Builder s Report. 38 Churchill Road, Cockle Bay

Transcription

1 Builder s Report 38 Churchill Road, Cockle Bay Disclaimer of Liability of Vendor or Agent for Report This report is accepted as supplied by the Vendor in good faith and any interested party relies solely upon his own judgment as to its accuracy and is encouraged to seek independent professional advice. The Vendor makes no representation as to the contents of the report. Should there be any issues arising over matters whether specified or not in the report then the Purchaser shall not seek compensation either financially or otherwise from the Vendor or the Vendor s agent to remedy the same.

2 House Inspection Specialists Member of NZ Institute of Building Inspectors Sum Insured Home Rebuild Cost Appraisals Pre Purchase Inspections Mobile: Work: NZS Full Indemnity Insurance Date of inspection 7/11/2014 House inspection Address: Agent Present: Buyer Present: Weather at time of Inspection Henry Chan 2 Bedroom Unit at 38 Churchill Road Cockle Bay, Auckland Pre-Sale - Condition Report Performance based Yes Dry Approximate age of house: 2003 Bedrooms: 2 Cladding: Roof: 20mm Solid Plaster on a fibrolite backing and a 2003 cavity system Concrete tiles

3 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

4 CONTENTS KITCHEN... 1 LIVING ROOMS... 2 BEDROOMS... 3 BATHROOMS WET AREAS... 4 CARPORT... 5 EXTERIOR... 6 EXTERIOR CLADDING & JOINERY... 6 SITE... 8 SUB-FLOOR CONSTRUCTION... 9 ROOF...10 ROOF SPACE...10 DECKS AND BALCONY...13 ELECTRICAL...14 PLUMBING...16 CONCLUSION...17 DISCLAIMER / LIMITATIONS OF THIS REPORT...18 FUTURE ISSUES A MUST READ...21 CERTIFICATE OF INSPECTION IN ACCORDANCE WITH NZS

5 KITCHEN COMMENTS: Oven 3 Working at time of inspection Photo Walls 3 No water ingress issues found Ceiling 3 No water ingress issues found Floor Covering 3 No issues found Windows 3 Aluminium - No water ingress issues found Cabinetry 3 No issues found Bench tops 3 No issues found Cook Top 3 Working at time of inspection Waste disposal 3 Working at time of inspection - No leaks Range hood 3 Working at time of inspection Ventilation No water ingress issues found - General condition is acceptable 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 1

6 LIVING ROOMS 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 Floor Coverings 3 No issues found Windows 3 Aluminium - No water ingress issues found Fireplace Ventilation 3 Fitted and working at time of inspection Air-Conditioning Lighting 3 No issues found No water ingress issues found - General condition is acceptable for the age of the dwelling Photo L1 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 2

7 BEDROOMS 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 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 3 Working at time of inspection Lighting 3 No issues found No water ingress issues found - General condition is acceptable for the age of the dwelling Photo BR1 No water ingress issues found - General condition is acceptable for the age of the dwelling Photo BR2 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 3

8 BATHROOMS WET AREAS 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 Floor Coverings 3 No issues found Shower 3 Face plate sealed - Tapware working - No Leaks Windows 3 Aluminium - No water ingress issues found Vanity 3 Tapware working - Wastes tight - No Leaks Ventilation 3 Working at time of inspection Toilet 3 Cistern working - No leaks found Bath Heated towel rail Laundry tub Laundry ducting Tapware working - Waste pipes checked - No leaks Tap pressure 3 Average No water ingress issues found - General condition is acceptable for the age of the dwelling Photo B1 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 4

9 CARPORT Roof COMMENTS: Concrete tiles Photo Carport structure Spouting No issues found No issues found Carport in very good condition No issues found Photo G1 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 5

10 EXTERIOR CLADDING & JOINERY Exterior Cladding Style COMMENTS: Fibrolite textured 20 mm cavity system Photo 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 Drainage holes windows Cavity System Recently painted No issues found No issues found Aluminium No issues found Aluminium head flashings fitted No sill flashing needed at time of construction - Relies on silicone for a water tight seal No issues found No cavity system needed at time of construction CLADDING STYLE 1 20 mm solid plaster on a fibrolite backing direct fixed No cracks Very good condition Photo X1 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 6

11 CLADDING TO GROUND HEIGHT Performance based - Acceptable height No issues found Photo X3 JOINERY DOORS AND WINDOWS STYLE AND REMEDIAL REPAIRS If the dwelling is built before 2004 under the new building code it is possible the joinery junction joints rely 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 All windows sealed well Photo X6 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 7

