Parts & Refer # 10 M tence Report for Recommendations) Stairs (Front) Handrail Brick Gap visible (Leaning & Fractures Rec. Repair by Builder) Brick (+ Fractures in Part + Check future stability & Refer # 11 & # 4 M tence Report for Recommendations) Handrail Height does not conform to latest Building Code of Australia - Height should be 1000mm high & Refer # 11 M tence Report) Front Landing Framing under Handrail Concrete (Out of Level Refer # 10 M tence Report for Recommendations) Brick Support (+ Fractures in Parts & Refer # 9 M tence Report for Recommendations) Brick (+ Fractures in Part + Check future stability & Refer # 11 & # 4 M tence Report for Recommendations) Handrail Height does not conform to latest Building Code of Australia - Height should be 1000mm high & Refer # 11 M tence Report) BUILDING INSPECTION & CONSTRUCTION SPECIALISTS PAGE 3 OF 11
4 Rear Slab Pergola (Rear) Pergola Roof Pergola Slab Rear Shed Surface water & storm water run off Trees WALL COVER Fire Security Roof Cover Metal Flashing/Cappings Fascia / Gutter Eaves: Overhang Downpipes Drainage/Plumber Concrete (+ Shrinkage, Hairline & Large Settlement Fractures + Uneven in Parts & Refer # 10 M tence Report for Recommendations) Timber Support Posts (Aging - Weathering & Decay Rec. Builder to Repair) / Timber Framing (Aging - Weathering & Decay + Wide spans with sagging visible Timber too light Not structurally sound - Rec. Builder to Repair/Replace & Refer # 4 & # 13 M`tence Report for Recommendations) - Metal Roof Sheeting (Leaking in parts - Check Effectiveness during Tropical Downpours) Concrete & Tiles (Aging - Fractures & Uneven in Parts Recommend repair & Refer # 10 M tence Report for Recommendations) Concrete (Aging - Hairline, Shrinkage & minor Settlement Fractures & Refer # 10 M tence Report for Recommendations) Timber framing with decay & old termite damage with Metal External Wall Cladding dented in parts & Unlined internal Sheeting / Metal roof sheeting is leaking with corrosion Recommend Repair N. B. Recommend Repair/Upgrade Drain Away From Ext. - No Surface Drains Installed & Ponding may occur during heavy Rains & Require Storm Water Drains Installed & Refer # 5 & 6 M tence Report for Recommendations N. B. It is important for you to check with Council before you proceed with your purchase that this property is not in a flood plain, water course or tidal area. Recommend Lopping to Below Fascia: Gutter Line/Some Removal & Refer # 1 & # 9 M tence Report for recommendations Timber Boards (Aging - Weathering & Decay + Paint flaking Rec. Builder & Painter to Repair & Refer # 4 M`tence Report for Recommendations) / Timber battens (Aging - Base decay Loose Rec. Builder to Repair/Replace) Smoke Alarms Installed - (Replace Batteries if Required) AS 3786 Advises that functional smoke detectors are required for all buildings where people sleep, reside & work. It is recommended that an electrician be consulted to report on those smoke alarms installed or on the installation of new smoke alarms. Refer # 1 & 8 M tence Report Metal Roof Sheeting (Aging - Advanced Lap Corrosion & Leaking in parts Recommend replace roof - Check Effectiveness during Downpour - Aging Roof may Leak in Future & we recommend a Roofer to inspect for a detailed report on all roof areas & associated roof items before you proceed with your purchase of this property. Refer 1 & 8 M'tence Report Metal Cappings (Aging + loose & Corrosion - Rec Roofer to repair/replace) Timber Fascia (Aging - Weathering Decay paint flaking - Rec. Builder to repair to stop further deterioration of Surfaces & Refer # 4 M`tence Report for Recommendations) Metal Gutter (Aging Rusted out in parts Recommend Roofer to Repair/Replace & Refer # 1& 8 M tence Report) Soffit Sheet (aging - Deflections & loose in parts - Rec. Builder to Repair/Replace & Refer # 4 M`tence Report for Recommendations) Metal & PVC (Leaking - Rusting Loose Req. Replacing by Plumber) Check Capacity & Blockages during Tropical Downpour & Refer # 1 & 8 M tence Report for Recommendations Below Ground Drainage may Require Testing Recommend Drainer to inspect for a detailed report before proceeding with your purchase of this property as Broken & Blocked Drainage including Leaking downpipes can cause Foundation Failure & settlement if left unattended. BUILDING INSPECTION & CONSTRUCTION SPECIALISTS PAGE 4 OF 11
