Po Box 39 Waitakere 0614 Auckland Free Ph

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1 Po Box 39 Waitakere 0614 Auckland Free Ph

2 INTRODUCTION Independent building inspection report on 3/57 Tui Road Papatoetoe Auckland This report has been prepared at the request of Dalbir Singh and Jasvinder Kaur Dalbir and Jasvinder are the currant of the property and have engaged Kiwi House Inspections Limited to inspect the dwelling and provide a building inspection report on the dwelling. The inspection was carried out on 23 rd June 2016 by Gary Denyer, being a building consultant, with practical building experience, both commercial and residential in New Zealand and offshore. Disclaimer: This Builders Report has been supplied by the Vendor. Copies have been made available to prospective purchasers and interested parties for information purposes only. However, neither the Vendor nor Zest for Realty Limited trading as RE/MAX Zest warrant the accuracy of this copy and accept no liability for any errors or omission in the report. It is recommended to all prospective purchasers that they obtain and rely on their own Building Report for due diligence purposes. If you are planning on being the successful purchaser you are advised to obtain your own Building Report. This will enable you to take matters up with the relevant authority on the report should there be any inaccuracies in the report. 2

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4 INSPECTION DETAILS Date: 23 rd June 2016 Inspector: Gary Denyer Client Name: Dalbir Singh and Jasvinder Kaur Ph: Address of Property: 3/57 Tui Road Papatoetoe Auckland City Contact Name & Phone: as above Others Present at the Time of Inspection: owner Weather Conditions At Time of Inspection: Raining 4

5 23 rd June 2016 To Dalbir INDEPENDENT BUILDING INSPECTION 3/57 Tui Road Papatoetoe Auckland City Following recent inspection of the above property, we are pleased to submit our report and findings as follows: DESCRIPTION An attached, (one of two), two bedroom unit of traditional design. Construction consists of a pressed metal tiled roof, timber, external metal spouting and PVC downpipes. The exterior cladding is a brick veneer. The soffits are painted Hardiflex sheets, well fixed and well maintained for their age. The joinery is aluminum with 20mm grooved liners to the interior. The dwelling appears to be in average condition for its type and age. 5

6 FOUNDATIONS AND SUBFLOOR The dwelling is built on a concrete slab encased within solid poured concrete masonry block work, well founded on concrete strip footings. The foundations appear to have been well constructed with no obvious signs of movement either vertically or horizontally. 6

7 EXTERIOR FINISHED GROUND LEVELS Generally, the exterior finished ground levels are adequate to prevent moisture ingress by means of capillary action with concreted areas having adequate falls away from the dwelling 7

8 CLADDING The cladding is an old type Brick veneer. The cladding in general appears to have been well installed, maintained and is generally in good condition overall showing no signs of cracking either vertically or horizontally. There is also a small area of block work which is also in good condition. Area to note; There is a small hole in the wall that needs filling 8

9 ROOF, FASCIA & GUTTERS The pressed metal tiled roof is generally in good condition overall for its type and age. The attached garage has a long run iron roof. Roof penetrations are flashed and sealed appropriately. External metal spouting and downpipes are reasonably well fixed in accordance with good trade practice, Area to note; the guttering is clear having been cleaned recently but there is an area of brick work that is wet suggesting the gutter may be leaking. There has also been a small repair to the garage roof. 9

10 ROOF, FASCIA & GUTTERS (CONT D) The roof construction consists of Conventional, specific design manufactured roof trusses in a gable end/hip and valley formation form the entire roof area. Trusses are skew-nailed and z nailed to comply with NZS3604. The ceiling is well insulated with loose fill insulation. 10

11 EXTERNAL JOINERY The aluminum joinery appears to be in reasonably good condition for its type and age, well-sealed to the brick veneer and affording adequate protection from the elements. The opening sashes were in reasonably good working order with some windows having restrictor stays fitted and, the joinery is generally in good condition 11

12 DRAINAGE & PLUMBING The vanity, shower, basin and kitchen installed in the dwelling have been fitted with appropriate PVC wastes and traps. Adequate falls have been obtained from the units to the discharge points. Wastepipes are correctly fitted to the gully traps. The gully traps are installed correctly with cement haunching. The finished height above ground level of the gully traps is high enough to prevent the ingress of surface water entering the sewer system. The toilet has been fitted correctly to a terminal vent and discharges into the Sanitary Sewer system. Good surface drainage to site observed, sloping towards the southern boundary. Pressure of faucets good. Plumbing fittings are in good working order 12

13 CONCRETED AREAS Concreted areas consist of the driveway with expansion cuts in the correct centers to prevent cracking. Generally, the driveway is in reasonably good condition for its type and age with only minor surface cracking visible due to general movement over time. There is also a cobbled paved area which is in god condition. 13

14 ELECTRICAL A standard distribution board has been professionally installed to the interior of the dwelling with no obvious signs of excess heat build up at either the board or power points. A standard meter board has been professionally installed to the exterior. The Board appears to have been well sealed to the exterior cladding. 14

15 HOT WATER CYLINDER A large 180 ltr mains pressure hot water cylinder has been installed in a separate cupboard It appears to have been professionally installed and is in good working condition, it has seismic restraints installed to comply with current council requirements. 15

