SPPI: Specialist Inspections NZS4306 Compliant Residential Property Inspection Specialist

Transcription

1 Inspection Details: Comprehensive Plaster Cladding Inspection Non-invasive Moisture Testing Infrared Thermal Imaging Weather-tightness Assessment Builders Report Inspection Address: Presale inspections are commissioned by the vendor for prospective Purchasers. The only difference between a Presale and Pre-purchase inspection is that the client details are TBC (to be confirmed). Reference: SAMPLE REPORT Date: SAMPLE REPORT Time of Inspection: 9:30AM Weather: No rain during the 48 hours prior to inspection House Status: Occupied Client: TBC see following page for Pre-Sale Inspection details Client Contact Number: TBC see following page for Pre-Sale Inspection details Report was commissioned by the owner for prospective buyers and is transferable. See for transfer charges. SPPI PO Box Green Bay Waitakere 0643 Auckland Inspector: Mark Drew NZS 4306 Compliant Building Inspectors Member of Master Builders Association Member of Building Officials Institute of NZ ISO Qualified Thermographer Professional Indemnity Insurance: Policy Number: NI/02778/000/12/D Public Liability Insurance: Policy Number: BPS-005 Page 1 of 22

2 Table of Contents: Inspection Information: SPPI have been commissioned to preform a Comprehensive Pre-Sale Builders Report with NonInvasive Moisture Testing and Infrared Thermal Imaging Inspection. SPPI guarantee Full Disclosure of any issues set out under the NZS4306:2005 SPPI agrees to copies of the report to prospective purchasers on request, to ensure the authenticity of the contents of the report. SPPI will be available at a mutually convenient time to discuss by phone any questions prospective purchasers, their legal advisers, financial adviser s or contractors may have. This report is transferable. See our web site for transfer charges. 1. Cover Page: 2. Table of Contents: 3. Summary: 4. Weather-tightness Assessment: 5. Moisture Testing: 6. Ground to Cladding Clearances TCFC Cladding: 7. Deck Boundary Joists Further Investigation/Remedial Work: 8. Roof to Wall Junctions Risk Awareness: 9. Ground to Cladding Clearances Brick Veneer: 10. Internal Deck Further Investigation: 11. Fascia Concealed Internal Gutter System Risk Awareness: 12. Preventative Maintenance Joinery: 13. Infrared Thermal Imaging: 14. Exterior Cladding: 15. Plaster Cladding Maintenance Guidelines: 16. Roof / Roof Space: 17. Site/Services: 18. Internal Inspection: 19. Internal Inspection Wet Areas: 20. Certification: 21. Glossary: 22. Terms and Conditions: General Inspection Details: All properties have cosmetic imperfections and general wear and tear. SPPI's inspections are to NZS4306:2005 Standards: Under NZS4306:2005 guidelines our inspection and reporting are for; Significant Defects Significant Maintenance Gradual Deterioration Particular Attributes Weather-tightness Issues The condition of the property stated in our report is reflective of the age and style of the property. Page 2 of 22

3 Summary: All properties have cosmetic imperfections. SPPI's inspections are to NZS4306:2005 Standards: Under NZS4306:2005 guidelines our inspection and reporting are for; Significant Defects Significant Maintenance Gradual Deterioration Particular Attributes Weather-tightness issues Overall: The property requires some remedial work and/or preventative maintenance to ensure that the property can maintain an acceptable level of weather-tightness.see pages 6-11 for details The property has general wear and tear consistent with its age and style. The property is in an acceptable condition for its age and style. Weather-tightness Risk Assessment: The property requires some remedial work and/or preventative maintenance to ensure that the property can maintain an acceptable level of weather-tightness. Once suitably addressed the property can maintain an acceptable level of weather-tightness on the condition that the property is kept well maintained. Moisture Detection/Remedial work and/or Preventative Maintenance: There were poor ground to cladding clearances at the N/East corner adjacent to the Laundry/Bathroom/Garage. Internal Inspection of the adjacent areas recorded high moisture readings and/or signs of moisture ingress in the Laundry and Garage. The bath was installed against the wall with poor ground to cladding clearances adjacent to the bathroom and was not able to be checked at the time of inspection. See page 6 for details. The Deck Boundary Joist was fixed against the TCFC cladding which can be problematic with moisture ingress. Internal Inspection of the adjacent areas showed signs of moisture ingress under the stairs and high moisture readings adjacent to the rear entrance. See page 7 for details. Preventative Maintenance: The Roof to Wall Junctions require resealing and installing suitable Kick out Flashings where applicable. See page 8 for details. The gardens have been installed above the weep holes on the Brick Veneer cladding adjacent to the Office and Garage. Recommend that the gardens are lowered so that the weep holes are clear and unobstructed. See page 9 for details. The deck parapet wall has the guard-rail top fixed through the parapet which has no suitable camber. To address this particular attribute (risk area) the parapet wall will require suitable camber and cap flashing and the guard-rail to be face fixed on the outside of the parapet wall. See page 10 for details Recommend having the corner windows checked and resealed if required. See page 12 for details. Page 3 of 22