5 Plumber/Drainer Brick work Chimney Weep Holes Stumps: Columns Ant Stop Timber & Timber Wall Framing Timber Wall s & Ceiling Mouldings No Pressure testing has been carried out to water pipes, nor can we inspect or comment upon inaccessible areas, such as pipes under ground, within walls, between floors, underground sewerage, or underground drainage. While we are not plumbers or Drainers the installation appears to be Adequate & we recommend a qualified Drainer/Plumber be consulted for a detailed report before you proceed with your purchase of this property for comment on HW unit, waste lines, water lines & Fittings including Items 3, 5 & 6 in the M`tence Report & Recommendations Section of this report. Solid walls around Chimney/Fire Place (Aging + No Control Joints + Hairline & Settlement Fracture in Parts & Refer # (9) M tence Report for recommendations & Recommend Engineer to inspect) N.B. Fire places/fire Boxes need to be burning fuel to test units are working correctly. This type of test is outside the scope of this inspection & we recommend you have these areas tested for peace of mind before purchase. None Visible- Keep gardens clear of external walls Concrete (Where Visible - Fractures in Parts + Steel Rusting Recommend replace two front Columns adjacent Entry Stairs / Timber Stumps (Aging Ground Contact) N. B. Deflections visible throughout Rec. Re-levelling by Builder & Inspection by engineer Visible In Part - Missing In Part - Ineffective In Part - Rusting in Parts Timber In direct contact with Concrete/Ground to all Ground Partitions of Laundry, Toilet & External Battens -Timber in Concrete/Ground contact may develop decay & Termite activity in the future & may require replacing in parts - a full intrusive inspection is recommended to determine if previous Termite/Structural damage has occurred no comment is made on concealed framing unless a full invasive inspection has been carried & Refer # 7 M`tence Report & Recommendations Section of this report for this Building Inspectors recommendations N. B. Termite damage was visible in Front Bedroom with high moisture reading on wall adjacent Fire place during this inspection Full invasive inspection is recommended to determine extent of previous termite damage. There is possible water damage to wall framing in shower area due to High Moisture Reading in shower with wall sheeting loose Please Note: All Wall Framings which has Linings/Sheeting installed over is classed as Concealed Framing, and as such we strongly recommend an Inspection by an Engineer so he can certify the structural adequacy of the wall framing before you proceed any further. Timber Mouldings which have been patched, filled & painted over may hide termite & decay damage + Mouldings which are loose with shrinkage cracks visible will require repair & possible replacement A full invasive inspection is recommended to determine if previous damage is present & if repair is required N. B. Termite damage was visible in Front Bedroom s/ing Timber Boards (Aging - Water Marks under + minor Decay Visible in parts requiring possible replacement in future if decay deterioration continues & Refer # 4 M`tence Report for Recommendations) Carport, & Pergola - Concrete (Shrinkage, Hairline & Settlement Fractures in Parts + Uneven & Refer # 10 Future M tence Sheet for Recommendations) 1st Part Access as crawl space in sub at rear was too close to Ground BUILDING INSPECTION & CONSTRUCTION SPECIALISTS PAGE 5 OF 11
6 Framing Concrete Lintels Sub- Ventilation Carport Framing Roof Electrical Board Electrical Hardwood (Aging - Shrinkage Cracks, Deflection & Settlement Loading + minor Decay in parts & Refer # 4 M`tence Report for Recommendations) Tie Down (Visible + Surface rusting in parts Rec. Rust treatment to prevent further deterioration of surfaces + Deflections Visible throughout Recommend Re-Levelling Throughout by Builder 1st Part Access as crawl space in sub at rear was too close to Ground Please Note: the framing & Supports under appear to be in accordance with building Standards applicable at the time of construction which are not installed to the latest building Code & we recommend you engage an Engineer to inspect the frame & Supports under before proceeding with your purchase of this property. Not Applicable Ventilation is important in minimizing infestation by timber pests and Decay + Preventing damp problems. It is Considered that the ventilation in this property is: adequate Concrete (Aging - Shrinkage, Hairline & Settlement fractures + uneven in part & Refer # 10 M tence Report for Recommendations) Timber Support posts (Aging - Weathering & Decay Rec. Builder to Repair/Replace & Refer # 4 & # 13 M`tence Report for Recommendations) / Timber Framing (Aging - Weathering & Decay + Wide spans & Flexing Rec. Builder to Repair/Replace & Refer # 4 & # 13 M`tence Report for Recommendations) Metal Roof Sheeting (Aging - Corrosion Leaking - Check Effectiveness during Tropical Downpours Recommend roofer to Repair/Replace) Circuit Breakers + No Safety Switch visible in switch board We do not check or test electrical appliances, stoves, ovens, air