atech Building Inspections Pre-Purchase Building Inspection Report In accordance with Australian Standard AS

Transcription

1 atech Building Inspections Pre-Purchase Building Inspection Report In accordance with Australian Standard AS Report Prepared For John & Mary Smith Property Address 44 Anywhere Road COFFS HARBOUR NSW 2450 Report No

2 TABLE OF CONTENTS Scope & Limitations 3 Report Definitions 5 Summary - Notable Items 6 Client & Inspection Details 7 Roof System - External 9 Roof System - Internal 11 Internal Areas 12 Kitchen 13 Laundry 13 Bathrooms 14 Toilets 15 Exterior 15 External Structures 16 Vehicle Parking 17 Subfloor 17 Site 18 Services 19 Important Information 21 Report No Atech Building Inspections Page 2 of 24

3 SCOPE & LIMITATIONS 1.1 Note: This report complies with Australian Standard AS Inspection of Buildings, Part 1: Pre Purchase Inspections - Residential Buildings. If the property is not part of a Strata or Company Title Appendix C of the Standard applies. If the property is part of a Strata or Company Title Appendix B of the Standard applies. 1.2 Important: Any person who relies upon the contents of this report does so acknowledging that the following clauses, which define the Scope and Limitations of the inspection, form an integral part of the report. Before you decide to purchase this property, you should read and understand all of the information contained in this report. It will help explain what is involved in a Standard Property Inspection, the difficulties faced by an Inspector and why it is not possible to guarantee that a property is free of defects, latent or otherwise. This information forms an integral part of the report. If there is anything contained within this report that is not clear or you have difficulty understanding, please contact the Inspector prior to acting on this report. 1.3 The Purpose of the Inspection: The purpose of the inspection is to provide advice to a prospective purchaser or other interested party regarding the condition of the property on the date and at the time of the inspection. The advice is limited to the reporting of the condition of the Building Elements in accord with Appendix B or C - AS (Appendix B for Strata or Company Title and Appendix C for other residential buildings). 1.4 The Scope of the Inspection: The inspection comprised a visual assessment of the property to identify major defects and to form an opinion regarding the general condition of the property at the time of inspection. An estimate of the cost of rectification of defects is outside the scope of the Standard and therefore does not form part of this report. This report is not an all encompassing report dealing with the building from every aspect. It is a reasonable attempt to identify any obvious or significant defects apparent at the time of the inspection. Whether or not a defect is considered significant or not, depends, to a large extent, upon the age and type of the building inspected. This report is not a Certificate of Compliance with the requirements of any Act, Regulation, Ordinance or By-law. It is not a structural report. Should you require any advice of a structural nature you should contact a structural engineer. This is a visual inspection only limited to those areas and sections of the property fully accessible and visible to the Inspector on the date of Inspection. The inspection did not include breaking apart, dismantling, removing or moving objects including, but not limited to, foliage, mouldings, roof insulation/sisalation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The Inspector cannot see inside walls, between floors, inside skillion roofing, behind stored goods in cupboards and other areas that are concealed or obstructed. The Inspector did not dig, gouge, force or perform any other invasive procedures. Visible timbers cannot be destructively probed or hit without the written permission of the property owner. This report does not and cannot make comment upon: defects that may have been concealed; the assessment or detection of defects (including rising damp and leaks) which may be subject to the prevailing weather conditions; whether or not services have been used for some time prior to the inspection and whether this will affect the detection of leaks or other defects. For example, in the case of a shower enclosure, the absence of any dampness at the time of inspection does not necessarily mean that the enclosure will not leak; the presence or absence of timber pests; gas-fittings and fixtures; floor coverings; electrical appliances; common property areas; environmental concerns; the proximity of the property to flight paths, railways, or busy traffic; noise levels; health and safety issues; heritage concerns; security concerns; fire protection; site drainage (apart from surface water drainage); swimming pools and spas (non-structural); detection and identification of illegal building work; detection and identification of illegal plumbing work; durability of exposed finishes; neighbourhood problems; document analysis; electrical installation; any matters that are solely regulated by statute; any area(s) or item(s) that could not be inspected by the consultant. Accordingly this report is not a guarantee that defects and/or damage does not exist in any inaccessible or partly inaccessible areas or sections of the property. (NB such matters may upon request be covered under the terms of a Special-Purpose Inspection Report. ) Report No Atech Building Inspections Page 3 of 24