4 Weather-tightness Assessment: Particular Attributes: Particular Attributes (at risk areas) are included in our report under the NZS:4306 regardless of whether they have moisture ingress issues at the time of inspection. This enables you the prospective purchaser through awareness of the risk areas to assess not only the condition of the property on the day of inspection but also take into consideration the particular attributes (at risk areas) associated with the property. It also gives you the purchaser the information to plan risk management of the areas in the form of regular routine checks, regular scheduled maintenance or preventative maintenance. General Building Assessment: Wind Zone: Indications are open wind zone Site Exposure: Exposed Complexity of Design: Medium Complexity of Design Number of Stories: Multiple Story Number of Cladding Types: Multiple cladding types Roof Planes: Multiple Roof Planes Monolithic cladding: Brick Veneer is not a monolithic cladding system TCFC is a monolithic cladding system Cavity System: Brick Veneer has a cavity system TCFC does not have a cavity system Eaves: The property has acceptable eave cover Particular Attributes (Risk Areas): Ground to Cladding Clearances. See pages 6&9 for details. Deck Boundary Joist against the cladding. See page 7 for details. Roof to Wall Junctions. See page 8 for details. Internal Deck. See page 10 for details. Fascia concealed internal gutter system. See page 11 for details. Moisture Testing and Visual Inspection Results: Visual Signs of Moisture Ingress and/or High Moisture Readings: Garage/Laundry. See page 6 for details. Stairwell. See page 7 for details. Summary: The property requires some remedial work and/or preventative maintenance to ensure that the property can maintain an acceptable level of weather-tightness.see pages 6-11 for details The property has general wear and tear consistent with its age and style. The property is in an acceptable condition for its age and style. Page 4 of 22

5 Moisture Testing General Information: Location: Maximum Reading: Meter: Summary: Visual See page 10 for details. Resistance See page 6 for details Ground Floor: Garage Visual Laundry 32% Bathroom Common 37 Bedroom S/West 27 Master Bedroom Office 38 Front Entrance 37 Bedroom N/East 29 Ensuite Stairwell 50% Resistance See page 7 for details First Floor: Toilet 33 Kitchen 38 Family 37 Dining 35 Lounge 36 Moisture Testing Equipment and Moisture Test Result Explanations: SPPI have three different moisture testing meters. We have Capacitance only meter, a Resistance only meter and a dual Capacitance / Resistance combination meter. Capacitance Dielectric Meter Readings Trotec T650 and Extech MO257 of below 50 are within normal industry guidelines for timber framing and gib board lining. Capacitance Dielectric Meter Readings Protimeter Surveymaster of below 150 are within normal industry guidelines for timber framing and gib board lining. Resistance Moisture Meter Readings Trotec T500 & Protimeter Surveymaster of 18% and below are within normal industry guidelines for timber framing and gib board lining. SPPI have a range of meters giving us the equipment to cross reference inspection results helping eliminate false readings and substantiate high moisture readings. Moisture Readings Summary: The property requires some remedial work and/or preventative maintenance to ensure that the property can maintain an acceptable level of weather-tightness.see pages 6-11 for details Page 5 of 22