16 INTERIOR The interior of the dwelling is generally in average condition for its age. The kitchen bench tops and units are in good/average condition The oven appears to be in working order. The walls are papered and in an average condition. Internal doors are operating correctly. Light fittings and switches are operating correctly. The dwelling is carpeted throughout with tiles to the kitchen, bathroom and toilet. Flooring is in average condition. 16

17 MOISTURE CONTENT READINGS Moisture content readings were taken throughout the dwelling internally at well known areas for moisture ingress to occur. In this particular dwelling, moisture ingress is only likely to occur in certain areas. Specifically these are; any cracking in the cladding above windows and particularly around the sill areas where surface water is easily drawn in over a period of time if the joinery is not kept well sealed to the cladding, although this particular dwelling was well sealed around windows, doors and penetrations through the cladding at the time of inspection. When moisture ingress occurs in these areas, the moisture is generally detectable above and below the windows and the bottom plates directly below windows; internally directly behind apron flashings and fascia/cladding intersections. Moisture content readings were taken using a TroTec T660 capacitive noninvasive moisture meter. A base reading was taken on an internal wall at the entry which is known to be dry giving a reading of 21 all readings returned figures of between 25 and 48 indicating there was no excess moisture present in the internal framing in the areas tested at the time of inspection. Generally, moisture content readings of internal framing that read between 20 and 60 are considered to be dry, in that, timber framing will always retain an element of moisture, even after it has been kiln dried and generally it is accepted that internal timber framing may have the linings fixed with a moisture content reading of 60 or less. Further to this, moisture content readings tend to be 2-3% higher than normal during high humidity and air temperatures. Areas to note; there was a high moisture reading in the toilet at ground level not just on the external wall but on both the internal walls as well suggesting that the moisture has come from the inside of the dwelling possible from water spillage.there was also high readings around the bottom of the shower door. Probable needs resealing. 17

18 MOISTURE CONTENT READINGS CONT D 18

19 SUMMARY In conclusion, it is our professional opinion that the dwelling is generally sound and of good construction, methods and workmanship, subject to comments on remedial work. We trust this information is sufficient for your requirements but should you have any query regarding this report, or should there be any matter arising therein, please feel free to contact me further. Gary Denyer Building Consultant KIWI HOUSE INSPECTIONS LIMITED 19

20 KIWI HOUSE INSPECTIONS LIMITED STATEMENT OF POLICIES General: This inspection report is based on a limited visual inspection of the dwelling in general. The intention of the inspection is to identify any current or potential areas that may lead to further deterioration if left unattended. The report will generally include; foundations & subfloor, exterior finished ground levels, exterior cladding, roof & roofing elements, insulation, external joinery, decks, fencing & retaining walls, concreted areas and the interior, etc. Non-invasive moisture content readings are indicative only and cannot be relied upon solely to detect areas of mould, toxins or dry rot, etc. The inspection will be in accordance with NZS4306:2005 NZ Standard residential property inspection. Limitations: Any areas which are inaccessible, cannot be seen or are concealed including walls, ceilings, floors, insulation, locked or inaccessible rooms, have not been inspected or any comments offered therein and the addressee agrees to assume all the risk for any condition or problems which may be concealed at the time of inspection. The information in this report and any attached pages is intended for the use of the addressee only and cannot be relied upon by any person other than to whom it is addressed. The information it contains is classified as In Confidence and may be legally privileged. If you are not the addressee, any disclosure, photocopying, distribution or use of the contents of this report is prohibited. Access: Access is deemed to be that which is safe, unobstructed, with a minimum of 450x450mm access to subfloor through an opening that can be easily accessed, a minimum of 600x600mm access to ceiling cavities and roofs which can be safely accessed from a 3.6m ladder. 20

21 Exclusions: We have not inspected and do not comment on geological stability, soil conditions, underground services and life expectancy of materials. This report does not include the structural engineering, electrical, plumbing, gas piping and fitting, home heating state of the premises, swimming or spa pools, septic tanks, insect attack/borer.this report does not propose to be a full Weather-tightness Assessment, and any non-invasive moisture content readings are indicative and only relevant at the time of inspection. We advise independent, professional advice in these areas. We assume that all improvements lie within the title boundary, which we have not searched or provided any comment on. We have not obtained a LIM or inspected Council files and recommend that the owner obtain a LIM or consider engaging our LIS service. Liability Limitations & Disputes: We offer you our opinion as at the date of inspection and give no warranty as to the future. The addressee understands and agrees that any claim against the accuracy of the report is limited to specific areas only which may not be included within the report. The addressee agrees to notify the inspector of any disputes in written form within 10 days of discovery. The addressee further agrees that with the exception of emergency conditions no alterations, replacements or repairs shall be carried out before the inspector can re-inspect areas in dispute. The addressee understands and agrees that failure to notify the inspector as stated above shall constitute a waiver of any and all claims for failing to accurately report the condition or discovery. This report should not be construed as a full weather-tightness assessment as no destructive or invasive investigation methods have been undertaken. This report cannot be forwarded to or reissued to any third parties in the event of the resale of the dwelling. 21

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