STANDARD VISUAL PROPERTY INSPECTION REPORT Clients Name Property Address Inspection Date Postal Address Phone Number Email Address Agents Name Pest Inspector/Phone Weather Conditions Please Note: This report only relates to the condition of the premises at the date of inspection. This report may not be relied upon by you until you have signed and returned our standard terms and conditions.
TOOWOOMBA HOUSE INSPECTIONS & REPORTS Summary From an overall visual inspection of this house it would appear to be of a sound structure. In context of its age and on completion of the Recommendation and Conclusion list, I would consider this building to be in good condition and repair. Compared to other dwellings of the same age, I would consider this building to be average. Jeff Boatfield
Approximate age of the house is - Is the house currently furnished - (If yes, it will be difficult to inspect thoroughly) Areas that were not inspected - The house floor is - The roof coverings are - The external walls are - Type of insulation in the roof space is - The Hot Water System type - Generally a HWS lasts around approximately 15 years before needing to be replaced. The condition of the paintwork is - Does surface rainwater flow away from the building adequately - Do the down pipes flow away from the building - Was there any possible Asbestos detected - (Treat fibro as Asbestos if it has not been tested, see foot notes) Are there any possible Termite issues - (See Pest Report) Are there Smoke Alarms installed - (Have tested by an Electrician) Are there Safety Switches - ( Have tested by an Electrician) Are there any significant issues with the Exterior of the Building Are there any significant issues with the Interior of the Building Approximately 40 years old Yes No Concrete / Timber Tiles Brick Insulation Batts Electric Size 250 litres Age 2007 Fair with maintenance work required Possible ponding at rear of the house Yes, except for rear downpipe Yes, to stair case ceiling See Pest Report Yes See Electrician Cracking to Brickwork No Are there any significant issues with the Sub Floor No Are there any significant issues with the Roof Cavity No Are there any significant issues with the Roof Sheeting Are there any significant issues with the Fences Couple of cracked tiles will need replacing No Are there any significant issues with trees or shrubs Yes It is recommended to have the following inspections carried out by a - Pest, Electrical, Plumber, Engineer inspector.
IMMEDIATE RECOMMENDATIONS There are brown rust marks starting to develop on the flexible hoses that are connected to the taps. There is a high chance that this hose will split and water will pour out. It is recommended to have a Plumber replace this hose immediately. Have Plumber inspect the other hoses to the other taps in the house.
FUTURE RECOMMENDATIONS There were several minor areas that have dry rot on timber mouldings to the outside of the house. This is caused by moisture getting onto the timber over a long period of time. Monitor these areas. This can be fixed by a Carpenter and a Painter. There are a many cracked roof tiles that will need to be replaced immediately so water does not leak onto the ceiling. The stain marks on the ceiling would be due to the roof not having any sarking paper under the tiles.
There are trees and shrubs around the house that need to be removed. Their root system can cause movement with the footing system and this can lead to movement and cracking within the house. Having plants and trees near the house can also attract Termites into the building. The soffit sheeting to the front porch will need to be nailed back into position as the soffit sheets are starting to sag. This can be repaired by a Carpenter.
The hole from the air conditioning pipes will need to be filled with silicon. This is so Vermin cannot gain access and the cover will need to be put back in place. The down pipes on the external walls discharge at the base of the house. They need to be extended away from the house by at least 3 meters, so water does not flow back towards the building. Water lying against the house can cause problems with the footing system and lead to movement within the house. See a Plumber to rectify.
There were several cracks to the brickwork which is caused from ground movement. They appear to be old cracks and should not pose a problem. There is a possible chance these cracks may still get larger. If they do become larger or longer seek the advice of an Engineer. Monitor these areas. It would be recommended to install expansion joints to several areas around the building to stop any possible further cracking. The waste water pipes where they go into the ground (called the ORG junction) will need to be moderfied so it is to a Tradesman like standard. Seek advice of a Plumber.
The overflow pipe to the Air Conditioner or Hot Water System is discharging water against the building. Extend pipe away from the building, as this can attract Termites. There will need to have installed a concrete or plastic base under the HWS so it does not rust the bottom of the unit. This can be done by a Plumber. The down pipes on the external walls discharge at the base of the house. They need to be extended away from the house by at least 3 meters, so water does not flow back towards the building. Water lying against the house can cause problems with the footing system and lead to movement within the house. See a Plumber to rectify.
The sub floor appears to be in a sound condition at the time of the inspection, with only minor defects. Monitor the sub floor for any issues that may arise due from the age of the building. Have annual Termite inspections carried out. Some of the waste water pipes under the floor from the Bathroom and Kitchen are made of Galvanised pipe. In time these types of pipes will eventually rust closed and will have to be replaced with PVC pipe. It is not possible to tell when this will have to be done without pulling the pipes apart. See a Plumber for more advice.
The floor on the down stairs rooms to the Eastern side of the room has moisture damage and is going to need repair work carried out. Seek costing and advice on how to repair from a Builder. The soil under the house on the Eastern side is very damp. The soil on the outside of the building will need to be dug away so air vents can be installed and work efficiently. This is causing mould to the underside of the floor by not having air flow. Seek advice from a Builder.