conditioning units automatic gates or doors, water pumps, pool filters, Exhaust Fans, Ceiling fans & Vacuum Maid - While we are not electricians, the electrical installation of the switchboard & wiring appears to be In-Adequate because no safety switch is visible and we recommend a qualified electrician be consulted for a detailed report before you proceed with your purchase of this property. Hot Water Roof Space/Void Saxon Electrical (Aging Rec. Plumber to Check Valve M tence Service - Overflow discharging Onto Ground - No Safe Tray Installed No Insulation - Part access as crawl space is too low in parts + Top Plates of all wall framing below Ceiling Joists are classed as concealed Timber Framing & no comment is made on these areas unless a full Invasive inspection is carried out. Please Note: If Foil insulation is listed as being present in the Roof Void this may constitute an Electrical, Fire, Safety & or Health Hazard. All other types of insulation installed in roof voids & over Ceiling Joists, Trusses & create Safety & Health Hazards & Restricts access We recommend removal of all Insulation & Re-Inspection as insulation can hide defective elements & Termite damage under. Where Foil or other insulation is installed close to or covering electrical wiring & light fittings, this constitutes a serious safety & fire risk & we strongly recommend an inspection by an licensed electrician to check the wiring & light fittings to prevent possible electrocution before accessing any Roof Void No Inspection of roof Voids with insulation installed will be carried out & is excluded from this report. Roof Frame Pitched Pine (Aging - Shrinkage & Settlement Deflection Loading In Part) - Part Access as Crawl Space too small to inspect in parts (Viewed from manhole area only No Close Inspection) + Water damage visible BUILDING INSPECTION & CONSTRUCTION SPECIALISTS PAGE 6 OF 11
7 adjacent Chimney requires replacing & No access to Roof Framing or top plates at bottom Pitch of roof as crawl space is too small for inspection. Please Note: The Roof Frame, Ceiling Frames & Support under appear to be in accordance with building Standards applicable at the time of construction which is not installed to the latest building code (Built under the old Building Code) & we recommend timber repair to water damage framing adjacent the Chimney & That you engage an Engineer to inspect the Roof frame & Support walls before proceeding with your purchase of this property. Hold Down Ceiling Frame Termite/Borer Nails only Old code Ceiling Battens Fitted (Sheets Part Glued - Part Slight release & minor deflections Visible) + Timber boards fitted under ceiling joists (Slight Release & Minor Deflections Visible) require minor re-fixing in parts Report & Inspection by Aim High Pest Control This photo shows the damage Concrete Support post & the gap between the structure & the stairs. This indicates settlement of the stair structure & this will need to be monitored for future movement as the gap between the main structure & the stairs may become a safety hazard. The stairs require repair/replace & The concrete support post will need to be replaced also BUILDING INSPECTION & CONSTRUCTION SPECIALISTS PAGE 7 OF 11
8 This concrete support post has large fractures with reinforcing steel visible & will require replacing. This photo shows the soffit sheeting which is loose. A Builder will need to be engage to re-fix this piece of Soffit & the tree need trimming back as the leaves are clogging up the Gutters. BUILDING INSPECTION & CONSTRUCTION SPECIALISTS PAGE 8 OF 11
9 This photo shows the loose wall sheeting inside the shower. High Moisture Readings with possible water damage to the timber framing behind the sheeting. Recommend removal of Sheeting & Repair/replace water damaged framing behind. This photo shows the water damaged timber framing around the chimney area & the advanced lap corrosion to the roof sheeting. The timber framing needs to be replaced with the roof sheeting requiring repair/replacing throughout BUILDING INSPECTION & CONSTRUCTION SPECIALISTS PAGE 9 OF 11
10 This photo shows the advanced lap corrosion & rusting to the main roof sheeting. This roof will need replacing as will the gutters & Downpipes This photo shows the building Material in the sub floor This needs to be removed & you can see there is no crawl space at the rear for a close inspection of the floor framing BUILDING INSPECTION & CONSTRUCTION SPECIALISTS PAGE 10 OF 11
11 This photo shows the termite damaged wall Boards in the front Bedroom A Full invasive inspection will be needed to determine the extent of termite damage BUILDING INSPECTION & CONSTRUCTION SPECIALISTS PAGE 11 OF 11
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