4 1.5 Limitations: This report is limited to a visual inspection of areas where safe and reasonable access is available and access permitted on the date and at the time of inspection. Areas for Inspection shall cover all safe and accessible areas. It does not purport to be geological as to foundation integrity or soil conditions, engineering as to structural, nor does it cover the condition of electrical, plumbing, gas or motorised appliances. Note: In regard to plumbing and electrical, it should be noted that any comment made is not that of a qualified plumber or electrician. We recommend that an appropriately qualified contractor be engaged to make comment on any matter dealing with plumbing or electrical issues. As a matter of course, and in the interests of safety, all prospective purchasers should have an electrical report carried out by a suitably qualified electrician. 1.6 Inspection Area: This report is limited to (unless otherwise noted) the main structure on the site and any other building, structure or outbuilding within 30m of the main structure and within the site boundaries including fences. Inspection of Strata and Company Title residential property shall be limited to the nominated residence and does not include common property. 1.7 Acceptance Criteria: The building shall be compared with a building that was constructed in accordance with the generally accepted practice at the time of construction and which has been maintained such that there has been no significant loss of strength and serviceability. Report No Atech Building Inspections Page 4 of 24

5 REPORT DEFINITIONS Note: The definitions of the terms (Good), (Satisfactory) & (Poor) listed below relate to defects associated with individual items or specific areas. 2.1 Good: The item or area inspected appears to be in a serviceable and/or sound condition without any significant visible defects at the time of inspection. 2.2 Satisfactory: The item or area inspected may exhibit some minor defects, minor damage or wear and tear and may require some repairs or maintenance. 2.3 Poor: The item or area inspected requires significant repairs or replacement and may be in a badly neglected state due to age or lack of maintenance or deterioration or not finished to an acceptable standard of workmanship. Note: The definitions of the terms (Above Average), (Average) & (Below Average) listed below relate to the inspector's opinion of the overall condition of the building. 2.4 Above Average: The overall condition is above that consistent with dwellings of approximately the same age and construction. Most items and areas are well maintained and show a high standard of workmanship when compared with building of similar age and construction. 2.5 Average: The overall condition is consistent with dwellings of approximately the same age and construction. There will be areas or items requiring some repair or maintenance. 2.6 Below Average: The building and its parts show some significant defects and/or very poor nontradesman like workmanship and/or long term neglect and/or defects requiring major repairs or reconstruction of major building elements. 2.7 Major Defect: A defect of sufficient magnitude where rectification has to be carried out in order to avoid unsafe conditions, loss of utility or further deterioration of the property. 2.8 Minor Defect: A defect other than a major defect. 2.9 Appearance Defect: Fault or deviation from the intended appearance of a building element Serviceability Defect: Fault or deviation from the intended serviceability performance of a building element Structural Defect: Fault or deviation from the intended structural performance of a building element Accessible Area: An area on the site where sufficient, safe and reasonable access is available to allow inspection within the scope of the inspection Limitation: Any factor that prevents full or proper inspection of the building. Report No Atech Building Inspections Page 5 of 24

6 SUMMARY - NOTABLE ITEMS Items observed that require attention are listed under the appropriate subheading within the body of this report. For ease of reading, some of these items have also been listed here. This list is in no way to be considered complete or comprehensive. You must read the report in its entirety and not rely solely on this Summary. If there should be any discrepancy between any item in the Report and any item in the Summary, then the information in the Report shall override that of the Summary. The order that the items may appear in this Summary is not an indicator of their importance. Property Description Extensions & Alterations The property appears to have had the following possible additional building works carried out: A covered outdoor area to the rear of the building. A swimming pool to the rear of the property. It is recommended that enquiries be made as to whether these structures have been approved by council. Bathroom - Main Shower High moisture meter readings were noted around the shower area and in the hallway wall that backs onto the shower, suggesting that leaks are occurring. Continued leakage may cause damage to surrounding components. Further investigation is required and the extent of works should be determined by a suitably qualified contractor. Exterior Walls Walls Some movement & cracking of the mortar joints was noted to the brick sill at the bottom of the kitchen bay window. Recommend the reason for this movement be further investigated by a licensed builder. Rear Covered Area General Area T h e p o s t o n t h e n o r t h w e s t s i d e t h a t s u p p o r t s t h e s t e e l r o o f b e a m a p p e a r s t o h a v e s u n k i n t o t h e g r o u n d causing the roof to be on an angle. A licensed builder should be contacted to make a further evaluation and determine the estimated cost of any repairs required. Report No Atech Building Inspections Page 6 of 24

7 CLIENT & INSPECTION DETAILS Client Details Client's Name: John & Mary Smith Client's Address: 18 Somewhere Street COFFS HARBOUR NSW 2450 Inspection Details Property Address: 44 Anywhere Road COFFS HARBOUR NSW 2450 Report Number: Inspection Type: Pre-Purchase Building Inspection Report Inspected By: Malcolm Wood Inspection Date & Time: Friday, 30 January :00 am Inspection Conditions Building Furnished: Yes Note: Where a property is fully or partly furnished at the time of the inspection, then you must understand that the furnishings and stored goods may be concealing evidence of defects, from minor to potentially significant defects. This evidence may only be revealed when the property is vacated. A further inspection of the vacant property is strongly recommended in this case. Persons Present: Vendor Recent Weather Conditions: Dry Weather Conditions at Time of Inspection: Dry Property Description Building Type: Split level dwelling Roof Construction: Pitched & raked construction Roof Covering Type: Concrete tiles Report No Atech Building Inspections Page 7 of 24

