Home Inspection Report

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1 Cover Page Home Inspection Report Maintenance Inspection Report 60 Girrahween Drive, Glenfield, Auckland, 2017 Inspection prepared for: Maintain To Profit Date of Inspection: 24/6/2014 Time: 2:00pm Age of Home: Mixed Remod Size: Approx 180m2 Weather: Mostly overcast Inspector: Phone:

2 Report Summary - Marginal and Defective Items Report Summary - Marginal and Defective Items Ratings Definitions: No Rating Given = Acceptable Functional with no obvious signs of defect. M = Marginal Item is not fully functional and requires repair or servicing. D = Defective Item needs immediate repair or replacement. It is unable to perform its intended function. NI = Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessibility, or disconnected at the time of inspection. Marginal and Defective Items: Deck/s Page 5 Item: 2 Material type Timber. Noticed rotten boards and deterioration. Recommend replacing some of the boards Fences/gates Page 6 Item: 2 Condition Damage. Out of plumb. Needs replacement Brick or block veneer Page 8 Item: 3 Differential movement/crackin g Check to see if structurally significant Roof type & condition Page 12 Item: 3 Surface damage Minimal surface damage present and deterioration Page 13 Item: 5 Flashings Flashings are fully obstructed and would benefit from being cleaned Gutters/spouting Page 15 Item: 5 Obstruction The gutters are fully obstructed and need to be cleared to be able to function Eaves, Fascia & Soffits Page 17 Item: 4 Dampness Evidence of dampness present at the eaves Kitchen Page 18 Item: 4 Stove Top Left front element not functioning Page 18 Item: 5 Bathroom Air Extraction System Mechanical. Self made mechanical ventilation system. No ventilation for stove and oven Page 1 of 33

3 Page 26 Item: 7 Adequately sealed at wall junctions The vanity seal is missing. Would benefit from being sealed to prevent moisture penetration Page 26 Item: 8 Basin Loud noise and vibration noted Separate toilet Page 28 Item: 2 Windows Glass louvre broken Separate toilet 2 Page 29 Item: 2 Moisture Readings Several readings were taken and all were within the higher range and indicate the room to be WET in some areas. Page 2 of 33

4 1. Building type Family home General site features 2. Approximate land size 673m2 3. Approximate house size Approx 180m2 4. Approx age of home Mixed Remod 5. Entrance faces South 6. Services Electricity is connected at the time of inspection Water is mains supply and was on at the time of inspection 7. Section contour Steep 8. Vegetation Mature trees and shrubs A lot of vegetation present, some is overgrown Exterior electrical Page 3 of 33

5 1. Meter box location On the front wall of the property. Door glass cracked 2. Meter box condition Good condition 3. Exterior lighting Present 1. Material type Concrete Driveway Page 4 of 33

6 2. Condition Good 3. Safety of use Satisfactory 1. Location Rear of home Deck/s 2. Material type Timber. Noticed rotten boards and deterioration. Recommend replacing some of the X boards 3. Safety from falling The deck is not over 1m high so does not require a barrier for safety 4. Drainage, falls and overflows Satisfactory Page 5 of 33

7 1. Material type Timber Fences/gates 2. Condition Damage. Out of plumb. Needs replacement X 1. Signs of ponding No Surface water control 2. Water flow towards the house Yes 3. Drainage Observations: Satisfactory. Water flow towards the street, but their are no drainage systems in place Page 6 of 33

8 1. Type Attached to fence Clothesline 2. Condition Fair condition 1. Material type Metal Letter box Page 7 of 33

9 2. Condition Good condition 1. Erosion or spalling No Brick or block veneer 2. Mortar eroding No 3. Differential movement/cracking Check to see if structurally significant X 4. Dampness and moisture damage Not evident at the time of inspection Exterior windows condition 1. Material type Timber. Cracks/splitting would benefit from being sealed. Aluminium Page 8 of 33