6 Ground to Cladding Clearances TCFC Cladding: General Information: Ground to Cladding Clearance can be problematic with wicking, which is when moisture migrates up the cladding to the properties framing. TCFC cladding is the most susceptible and problematic with poor ground to cladding clearances and wicking. General Description: There were poor ground to cladding clearances at the N/East corner adjacent to the Laundry/Bathroom/Garage with the cladding in contact with the permanent paving. Internal Inspection: Internal Inspection of the adjacent areas recorded high moisture readings and/or signs of moisture ingress in the Laundry and Garage. The bath was installed against the wall with poor ground to cladding clearances adjacent to the bathroom and was not able to be checked at the time of inspection. Further Investigation: Recommend Further Invasive Investigation which require removing the gib board to determine if there is any moisture damage to the framing and remedial work required if any. Expected Scope of work would include installing a grate and channel drain to address the ground to cladding clearances. General Observations: The gully trap is below ground level which is against council regulations and will need to be addressed during remedial work, General Information: Remedial work needs to be carried out by a suitably qualified licensed tradesman. Remedial work needs photos and documentation of the work carried out including the LBP number of the tradesman for us to be able to amend remedial work into our report. Page 6 of 22

7 Deck Boundary Joists Further Investigation/Remedial Work: General Description: The Deck Boundary Joists/Ribbon Plate are fixed directly against the cladding which can be very problematic with TCFC cladding. The TCFC cladding relies heavily on its plaster and paint for weather-tightness. The issue with the Deck Boundary Joists being fixed against the cladding is that moisture can become trapped between the cladding and Deck Boundary Joists which depending on the paint and plaster condition (which will deteriorate of time) can lead to moisture ingress through the Fibre cement board sheet and/or sheet joins causing moisture ingress and possible gradual deterioration of the Sub-floor and/or properties framing. Internal Inspection: Internal Inspection of the adjacent areas showed signs of moisture ingress under the stairs and high moisture readings adjacent to the rear entrance. Further Investigation/Remedial work: Recommend that the boundary joists/joists are removed from the TCFC cladding and that the plaster cladding is repaired and painted as required. General Information: Remedial work needs to be carried out by a suitably qualified licensed tradesman. Remedial work needs photos and documentation of the work carried out including the LBP number of the tradesman for us to be able to amend remedial work into our report. Page 7 of 22

8 Roof to Wall Junctions Risk Awareness: General Description: Roof to Wall Junctions are risk areas with all cladding types. It is very important that special attention is paid to these areas during scheduled exterior house painting and maintenance to ensure that the junctions remain well sealed. Kick out Flashing: Roof to Wall Junctions on this property did not have suitable Kick out Flashings installed and are relying largely on sealant for there weather-tightness which is against good trade practice. Internal Inspection: Internal Inspection of the adjacent areas using moisture testing, visual and thermal imaging recorded no obvious signs of moisture ingress or high moisture readings. Preventative Maintenance: Recommend installing Kick out Flashings and/or resealing the Roof to Wall Junctions. Scope of work would require that the cladding at the Roof to Wall Junction is removed and reinstated when the Kick out Flashing is installed. Recommend inspection of the framing during this process and if there are any signs of moisture ingress or damage Further Invasive Investigation would be required which would involve removing the gib board at the adjacent areas to check the framing for possible moisture damage. General Information: Remedial work needs to be carried out by a suitably qualified licensed tradesman. Remedial work needs photos and documentation of the work carried out including the LBP number of the tradesman for us to be able to amend remedial work into our report. Page 8 of 22

9 Ground to Cladding Clearances Brick Veneer: General Information: Brick Veneer exterior cladding has weep holes which allow the cavity system to function correctly. The weep hoes need to be kept clear and unobstructed. General Description: The gardens adjacent to the Garage and Office are higher than the internal finished floor level and are covering the weep holes. Internal Inspection: Internal Inspection of the adjacent areas where accessible showed no obvious signs of moisture ingress, damage or high moisture readings. Preventative Maintenance: Recommend there the gardens are lowered to an acceptable level where the weep holes of the Brick Veneer and clear and unobstructed. This should be relatively easy and can be done by a home handyman. No further investigation is required at the time of inspection. Page 9 of 22