8 External Wall Construction: Brick veneer Weatherboard cladding Ceiling Lining Type: Plasterboard Timber panelling Wall Lining Type: Plasterboard Fibre cement sheeting Windows: Aluminium Footings: Strip footings Brick piers Concrete slab to garage Extensions & Alterations: The property appears to have had the following possible additional building works carried out: A covered outdoor area to the rear of the building. A swimming pool to the rear of the property. It is recommended that enquiries be made as to whether these structures have been approved by council. Building Age: Approximately 25 to 30 years old. This is only an estimate and must not be relied upon for the purpose of accurately determining the age of the building. Should an accurate age of the building be required, further independent investigations should be made. Property Condition Note: The building rating noted below is only a general overview taking into account numerous factors and must not be relied upon on its own. It must be read in conjunction with the Summary - Notable Items and the Main Report. Major Defects in This Building: The incidence of major defects in this building in comparison to the average condition of similar buildings of approximately the same age and construction and that have been reasonably maintained is considered to be: Typical: The frequency and/or magnitude of major defects are consistent with the inspector's expectations when compared to similar buildings of approximately the same age and construction that have been reasonably well maintained. Minor Defects in This Building: The incidence of minor defects in this building in comparison to the average condition of similar buildings of approximately the same age and construction and that have been reasonably maintained is considered to be: Typical: The frequency and/or magnitude of minor defects are consistent with the inspector's expectations when compared to similar buildings of approximately the same age and construction that have been reasonably well maintained. Overall Condition: A comparison of this and other buildings of similar age, construction and level of maintenance would rate this building as: Average: There may be areas/elements requiring some repairs or maintenance. Report No Atech Building Inspections Page 8 of 24

9 Summary Of Areas Inspected Details: Building exterior Building interior Roof exterior Roof interior Subfloor Garage Site Summary Of Areas Where Inspection Was Impaired Exterior: Roof Roof Void: Various areas of the roof void Interior: Built-in-cupboards Storage areas Garage Subfloor: Under the rear deck Site: Some fences Summary Of Areas Not Inspected Roof Void: Above the raked ceilings Summary Of High-Risk Areas Where Access Should Be Gained Details: Nil Note: The Summary Of Areas Inspected listed above is a broad indication only. Within these areas, some further restrictions may have been present, limiting or preventing access to these areas. If any recommendation has been made within this report to gain access to areas, gain further access to areas, or any area that has been noted as being High-Risk due to restricted access, then we strongly recommend that access be gained to these areas for further investigation prior to a decision to purchase being made. External Roof ROOF SYSTEM - EXTERNAL Note: The following is an opinion of the general quality and condition of the roofing material. The inspector, cannot and does not offer any guarantee as to whether the roof leaks, or may be subject to future leakage. The only way to determine whether a roof is absolutely water tight, is to make observations during prolonged rainfall with variable conditions. However, these conditions are not normally available during the inspection. Roof Covering: A number of cracked roof tiles were noted and will need to be replaced. The pointing to the capping tiles is cracked and loose in places and will require repointing. A licensed roofing contractor should be contacted to make a further evaluation and determine the estimated cost of any repairs required. Report No Atech Building Inspections Page 9 of 24

10 Roof Valleys: Valley gutters are present on the roof. It is very important that the valley gutters be kept clear of leaves and debris to prevent water overflowing into the eaves and ceiling areas. The installation of a leaf barrier over the valley gutters is recommended to prevent obstructions and possible water damage to surrounding components. Roof Flashings: The lead flashing on the western side of the roof is cracked. Repairs are required to prevent possible water entry. A licensed roof plumber should be contacted to make a further evaluation and determine the estimated cost of any repairs that may be required. Gutters & Downpipes Guttering: The guttering appears to be generally in satisfactory condition, although a full assessment could not be made as the gutters have leaves and debris present. Recommend that the gutters be cleaned to prevent early corrosion and overflowing. Downpipes: The downpipes are generally in satisfactory condition. Eaves, Fascia & Barge Boards Eaves: The eaves lining near the northeast corner is loose and will need to be refixed. Fascia & Barge Boards: The fascia/barge boards are generally in satisfactory condition. Report No Atech Building Inspections Page 10 of 24