12 SITE Slope Fencing Paths/driveway COMMENTS: No excess water found near dwelling Normal movement for age No cracks found Photo Surface water Gates Retaining wall Pergola No excess water was observed at time of inspection Minimal movement was observed RETAINING WALL No issues found Photo ST1 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 8

13 SUB-FLOOR CONSTRUCTION Materials Piles COMMENTS: Timber Posts into ground - Minimal movement Photo Joists-Bearers Flooring Ventilation Ground condition Bora Ground clearance Foil paper Timber - No rot found Particle board flooring - No water damage seen at time of inspection Air movement vents fitted Ground condition dry None seen at time of inspection where visable. Ground height good Insualtion foil paper fitted SUBFLOOR STYLE Timber poles are in good condition with no rot and minimal movement found Photo SF1 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 9

14 ROOF SPACE ROOF Materials Slope Flashings Fixings Penetrations COMMENTS: Concrete tiles Roof materials correct for pitch of roof All fitted - No issues found No issues found Appears to be all sealed Photo Coating and Surface Soffits Barge Boards, Facia Gutters Down pipes Valley Hip and Ridges Chimney Good condition Good size soffits for increased weather protection Wooden barge boards - No rot found No issues found Plastic - No leaks found No issues found Construction Timber framing - No rot seen at time of inspection 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 10

15 ROOF PROFILE Roof is in excellent condition and well looked after- Spray every three years for lichen and moss Photo R1 SOFFITS The wider the soffits are the less risk of water ingress issues on the window junctions and penetrations Photo R5 INTERNAL GUTTERS AND EXTERNAL GUTTERS 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 Minor damage to plastic guttering Photo R7 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 11

16 ROOF SPACE Insulation is present - Insulation is away from the lights- No water ingress issues found - No rot found Photo R8 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 12

17 DECKS AND BALCONY Cavity system drainage Membrane Balustrade Parapet wall Flooring finishing Drained cavity Wall junctions Floor clearance Floor cross fall Other flashings COMMENTS: All securely fitted and tight - No issues found Timber slats in good condition No issues found Floor to wall height appears to good Photo DECK OR BALCONY STYLE Deck appears to be in good condition -No rot found - Maintain deck to minimise failures in the future Photo DS1 DECK OR BALCONY STYLE Deck appears to be in good condition -No rot found - Maintain deck to minimise failures in the future Photo DS2 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 13

18 ELECTRICAL 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 Outdoor Lights/power points Main Panel Gas Supply Alarm Smoke Detector Heating Systems Venting Systems Central Vac Spa Pool Working at time of inspection No issues found Batteries need to be installed in the smoke detector Working at time of inspection MAIN PANEL All sealed around power box - It is very important to keep this well siliconed to prevent water penetration into the wall system Photo EL1 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 14

19 DISTRIBUTION PANEL All labelled - No issues found Photo EL2 HRV HRV working well No issues found Photo EL3 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 15

20 PLUMBING Feed Pipes Taps & Fittings Waste Pipes COMMENTS: Mixture of pipe feeds fitted - No issues found All taps working - No leaks No leaks found Photo Gulley Traps Hot Water Cylinder Toilets Water toby Plumbing exterior penetrations Water tanks Septic tank Lids fitted - Waste flowing Electric - No leaks All cisterns working - No leaks found All penatrations are sealed at time of inspection HOT WATER CYCLINDER No leaks found at time of inspection Photo P1 Any additional comments: Action Required NONE 1-Repair required 2- Minor repair 3- Good 4- Very Good 5- Excellent Page 16

21 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 in very good condition and well maintained There are visual NO signs indicating potential weather-tightness issues The dwelling is a simple design with good soffits and good ground clearance and a 2003 cavity system The exterior has been well looked after and no cracks found A visual inspection as well as a Trotec 650 moisture meter was used during the inspection and no water ingress issues found Yearly maintenance is needed on this type of cladding to keep it water tight I recommend a maintenance and water tight inspection yearly to protect your investment Inspector- Mark Muller First Choice House Inspections Years Building 15 Years water ingress issues Small Claims Building Investigator for the Courts Page 17

22 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 18

23 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 19

24 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 20

25 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 21

26 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 22

27 Ref No: 769 Client: Site address: CERTIFICATE OF INSPECTION IN ACCORDANCE WITH NZS Henry Chan 2 Bedroom Unit at 38 Churchill Road Cockle Bay, Auckland Inspector: Name: Company: Qualifications: Mark Muller FCHI - First Choice House Inspections Ltd 25 Years Building 15 Years water ingress issues Date of inspection: 7/11/2014 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:7/11/2014 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 23