10 Internal Deck Further Investigation: Genral Description: Internal Decks are a risk area with all cladding types due to the fact that if they do leak moisture ingress is inside the building line. Water-proofing thresholds were minimal under the joinery but acceptable for the age and style of the property. Deck to cladding clearances were acceptable for the age and style of the property. Guard-rail height was acceptable. Parapet walls had poor Camber Parapet walls had the guard-rail top fixed through the parapet wall. Water proofing membrane was Viking Dec-K-ing PVC vinyl water proofing membrane. Information supplied shows that the water proofing membrane was replaced 12/02/2015. workmanship and manufacturers warranties are available for viewing through the listing agent. Internal Inspection: Internal Inspection of the adjacent areas showed signs of moisture damage to the ceiling in the Garage. Further Investigation: There was signs of moisture damage to the ceiling which require further investigation to determine if moisture damage is current or historic and if there is any remedial work required. Recommendation: The deck parapet wall has the guard-rail top fixed through the parapet which has no suitable camber. To address this particular attribute (risk area) the parapet wall will require suitable camber and cap flashing and the guard-rail to be face fixed on the outside of the parapet wall. Page 10 of 22

11 Fascia Concealed Internal Gutter System Risk Awareness: General Description: Fascia Concealed Internal Gutter System is an internal gutter system. The associated risk with a Fascia Concealed Internal Gutter System is that if they become blocked or leak moisture egress is often into the eave and usually inside the building line which can cause a gradual deterioration if undetected. It is important with internal gutter systems that the gutters are kept clear and unobstructed. Recommend gutters are cleaned at least annually before winter. Overflows: The Fascia Concealed Internal Gutter System on this property have overflows before. Internal Inspection: Internal Inspection of the adjacent areas using moisture testing, visual and thermal imaging recorded no obvious signs of moisture ingress or high moisture readings. Preventative Maintenance: Not Required. Page 11 of 22

12 Preventative Maintenance Joinery: There were signs of moisture ingress to the sills of the corner windows. Recommend that that the joinery is checked by window repair specialist and resealed if required. Trade Link: Window repair specialist. Venture contratcing Page 12 of 22

13 Infrared Thermal Imaging Inspection: Analysis of the Infrared images showed no thermal anomalies which require further investigation which have not already been identified. Page 13 of 22

14 Exterior Cladding: Primary Base Cladding: Brick Veneer is a low maintenance cladding system with a proven history for durability and weather-tightness. Primary First Floor Cladding: Texture Coated Fibre Cement (TCFC) is a fibre cement board approximately 7.5mm thick and fixed directly to the framing over building paper. A texture coating is then applied which is approximately 3mm thick. TCFC relies heavily on its paint and plaster finish for weather-tightness and needs to be kept well maintained. Monolithic Cladding: Brick Veneer is not a monolithic cladding system TCFC is a monolithic cladding system Cavity System: Brick Veneer has a cavity system TCFC does not have a cavity system Cladding Condition: Cladding was in an acceptable condition. Plaster Finish: Plaster was in an acceptable condition. Paint Finish: Paint was in an acceptable condition. Mid-Section Banding: Not applicable Control Joints: Not applicable Ground to Cladding Clearances There were poor ground to cladding clearances at the N/East corner adjacent to the Laundry, Bathroom and Garage which require further investigation. See page 6 for details. The gardens have been installed above the weep holes on the Brick Veneer cladding adjacent to the Office and Garage. Recommend that the gardens are lowered so that the weep holes are clear and unobstructed. See page 9 for details. Joinery: Joinery Description: Aluminium joinery was in an acceptable condition. Joinery to Cladding Junction: Joinery to cladding junctions were acceptable Joinery Head Flashings: Head flashings were acceptable Joinery Sill Detail: Joinery sills had suitable camber and were well sealed where applicable. Foundation: Concrete foundations with a concrete ground floor. Summary: Exterior was structurally sound and had a good overall level of weather-tightness. Page 14 of 22