11 ROOF SYSTEM - INTERNAL Roof Interior Inspection Restrictions: A section of the roof is of cathedral style construction where the ceilings follow the roof contour and no cavity is present for inspection. Inspection around the eaves area was restricted due to the low roof height, allowing only a limited visual inspection in those areas. Sarking membrane and insulation restricted inspection to some roof timbers. Removal of insulation is not within the scope of a standard visual building inspection report. Roof Interior: Evidence of a roof leak was noted to the ceiling above the laundry shower, likely due to a cracked roof tile noted above this area. Recommend this issue be further investigated and rectified. The kitchen rangehood is ducted into the roof void. This can attract vermin and can also be a fire hazard. In the interests of health & safety, it is recommended that the rangehood be ducted to the outside of the building. A platform floor has been installed in the roof void above the garage for the purposes of storage. Care should be taken not to overload the roof trusses beyond there designed capabilities. Stored goods should be limited to light loads only. Insulation & Sarking Insulation: Insulation batts were noted above the western side of the roof void only. Sarking: Roof sarking has been installed to the under side of the roof. The purpose of roof sarking is to reflect heat, control condensation and/or any water leakage that may occur, helping prevent dampness and mould in walls and ceilings. Report No Atech Building Inspections Page 11 of 24

12 INTERNAL AREAS Ceilings & Walls Ceilings: The ceilings are generally in satisfactory condition, although some minor defective surfaces were noted. There is evidence of water staining to the ceiling above the laundry. Please refer to the Roof Interior section of the report for further comments. There is evidence of water staining to the ceiling above the ensuite shower. Recommend the cause be further investigated and rectified. Walls: The walls are generally in satisfactory condition, although some minor defective surfaces were noted. Windows & Doors Windows: The main bedroom windows did not operate smoothly and will require maintenance. The insect screens in the living room are damaged and will require repair. Doors: The doors are generally in satisfactory condition, but maintenance is required to some doors to ensure correct operation. The main bathroom door drags on the floor and will require adjusting to ensure correct operation. The living room door does not latch correctly and will require adjusting. Floors, Skirtings & Architraves Floor Tiles: The tiles are generally in satisfactory condition, although some drummy floor tiles were noted. These will require relaying if they become loose over time. Drummy tiles are caused by the adhesive not having a good bond between the tiles and the substrate, or there are voids of missing adhesive under the tiles. Skirtings & Architraves: The skirtings and architraves are generally in satisfactory condition. Built-In-Cupboards Inspection Restrictions: Inspection of the built-in-cupboards was restricted by stored goods. No comment is made regarding any concealed damage or defect where access was limited or prevented. Built-In-Cupboards: Not all areas were able to be assessed due to the above restrictions, but areas able to be inspected appeared to be in satisfactory condition. Some door catches are broken and should be replaced to ensure correct operation. Adjustments are required to some drawers in the walk-in-robe to ensure correct alignment. Report No Atech Building Inspections Page 12 of 24

13 KITCHEN Kitchen Inspection Restrictions: Inspection within the cupboards was restricted by stored goods. No comment is made regarding any concealed damage or defect where access was limited or prevented. Kitchen Fixtures: The fixtures are generally in satisfactory condition, although some minor defects were noted. The pantry door catches are broken and should be replaced to ensure correct operation. The door hinge on the corner cupboard is loose and will require maintenance. Sink & Taps: Water is leaking from the mixer tap when operated and will require repair by a licensed plumber. Tiles: The wall tiles are generally in satisfactory condition. Ventilation: A ducted rangehood has been installed and appears to be in good working order. Please refer to the Roof Interior section of the report for further comments. Laundry LAUNDRY Cupboards: Some minor water damage was noted to the laundry cupboards, but are still in a serviceable condition. Tub & Taps: The laundry tub is loose and should be secured and sealed to the wall. Tiles: Drummy floor tiles were noted in the laundry shower area. These will require relaying if they become loose over time. Shower: The area around the shower recess was tested with a moisture meter and showed no signs of abnormal moisture content at the time of inspection. There is no fixed screen installed around the shower area. Recommend a fixed screen be installed to prevent possible water damage to surrounding components. Toilet: The rubber seal at the pan/cistern connection is showing signs of deterioration and should be replaced by a licensed plumber. Ventilation: A ceiling mounted exhaust fan has been installed and appears to be in good working order. Report No Atech Building Inspections Page 13 of 24

14 BATHROOMS Note: Shower areas (where present) are visually checked for leakage, but leaks often do not show except when the shower is in actual long term use. Very minor imperfections can allow water to penetrate into the wall or floor areas and cause damage. It is very important to maintain adequate sealing in the bathroom areas. Bathroom - Main Shower: High moisture meter readings were noted around the shower area and in the hallway wall that backs onto the shower, suggesting that leaks are occurring. Continued leakage may cause damage to surrounding components. Further investigation is required and the extent of works should be determined by a suitably qualified contractor. Vanity Unit: The vanity unit is generally in satisfactory condition, although some minor defective surfaces from general wear and tear were noted. Tiles: The floor & wall tiles are generally in satisfactory condition, although the grout is cracked in some corners. It is recommended that a flexible sealant be applied to all tiled corners and junctions to prevent cracking from occurring. Ventilation: An exhaust fan has been installed but appears to be slow and may need to be replaced. Bathroom - Ensuite Shower: The area around the shower recess was tested with a moisture meter and showed no signs of abnormal moisture content at the time of inspection. The shower arm has a minor leak at one of the pivot joints and should be repaired. Basin & Taps: The basin & taps appear to be in good order. Toilet: The toilet appears to be in good working order. Tiles: Some drummy floor tiles were noted in the shower area. These will require relaying if they become loose over time. Report No Atech Building Inspections Page 14 of 24