10 2. Type Single glazed 3. Sash condition Good condition 4. Operation and fit Satisfactory 5. Hardware Functional 1. Material type Wooden Exterior doors condition Aluminium 2. Door panel condition Good condition Page 9 of 33

11 3. Operation and fit Satisfactory 4. Hardware Functional 5. Facings and trims Good condition 6. Flashings Present Roof space Page 10 of 33

12 1. Accessibility 20% accessible 2. Sarking Not present 3. Roof frame construction & connections Satisfactory 4. Ceiling Construction Satisfactory 5. Insect and pest infestation No evidence of pest or insect infestation Page 11 of 33

13 6. Rotting timber None evident at the time of inspection 7. Insulation Loose fill. Condition - fair 1. Roof type Concrete tiles Roof type & condition 2. Pitch appropriate to material type Appears appropriate for this material type 3. Surface damage and deterioration Minimal surface damage present X Page 12 of 33

14 4. Lichen/moss There is an insignificant amount of lichen/moss present at time of the inspection 5. Flashings Flashings are fully obstructed and would benefit from being cleaned X 6. Lapping Lapping appears sufficient Page 13 of 33

15 7. Sagging No apparent sagging can be seen at the time of inspection 8. Asbestos It is unlikely that Asbestos would be present in this roof 9. Masonry tiles A small amount of mortar is cracked Minor cracking present 1. Type External Gutters/spouting 2. Material Type PVC 3. Position Satisfactory The main purpose for gutters and spouts is to protect the eaves and cladding. It keeps water away from the house. Page 14 of 33

16 4. Fall Satisfactory The fall makes sure that water flow towards the down pipes. Regular checking for obstruction and cleaning would be beneficial 5. Obstruction The gutters are fully obstructed and need to be cleared to be able to function X 1. Material type PVC Downpipes 2. Damage No 3. Fixings Present Page 15 of 33

17 4. Point of discharge Satisfactory 1. Material type Timber & fibre cement eaves Eaves, Fascia & Soffits 2. Approximate width 800mm 3. Damage Eaves are in average condition Page 16 of 33

18 4. Dampness Evidence of dampness present at the eaves X 1. Wall Gib board or similar product Main entrance 2. Moisture Readings Several readings were taken and all were within the acceptable range and indicate the room to be DRY. 1. Location Main kitchen Kitchen Page 17 of 33

19 2. Cabinets Laminate type and composite materials 3. Oven Oven seemed to be functioning at the time of the inspection Oven light not working, perhaps the bulb needs replacing 4. Stove Top Left front element not functioning X 5. Air Extraction System Mechanical. Self made mechanical ventilation system. No ventilation for stove and X oven Page 18 of 33

20 6. Water Hammer Functional but not easy operating 7. Moisture Readings Several readings were taken and all were within the acceptable range and indicate the room to be DRY. 1. Wall Gib board or similar product Lounge Page 19 of 33

21 2. Windows Wooden 3. Moisture Readings Several readings were taken and all were within the acceptable range and indicate the room to be DRY. 1. Wall Gib board or similar product Dining area Page 20 of 33

22 2. Doors Aluminium ranchslider 3. Moisture Readings Several readings were taken and all were within the acceptable range and indicate the room to be DRY. 1. Location 1st bedroom 1st Bedroom 2. Wall Gib board or similar product Page 21 of 33

23 3. Windows Wooden 4. Moisture Readings Several readings were taken and all were within the acceptable range and indicate the room to be DRY. 1. Location 2nd bedroom 2nd Bedroom 2. Wall Gib board or similar product Page 22 of 33

24 3. Windows Wooden 4. Moisture Readings Several readings were taken and all were within the acceptable range and indicate the room to be DRY. 1. Location 3rd bedroom 3rd Bedroom 2. Wall Gib board or similar product Page 23 of 33

25 3. Windows Wooden 4. Moisture Readings Several readings were taken and all were within the acceptable range and indicate the room to be DRY. 1. Location Family bathroom Bathroom 2. Wall Gib board or similar product Page 24 of 33