15 Plaster Cladding Maintenance Guidelines: General Cladding Description Texture Coated Fibre Cement (TCFC) relies heavily on its paint and plaster for weather-tightness. Specialist inspections SPPI recommend that Exterior painting and sealing is done by suitably qualified licenced tradesman experienced in the repair and painting of plaster cladding systems. Key Areas: It is important that the cladding to joinery junctions are kept well sealed, this includes removing the old sealant in conjunction with scheduled exterior house painting. Joinery to cladding sealing is as important as the exterior painting. It is important that any penetrations through the cladding are correctly re-sealed. Paint Details: An Elastromeric paint is required to be used for plaster cladding. Recommended paint: Dulux AcraTex Elastomeric 201 Paint Colour: It is important that the elastromeric paint has a Light Reflective Value (LRV) of over 40 is used.. Texture Coated Fibre Cement is susceptible to cracking when painted with colours with a LRV of under 40 (Dark colours) are used due to the thermal expansion and contraction of the Fibre Cement Board which can cause cracks in the sheet joins and in some cases pop nails. Remedial Work / Maintenance: Specialist Inspections SPPI recommend that maintenance is carried out by suitably qualified licenced tradesman experienced in the maintenance, painting, sealing and remedial work of monolithic cladding. Specialist Inspections (SPPI) recommend that any hairline cracks sighted are professionally repaired. This involves grinding out the cracks and if required re-fixing and installing a fiberglass reinforcing mesh to strengthen the joint in combination with applying Flexi Plast to safe guard against further cracking. Annual Maintenance: Specialist Inspections (SPPI) recommend that the exterior cladding has a low pressure chem wash to ensure that the paint and plaster are kept in good condition. Recommended tradesman Recommended Plaster Cladding Repair and Painting Specialist: Elite Exteriors: Shafraz shafraz@eliteexteriors.co.nz Page 15 of 22

16 Roof / Roof Space Inspected Comments Roof Description: Concrete roof tiles have a proven history as a durable roof system with a good level of weather-tightness. Roof Condition: Roof was in an acceptable condition. Roof Pitch: Indications are roof material is acceptable for the pitch of the roof. Roof Flashing's: Roof flashings were acceptable Penetrations: Penetrations were acceptably sealed Bedding and Pointing: Bedding and pointing was in an acceptable condition. Gutters: Fascia-style (hidden) guttering systems can be problematic of moisture ingress into the building line if they leak or get blocked. The risk with the Fascia concealed internal gutter system is that if they become blocked typically the back of the gutter is the lowest point and the point where moisture would ingress into the soffit. If the soffit has even a slight fall towards the building this is where any moisture will track. It is important that the internal gutters are kept clear and unobstructed. Recommend gutters are cleaned at least annually before winter. Down-pipes: PVC Down-pipes were in an acceptable condition. Soffit's / Eaves: The property had acceptable eave cover Roof Space: Roof Substrate: Insulation: Roof and Ceiling design meant there was no accessible roof space for inspection. It was mandatory to install insulation in the ceiling and walls at the time of construction. There was no evidence to suggest insulation has not been installed HRV: Not present Roofing underlay: Summary: Roof and Roof Space were in an acceptable condition with a good overall level of weathertightness. Page 16 of 22

17 Site: Driveway: Driveway was in an acceptable condition. Permanent Paving / Paths Permanent Paved areas were in safe and stable condition Fences: Fences were in an acceptable condition. Landscaping: Established in an acceptable condition. Storm water: Cesspit installed were clear and unobstructed with no signs of blockages at the time of inspection. The majority of plumbing, drainge and stormwater systems are hidden in wall cavities or under ground therefore we can not give an opinion on there functionality or effectiveness. There were no signs of blockage or discharges sighted to indicate that there are any drainage or stormwater problems. For a specialist drainge and stormwater inspection contact: Drain Surgeons Ltd Services: Power Supply: Underground Power Supply Water supply: Metered town supply Gas: LPG gas bottle supply present not tested. Switchboard: Circuit-breakers Electrical Wiring: TPS wiring was installed where sighted Plumbing / Drainage: Plumbing Waste: PVC waste pipes were in good condition and well sealed with no obvious signs of leaks or damage at the time of inspection. Gully Traps: Gully traps were clear and unobstructed at the time of inspection. Gully trap at the N/West Deck Timber: Substrate: The Deck Boundary Joist at the rear entrance is fixed directly against the cladding. See page 7 for details. Decking: Decking was in an acceptable condition. Stairs: Treads and stringers were structurally sound and were in an acceptable condition. Retaining Walls: Retaining Walls: Timber Retaining walls had acceptable verticality and alignment with no obvious signs of damage or repair recorded. The main structure of retaining walls are under ground therefore we can not make any representations as to the structural integrity of the retaining walls. Page 17 of 22