15 TOILETS Toilet Door: The toilet door swings inwards and is noted as a safety issue. Where the door is designed to open inwards into a confined space, there is a danger that the user could collapse behind the door and prevent the door from opening. Recommend you further investigate this matter and upgrade if necessary. Pan & Cistern: The toilet appears to be in good working order. Basin & Taps: Drainage appears slow which possibly indicates a restriction in the drain pipe and may need clearing. Recommend this be further investigated and rectified by a licensed plumber. Tiles: The tiles are generally in satisfactory condition. Exterior Walls EXTERIOR Walls: Some movement & cracking of the mortar joints was noted to the brick sill at the bottom of the kitchen bay window. Recommend the reason for this movement be further investigated by a licensed builder. Wall Vents: Some external vent holes are covered or partly covered by garden beds. Vent holes are the openings to the base of the brickwork that allow air circulation and ventilation to the subfloor. Please refer to the Subfloor Ventilation section of the report for further comments. Lintels: The lintels are generally in satisfactory condition. Lintels are the metal bars or angles that provide support for the walls above openings, such as windows or doors. Damp Course: Aluminium core and/or polythene damp proof coursing material is present in the external walls and should continue to be effective against rising damp unless damaged or bridged. Report No Atech Building Inspections Page 15 of 24

16 Exterior Windows & Doors Windows: The weather seals to the kitchen bay window have come away in the corners. This could allow the window to leak and should be repaired. There is moisture edge creep (a discoloring of the glass) around the edges of the glass in the bay window. This is commented on as an appearance defect only. Doors: Water entry from wind driven rain may be possible under the laundry door and the installation of a weather seal may be required. EXTERNAL STRUCTURES Note: Note: For safety reasons, it is highly recommended that any external structures be inspected regularly by a licensed builder for any possible deterioration that may occur over time and repairs carried out accordingly. Rear Covered Area General Area: T h e p o s t o n t h e n o r t h w e s t s i d e t h a t s u p p o r t s t h e s t e e l r o o f b e a m a p p e a r s t o h a v e s u n k i n t o t h e g r o u n d causing the roof to be on an angle. A licensed builder should be contacted to make a further evaluation and determine the estimated cost of any repairs required. Guttering and downpipes are not present on this structure. Recommend these be installed to prevent possible erosion to the surrounding area. The timber posts of this structure are in contact with the soil. This situation can allow concealed termite entry and/or timber decay. Recommend this be rectified. The metal supports at the base of the posts are rusting and should be treated or replaced as required. Report No Atech Building Inspections Page 16 of 24

17 VEHICLE PARKING Garage Inspection Restrictions: Stored goods restricted inspection to the interior. No comment is made regarding any concealed damage or defect where access was limited or prevented. Garage Doors: The main garage doors are a panel lift style door and appear to be in good working order. Automatic garage door openers have been installed on both garage doors and appeared to function in the correct manner. Subfloor SUBFLOOR Subfloor Ventilation: The underfloor ventilation appeared to be inadequate where the vent holes have been obstructed. Poor subfloor ventilation can give rise to stale and musty odours which can permeate into living areas, furthermore, this may provide conditions that could encourage decay of timber components. Improvements to the underfloor ventilation are recommended to help improve cross flow. A licensed builder should be contacted to make a further evaluation and carry out any rectification work required. Termite Barriers: Ant capping has been installed, however, the ant capping is missing in some areas and may allow undetected entry of termites. The purpose of ant capping is to prevent concealed termite entry by forcing the termites to build mud tunnels around the visible sections of the ant capping enabling detection during a pest inspection. Ant capping will not prevent the entry of termites to a structure however, correctly installed ant caps will assist in early detection. It is highly recommended that a pest inspection be carried out by a licensed pest inspector, prior to making a decision to purchase. General Area: The flooring below the main shower recess is water stained and showing signs of a high moisture content, suggesting that leaks are occurring. Please refer to the Main Bathroom - Shower section of the report for further comments. Report No Atech Building Inspections Page 17 of 24