26 3. Windows Wooden 4. Moisture Readings Several readings were taken and all were within the middle range and indicate the room to be DAMP in some areas. 5. Ventilation System Mechanical Page 25 of 33

27 6. Heating Heat lamp 7. Adequately sealed at wall junctions The vanity seal is missing. Would benefit from being sealed to prevent moisture X penetration 8. Basin X Loud noise and vibration noted Page 26 of 33

28 9. Taps & Waste Traps Operative 10. Shower/surround Fiberglass surround 11. Shower screen Material screen 12. Bath/surround Plastic bath and fiberglass surround 1. Wall material Gib board or similar product Separate toilet Page 27 of 33

29 2. Windows Glass louvre broken X 3. Moisture Readings Several readings were taken and all were within the middle range and indicate the room to be DAMP in some areas. 4. Ventilation System Passive (via window) 5. Type Back to wall 6. Capacity Normal Page 28 of 33

30 1. Wall material Gib board or similar product Separate toilet 2 2. Moisture Readings Several readings were taken and all were within the higher range and indicate the X room to be WET in some areas. 3. Ventilation System None 4. Capacity Normal Page 29 of 33

31 1. Interior panel location Hallway Interior electrical 2. Interior panel condition Good condition 3. Interior lights and switches All lights are functional 4. Interior electrical sockets Functional Page 30 of 33

32 1. Wall material Gib board or similar product Garage interior 2. Auto door opener No auto door opener 3. Garage door Satisfactory condition 4. Moisture Readings Several readings were taken and all were within the acceptable range and indicate the room to be DRY. Page 31 of 33

33 1. Windzone Low Weather tightness risk 2. Number of storeys Two storeys 3. Roof/wall intersection design Simple 4. Eaves width 800mm 5. Envelope complexity 6. Comments Fairly simple In general terms, the more simple the design and the presence of eaves significantly reduces the weather tightness risk. Weather tightness is based on factors like Deflection, Drainage, Drying and Durability. Deflection: The first line of defence is a well designed and constructed cladding system to deflect the water away. Drainage: A cavity provides a second line of defence by draining water away that may leak behind the cladding. Drying: By ventilating the cavity, any moisture that has not drained away is removed by drying. Durability: Materials for wall and cavity construction must be sufficiently durable to resist decay for a period that will allow time for a leak to be discovered and repaired. Final comments Page 32 of 33

34 1. Final Comments The general structure of the house at the time of the inspection appears to be in a condition consistent with the age of the property. There are marginal and defective items shown at the beginning of the report that should be either serviced, repaired and/or replaced as necessary. The cladding of the building comprises of brick and tile and is built on concrete block foundation. At the time of inspection it seems to be in a good condition but with a major crack above the garage door, running from the window above. Would recommend to get a specialist to look at it. Clearance of the cladding is good, well above ground level. Moisture readings: Most readings were less than 40 digits on the T650 moisture meter for typical gib covered radiata pine framed walls - indicate that they are DRY. The moisture readings were consistent through out the house. Higher readings were noticed in both the toilets. The toilet in the garage shows the highest readings. There are multiple reasons for this. The wall material, the location underneath the exterior stairs and lack of ventilation might cause higher readings. If concerned, the interior cladding should be opened and examined for further consideration. Moisture reading scale: Readings less than 40 = Dry Readings 41 to 80 = Damp Readings higher than 80 = Wet Reasons to maintain your home: Protect the value of one of your largest, most important, lifetime investments. Reduce family safety and health risks. Improve your home appearance and appeal. Peace of mind knowing all systems, equipment and component's are in good working order. Maximise your home's sales potential. Extend the life of home components, equipment and systems. Eliminate avoidable repairs and failures. Avoid the damages and repair consequences of equipment or system failure. We recommend you read this report fully to get a more complete understanding of any maintenance and/or repairs that should be done. Page 33 of 33

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