18 Internal Inspection: With all properties of this age there will be cosmetic imperfections and general wear and tear, our inspection is for significant defects. Internal inspection covers all living, family and bedrooms. Specific rooms will not be mentioned unless there are moisture ingress and/or damage, remedial work or further investigation required Inspected Comments Walls: Painted Gib board or similar walls were in an acceptable condition. Ceilings: Painted Gib board or similar ceilings were in an acceptable condition. Floor Coverings: Floor coverings were suitable for there application and were in an acceptable condition. Doors: Internal doors were in an acceptable condition. Joinery: Joinery was in an acceptable condition. Alarm: Alarm Present not tested Fire Detection: Present not tested Garage Door: Garage was in a working condition at the time of inspection. Kitchen: Kitchen Cabinetry: Kitchen cabinets were in an acceptable condition. Kitchen Bench Top: Kitchen bench top and sink were in an acceptable condition. Oven: Wall oven present not tested. Hobs: Gas hobs were in a working condition at the time of inspection. Waste Disposal: Waste disposal was in a working condition at the time of inspection. Extraction Fan: Extraction fan was in a working condition at the time of inspection. Dishwasher: Dishwasher was Present not tested Summary: Interior was in an acceptable condition for the age and style of the property. Page 18 of 22

19 Internal Inspection Wet Areas: Inspected Comments Bathrooms/En-suites: Flooring: Floor coverings were suitable for there application and were in an acceptable condition. Toilets: Toilets were in an acceptable condition. Showers: Showers were in an acceptable condition. Baths: Bath was in an acceptable condition. Vanities: Vanities were in an acceptable condition. Laundry Moisture Testing: There were high moisture readings in the Laundry which require further investigation to determine the source of moisture ingress damage if any and remedial work required if any. The high moisture readings are adjacent to poor ground to cladding clearances. See page 6 for details. Flooring: Floor coverings were in an acceptable condition. Tubs/Cabinetry: Laundry tub was in an acceptable condition. Hot Water Cylinder: Electric hot water cylinder. Rheem Year of manufacture: 1994 Capacity: 180 litre Pressure: Mains Summary: Wet areas were in good overall condition Page 19 of 22

20 Certification: I hereby certify that I have carried out the inspection of the property at Address: SAMPLE REPORT Reference: SAMPLE REPORT Date: SAMPLE REPORT In accordance with NZS4306:2005 and that I am certified to undertake this inspection. Signature: Inspector: Mark Drew Managing Director SPPI Certified Building Inspector NZS4306:2005 Member Master Builders Association Member Building Officials Institute of NZ ISO Qualified Thermographer Professional Indemnity Insurance Policy #NI/02778/000/12/D Public Liability Insurance Policy # BPS-005 Important Note: Public Liability and Professional Indemnity Insurance are not house insurance or home warranty insurance cover. House and Contents Insurance Cover is recommended if you purchase this or any property. Limitations: The client shall assume all risk, for any conditions or problems that may be concealed at the time of inspection. No item shall be dismantled, moved, or dislodged during the inspection, and there will be no destructive testing undertaken. An investigation of the condition and location of underground drainage and services and of hidden electrical, gas and plumbing is not included. No invasive or destructive inspection methods have been used in the assessment and concealed work can not be inspected, therefore no opinion or warranty can be offered in respect of the said concealed work. An inspection carried out in accordance with NZS4306:2005 is not a statement that a property complies with the requirements of any act, regulation or by-law, nor is the report a warranty against any problems developing after the date of this report. Page 20 of 22