18 SITE Paving Driveway: Some minor cracking was noted to the concrete driveway. This type of cracking is typical of concrete driveways. Paved Areas: The pavers at the rear of the building have subsided in areas, causing an uneven floor surface. This may present a tripping hazard and/or allow water to pond. Rectification is recommended. Fences & Gates Fences: The timber fences are generally in satisfactory condition, although some fence palings are loose and will require repair. Gates: Minor adjustments are required to the side gates ensure correct operation and/or alignment. Pools & Spas Pool Inspection: A swimming pool is present. This inspection specifically excludes any inspection of the pool and associated pool equipment. An inspection should be made by a specialist pool inspector to determine the condition of the pool and pool equipment. Pool Fencing & Safety: A CPR chart was present at the time of inspection, but has faded and will need to be replaced. The pool gate does not self latch from all positions and will require rectification to comply with regulations. Site Drainage Note: The general adequacy of site drainage is not included in the Standard Property Inspection Report. Comments on surface water drainage are limited as where there has been either little or no rainfall for a period of time, surface water drainage may appear to be adequate, but then during periods of heavy rain, may be found to be inadequate. Any comments made in this section are relevant only in light of the conditions present at the time of inspection. It is also recommended that a Smoke Test be obtained to determine any illegal connections, blocked or broken drains. Details: Some areas around the property are relatively flat which will need to be monitored for the possibility of ponding water or slow drainage. Poor site drainage can create unstable foundations that may have an adverse structural effect over time, furthermore, dampness may also provide conditions conducive to pest infestation. Sub-soil or surface drains may need to be installed to divert water away from the building, if surface water is found to be a problem. Report No Atech Building Inspections Page 18 of 24

19 SERVICES Electrical Mains Supply: The power circuits appear to be protected by Residual Circuit Devices (RCD). RCDs are designed to isolate the electricity supply in the event of a fault to stop the possibility of electrocution. Wiring: An incorrectly terminated electrical wire was noted in the roof void near the hot water service. This is a potential safety hazard and should be rectified. Wiring should be correctly terminated or removed if no longer in use. Some electrical wire connections in the roof void above the garage have not been enclosed inside a junction box. This is a potential safety hazard and should be rectified. A licensed electrician should be contacted to make the necessary rectifications. Lights, Power & Service Outlets: Lights, power points and service outlets were not tested and are not commented on. However, the range switch in the kitchen appeared to be faulty and should be checked by a licensed electrician. Alarms & Safety: Smoke detectors are installed. However, the positioning, operation or adequacy was not tested and is not commented on. Gas Installations Details: The gas facilities may not comply with current regulations due to the gas bottle being located near the subfloor vent holes. This is a possible safety hazard as leaking gas can enter the subfloor via the vent holes and allow gas to build-up, which then has the potential to cause an explosion. Either the nearby vents should be sealed or the gas facilities moved to a safe location. A licensed gas installer should be contacted to make a further evaluation and any necessary rectifications. Report No Atech Building Inspections Page 19 of 24

20 Heating & Cooling Air Conditioning: A split system air conditioner is installed in the premises but has not been inspected or tested. The drain pipe from the air conditioning unit is draining water onto the ground near the building, causing dampness in this area which can provide conditions conducive to pest infestation. It is recommended that the outlet be connected to a drain, or if this is not possible, then the outlet should to be directed well away from any buildings. Fans: The ceiling fan in the front bedroom appeared to be very noisy and may need to be replaced. A licensed electrician should be contacted to make a further evaluation and repairs or rectification as needed. Hot Water Service Details: Type: Electric hot water system Capacity: 250 litre Tank location: External Date of manufacture: 1995 The hot water system appears to be in working condition. No specific tests other than running the hot water from a tap was carried out. No determination has been made as to the suitability or adequacy of the hot water system in relation to capacity or otherwise. The drain pipe from the relief valve is draining onto the ground near the building, causing dampness in this area which can provide conditions conducive to pest infestation. It is recommended that the outlet be connected to a drain, or if this is not possible, then the outlet should to be directed well away from any buildings. There does not appear to be a temperature control valve installed on the water heater and a burn/scald injury is possible. Recommend you further investigate this matter by consulting a licensed plumber and upgrade if necessary. Due to the age of the hot water unit, it may be near the end of its serviceable life and may need to be replaced in the near future. Report No Atech Building Inspections Page 20 of 24

21 IMPORTANT INFORMATION GENERAL INFORMATION 3.1 Shower Recesses: Tests may be made on shower recesses to detect leaks (if water is connected). The tests may NOT reveal leaks or show incorrect waterproofing if silicone liquid or masonry sealant has been applied prior to the inspection. Such application is a temporary waterproofing measure and may last for some months before breaking down. The tests on shower recesses are limited to running water within the recesses and visually checking for leaks. As showers are only checked for a short period of time, prolonged use may reveal leaks that were not detected at the time of inspection. The absence of any leaks at the time of inspection does not necessarily mean that the shower will not leak. 3.2 Glass Caution: Glazing in older houses built before 1978 may not necessarily comply with current glass safety standards AS In the interests of safety, glass panes in doors and windows especially in trafficable areas should be replaced with safety glass or have shatterproof film installed unless they already comply with the current standard. 3.3 Stairs & Balustrades: Specifications have been laid down by the Australian Building Code - Section 3.9 covering stairs, landings and balustrades to ensure the safety of all occupants and visitors in a building. Many balustrades and stairs built before 1996 may not comply with the current standard. It is recommended that you upgrade all such items to the current standard to improve safety. 3.4 Rooms Below Ground Level: Rooms under a house or below ground level (whether they are habitable or non-habitable rooms), may be subject to dampness and water penetration. Drains are not always installed correctly or could be blocked. It is common to have damp problems and water entry into these types of rooms, especially during periods of heavy rainfall and this may not be evident upon initial inspection. These rooms may not have council approval. The purchaser should make their own enquiries with the local council to ascertain if approval was given. 3.5 Trees: Where trees are to close to the house this could affect the performance of the footing as the moisture levels change in the ground. A geotechnical inspection can determine the foundation material and give advice on the best course of action with regards to the trees. 3.6 Septic Tanks: Should be inspected by a licensed plumber. 3.7 Swimming Pools: Swimming pools and spas are not part of the standard building report under AS and are not covered by this report. We strongly recommend a pool expert should be consulted to examine the pool and the pool equipment and plumbing as well as the requirements to meet the standard for pool fencing. Failure to conduct this inspection and put into place the necessary recommendations could result in fines for non compliance under the legislation. 3.8 Surface Water Drainage: The retention of water from surface run off could have an effect on the foundation material which in turn could affect the footings to the house. Best practice is to monitor the flow of surface water and stormwater run off and have the water directed away from the house or to storm water pipes by a licensed plumber/drainer. 3.9 Cracking of Building Elements: The use of cracking of building elements as an indicator of structural performance can be problematic. Where any cracking is present in a building element, that cracking may be the result of one or more of a range of factors and that the significance of cracking may vary. Cracking can be generally categorised into: Appearance Defect: Where in the inspector's opinion the appearance of the building element has blemished at the time of the inspection and the expected consequence of this cracking is unknown until further information is obtained. Serviceability Defect: Where in the inspector's opinion the function of the building element is impaired at the time of the inspection and the expected consequence of this cracking is unknown until further information is obtained. Structural Defect: Where in the inspector's opinion the structural performance of the building element is impaired at the time of the inspection and the expected consequence of this cracking is unknown until further information is obtained. The criteria for determining whether cracking is a structural defect are not solely related to crack width. Cracks 0.1mm wide may be a structural defect while cracks 5.00mm wide may not be structural defects. Cracking in a structural element does not necessarily indicate a structural defect. Report No Atech Building Inspections Page 21 of 24

22 3.10 Safe and Reasonable Access: Only areas to which safe and reasonable access is available are inspected. The Australian Standard AS defines reasonable access as "The extent of accessible areas shall be determined by the inspector at the time of inspection, based on the conditions encountered at the time of the inspection. The inspector shall also determine whether sufficient space is available to allow safe access. The inspection shall include only accessible areas and areas that are within the inspector's line of sight and close enough to enable reasonable appraisal." It also defines access to areas as defined in the Access Table below from AS Area Access Hole Crawl Space Height Roof interior 400mm x 500mm 600mm x 600mm Accessible from a 3.6m ladder Roof exterior Accessible from a 3.6m ladder placed on the ground Table Notes: Reasonable access does not include the cutting of access holes or the removal of screws and bolts or any other fastenings or sealants to access covers. Subfloor areas sprayed with chemicals should not be inspected unless it is safe to do so Strata or Company Title: If the property inspected is part of a Strata or Company Title, then the inspection is limited to the interior and the immediate exterior of the particular residence to be inspected. The exterior above ground floor level is not inspected. It does not cover the common property. The complete inspection of common property areas would be the subject of a Special-Purpose Inspection Report which is adequately specified. Purchasers should be aware that their liability for the cost of repairing building defects is not restricted only to the particular unit that is being purchased, but may include contribution to the whole of the common property Special Requirements: It is acknowledged that there are no special requirements placed on this inspection that are outside the scope of the abovementioned Australian Standard Changes to the Inspection Agreement: It is acknowledged that if any inspection agreement is in place in respect to this inspection, no changes have been made between the scope of that agreement (if applicable) and the scope of this inspection report. CONDITIONS 4.1 This standard property report is conditional upon or conditional in relation to: The assessment of any apparent defect including rising damp and leaks, the detection of which may be subject to prevailing weather conditions or recent occupancy/use of services. Information provided by the person, the employees or agents of the person requesting the report. The specific areas of expertise of the consultant specified in the report. Apparent concealment of possible defects. Any other factor limiting the preparation of the report. 4.2 You agree that we cannot accept any liability for our failure to report a defect that was concealed by the owner of the building being inspected and you agree to indemnify us for any failure to find such concealed defects. 4.3 Where our report recommends another type of inspection including an invasive inspection and report then you should have such an inspection carried out prior to the exchange of contracts or end of cooling-off period. If you fail to follow our recommendations then you agree and accept that you may suffer a financial loss and indemnify us against all losses that you incur resulting from your failure to act on our advice. 4.4 You indemnify us in respect of any and all liability, including all claims, actions, proceedings, judgments, damages, losses, interest, costs and expenses of any nature, which may be incurred by, brought, made or recovered against us arising directly or indirectly from the unauthorised provision or sale of the report by you to a person without our express written permission. Report No Atech Building Inspections Page 22 of 24