21 Glossary: Particular Attributes Explanation: It has been well publicised that plaster clad properties can have issues. Every issue we find can be directly attributed to an architectural detail fault, an application fault or lack of routine maintenance. Plaster cladding does not fail for no reason. Particular Attributes are areas which have been identified that can be problematic with moisture ingress issues. Regardless of whether these areas have No high moisture readings No signs of moisture ingress No signs of significant damage Under the NZS4306:2005 we have to include these areas in our report. This enables you as a prospective purchaser through awareness of the areas to assess any risk involved. It also gives you the purchaser the information to plan risk management of the areas in the form of regular routine checks and regular scheduled maintenance. Highlighted Text Colour Legend: Red Text: Red text generally indications are that there is remedial work and/or further invasive investigation required. Red text indicates that there is / could be significant damage. Red text content generally has images and further details on a separate page as detailed. Blue Text: Blue text generally indicates that there is maintenace and/or preventative maintenance required. Blue text is generally a Low to Medium Priority. Green Text: Green text is used to bring to your attention details or attributes of the property which significantly increase the weather-tightness or durability of a property. Terms Legend: Good condition: The item is in a condition expected for the age and style of the property Generally good: The item is good overall condition, there could be isolated areas with excessive wear and tear. Average condition: The item described is in standard below that expected for the age and style of the property. The item describes is in a functional condition Poor condition: The condition of the item described is below an acceptable standard. There is damage or excessive wear which requires remedial work or replacement Further invasive investigation: There will areas which will be assumed as having moisture ingress and/or damage which will require further invasive investigation identify if there is significant damage and/or the source of moisture ingress and/or what remedial work is required. SPPI recommend that the invasive investigation is initially done by removing gib board when possible. Gib board is generally easier and cheaper to replace than the exterior cladding. Removing gib board also does not further compromise the exteriors weather-tightness. Remedial Work: Remedial Work is the work required when the property has issues which need to be repaired so that the structural integrity and weather-tightness of the property is to an acceptable standard. Preventative Maintenance: Preventative maintenance are recommendations to address high risk areas which with property. Preventative maintenance are to increase the overall weather-tightness of a property. Page 21 of 22

22 Terms and Conditions: Pricing: As per the Prices and Services page at Booking Inspections: Booking by our online booking facility. Payment: Payment by credit or debit card in our online secure payment facility. Scope of Inspection: SPPI inspections are carried out under the guidelines of the NZS4306:2005. The inspection is a visual non-invasive inspection of the property with the intention of inspecting and reporting on Significant Defects Particular Attributes Gradual Deterioration Significant Maintenance Required Limitations and Liabilities: Our inspections are intended to give the highest standard of assessment of the condition of the property and are carried out under NZS4306:2005 guidelines. With out destructive testing it is not possible to be 100% certain that significant defects have been discovered. Our inspection is confined to the limitations specified by NZS4306:2005 for residential property inspections. Due to these factors it is not possible for us to guarantee that all potential defects have been discovered. Not withstanding anything in this or any other agreement with Specialist Pre-Purchase Inspections, the liability of Specialist Pre-Purchase Inspections, the person carrying out the inspection, and all of Specialist Pre-Purchase Inspections employees, contractors, directors and shareholders ( the protected parties ), for any loss, damage or delay arising from any act, default or omission (whether negligent or otherwise) in relation to the inspection, the report, or any service provided by, or statement made by, or act of, any of the protected parties ( the defects ) is restricted to any bad faith defects; is excluded in the case of all other defects made in good faith, including mistakes, mis-descriptions and omissions whether made negligently or recklessly, and whether they occurred during the course of the inspection, were made verbally, in the written report, or otherwise howsoever; shall be limited to physical damage or injury to any person or property which in any case is the foreseeable result of the defect. Shall be excluded in the case of economic and consequential loss (including loss of rent or enjoyment of the property) In any event is limited to the fee paid to Specialist Pre-Purchase Inspections. The above limitations are sever-able with the intention that if any one of them is unenforceable then the other limitations is still enforceable. This limitation of liability binds the person who requested the report and any other person to who the report is provided to, together with their successors and assigns. The report generated by Specialist Pre-Purchase Inspections is not to be relied upon by any person other than the person to whom the report is addressed to. Page 22 of 22