23 4.5 If the property to be inspected is occupied then you must be aware that furnishings or household items may be concealing evidence of problems, which may only be revealed when the items are moved or removed. Where the report says the property is occupied you agree to: (a) Obtain a statement from the owner as to Any timber pest activity or damage; Timber repairs or other repairs; Alterations or other problems to the property known to them; Any other work carried out to the property including timber pest treatments; Obtain copies of any paperwork issued and the details of all work carried out. (b) Indemnify the inspector from any loss incurred by you relating to the items listed in clause (a) above where no such statement is obtained. 4.6 The Inspection will not cover or report the items listed in Appendix D - AS Terms of Use: The report may not be sold or provided to any other person without our express written permission, unless the client is authorised to do so by legislation. If we give our permission it may be subject to conditions such as payment of a further fee by the other person and agreement from the other person to comply with this clause. However, we may sell the report to any other person although there is no obligation for us to do so. DISCLAIMER 5.1 Asbestos: No inspection for asbestos was carried out at the property and no report on the presence or absence of asbestos is provided. If during the course of the Inspection asbestos or materials containing asbestos happened to be noticed then this may be noted in the "Comments section of the report. Buildings built prior to 1982 may have wall and/or ceiling sheeting and other products including roof sheeting that contains asbestos. Even buildings built after this date up until the early 90s may contain some asbestos. Sheeting should be fully sealed. If concerned or if the building was built prior to 1990 or if asbestos is noted as present within the property then you should seek advice from a qualified asbestos removal expert as to the amount and importance of the asbestos present and the cost of sealing or removal. Drilling, cutting or removing sheeting or products containing asbestos is a high risk to people's health. You should seek advice from a qualified asbestos removal expert. 5.2 Mould (Mildew and Non-Wood Decay Fungi): Mildew and non wood decay fungi is commonly known as mould. However, mould and their spores may cause health problems or allergic reactions such as asthma and dermatitis in some people. No inspection for mould was carried out at the property and no report on the presence or absence of mould is provided. If in the course of the Inspection, mould happened to be noticed it may be noted in the report. If mould is noted as present within the property or if you notice mould and you are concerned as to the possible health risk resulting from its presence then you should seek advice from your local council, state or commonwealth government health department or a qualified expert such as an industry hygienist. 5.3 Estimating: Any estimates provided in this report are merely opinions of possible costs that could be encountered, based on the knowledge and experience of the inspector, and are not estimates in the sense of being a calculation of the likely costs to be incurred. The estimates are NOT a guarantee or quotation for work to be carried out. The actual cost is ultimately dependent upon the materials used, standard of work carried out, and what a contractor is prepared to do the work for. It is recommended in ALL instances that multiple independent quotes are sourced prior to any work being carried out. The inspector accepts no liability for any estimates provided throughout this report. 5.4 Limitation of Liability: No liability shall be accepted on an account of failure of the report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the inspector (including but not limited to or any area(s) or section(s) so specified by the report). 5.5 Liability to Third-Parties: We will not be liable for any loss, damage, cost or expense, whatsoever, suffered or incurred by any person other than you in connection with the use of the inspection report provided pursuant to this agreement by that person for any purpose or in any way, including the use of this report for any purpose connected with the sale, purchase, or use of the property or the giving of security over the property, to the extent permissible by law. The only person to whom we may be liable and to whom losses arising in contract or tort sustained may be payable by us is the client named within this report. Report No Atech Building Inspections Page 23 of 24

24 CONSUMER COMPLAINTS 6.1 In the event of any controversy or claim arising out of, or relating to this report, either party must give written notice of the dispute to the other party. If the dispute is not resolved within ten (10) days from the service of the notice then the dispute shall be referred to a mediator nominated by the inspector. Should the dispute not be resolved by mediation then either party may refer the dispute to the Institute of Arbitrators and Mediators of Australia for resolution by arbitration. CONTACT THE INSPECTOR 7.1 Please feel free to contact the Inspector who carried out this inspection. Often it is very difficult to fully explain situations, problems, access difficulties, building faults or their importance in a manner that is readily understandable by the reader. Should you have any difficulty in understanding anything contained within this report then you should immediately contact Atech Building Inspections and have the matter explained to you. If you have any questions at all or require any clarification, then please contact the inspector prior to acting on this report. Date: 3 August 2015 Signed by the Inspector: m Atech Building Inspections PO Box 6583 Coffs Harbour NSW 2450 Tel: Mob: info@atech.com.au Builders Lic: 18246C ABN: Thank you for entrusting Atech Building Inspections with your Pre-Purchase Building Inspection Report. ~~~~~~ END OF REPORT ~~~~~~ Report No Atech Building Inspections Page 24 of 24