The roof cavity appears to be in a good condition. The house appears to have been built using cypress timber to the wall and roof framing. Cypress is a naturally Termite resistant timber and there will be less chance of any structural damage if there is an attack. In saying this, Termites will still eat timber mouldings, plasterboard and joinery cupboards if they do get into the house. The roof tiles to this building appear to be in a good condition. When the roof was constructed there was no paper sarking installed under the roof tiles. It is not compulsory to have Sarking to a tiled roof that is over 20 degrees in pitch. The idea of paper sarking is to catch any rain water that may splash under the roof tile and direct the water out to the roof gutter. If there is no roof sarking there may be a chance in heavy rain conditions that you could get some water on your ceilings. Seek advice from a Roof Tiler if you need more information. The fibro to the walls and ceiling could be possible Asbestos. See foot notes for more details.
There are several small maintenance jobs that will need to be addressed, such as doors catching and locks need adjusting. Have a Carpenter fix these issues. Not every maintenance defect has been noted in this report. There has had major water damage to the base of the Kitchen cupboard. The kitchen will need to be repaired. Seek advice from a Cabinetmaker. With houses and in particular older style houses, it will not be possible to note every defect. Whilst all effort is humanly made to identify problem issues for you to be aware of, there is a high possibility that some defects will be missed, whether it is an obvious or hidden defect. Some of these defects do not become apparent until the house has been lived in, that may have been missed in the report.
TOOWOOMBA HOUSE INSPECTIONS & REPORTS Foot Notes Asbestos was used commonly in the Housing Industry around the years of 1940 to 1990. It was used in many building products such as fibro and is safe when left painted and untouched. If it is broken or sanded it can cause the Asbestos dust to become air born and if inhaled can become harmful to your health. If you ever do any renovating it is advisable to get a sample tested before starting any work. It can only be done in a lab to confirm type of material. Contact the following company to get a confirmation test. Test cost approximately $50.00 Parson Brinkerhoff 07 38546222 Lead paint was used in houses up to 1985. If sanding the paint work it is advisable to get a test kit from a paint store as Lead paint can be harmful to your health. Meanings Immediate Recommendations - Items that should be addressed or rectified promptly. Future Recommendations- Items that need to be addressed rectified or brought to your attention. To be fixed when time allows in the near future. Summary - An overall comment on the building summed up in a few sentences. It is recommended to check the smoke alarms and safety switches so they are still operating as intended once hand over is finalised. On houses that have been lived in before, there will be dirt marks, blemishes, chips on paintwork, bumps, dents and scratches on surface areas. These problem areas will not be noted in the report unless there is a major problem area to be addressed. Ensure water does not pond against the house. During rainy conditions walk around the building and inspect to see that water is flowing away and not towards the house. Divert the water away if this does occur. Seek advice of a Plumber or Builder. Whilst Jeff Boatfield does not claim to be a Plumber or an Electrician, any comment made does not necessarily mean it has been done to the Australian standards or by the council bylaw requirements. The comment is give only as a general visual appearance of the associated item. For further advice see the appropriate trade. These comments are compared to houses of a similar age and not compared to a new house. In older houses it would be normal to have defects but may be still rated as good, where as a newer house would be expected to have less defects and be in a better condition. Comments have only been made to the rooms were there are defects or issues arising. If there has been no comment made in the report, then at the time of the inspection appeared that this room is in a satisfactory condition. Jeff Boatfield trading as Toowoomba House Inspections and Reports will not be held liable for any repair or rectifying work or any form of financial compensation for inspection work done with compiling this report on the mentioned property that may have been not noted or mentioned in this report.
Timber types used in houses Cypress - This is the best timber to use inside a house. Cypress is a natural Termite resistant timber. If used outside and it is in the weather, it will eventually develop Dry Rot occurring after a period of time. Hardwood - This is a very good structural timber, as it can be used outside in the weather and will take a long time for Dry Rot to occur. Termites will eat Hardwood if there is no other softer type of timber in that area. Pine - This type of timber is susceptible to Termite attack. This timber is used a lot in houses and is fine as a truss and wall framing timber. With this timber it is very important that the Termite Management System is in place and annual Termite inspections are carried out. Pine is not a good timber to be exposed to the weather as it will rot away very quickly. Treated Pine - This type of timber is a pine species but has been treated with chemicals to stop Termites from eating it. This timber is the most common timber used in the construction of houses. The chemical used is meant to last for 50 years before it breaks down. It is still important to have annual Termite inspections carried out. Insulation Paper mulch insulation is very commonly used in houses. It will give a rating of around R2.5 / 3.0 depending on the thickness of the mulch. In houses constructed to today s standard, it is a minimum requirement to have at least R3.5 plus. This is determined by the house design. The requirement of paper mulch insulation is that it cannot be flammable. To test this material, a large handful of the mulch is set on fire with a gas flame torch until it starts to glow red hot. The flame is to then self-extinguish within 15 seconds. If this happens it will then meet the Australian Standards. It is very important if there are Down Lights in the ceiling that they are not covered over nor have insulation within 250mm of the light. The lights will need to have a guard or shield around the light to prevent the insulation from blowing onto the light bulb. If this does occur, there is a high risk that a fire could start in the ceiling space. It is advisable to have the insulation tested by an Insulation installer to confirm that it is to the standard.
Toowoomba House Inspections & Reports Information Statement The Consultants written report is for the Clients purpose only. Whilst all effort is given to try to detect water leaks from pipe works and roof coverings and any electrical issues, it is recommended to have a Plumbing and Electrical Inspection carried out on the building. It is recommended to have a Solicitor do a council search on the buildings on the property. If there are insulation bats to the ceiling space, it may not be possible to tell if there is sagging to the ceiling sheets or any defects that may be covered by the bats. Not all of the roof cavity will be inspected if there are restrictive access areas or safety issues (Snakes or excessive spider webs) This is a visual inspection only and is not an intrusive type of inspection. (There will be no dismantling of the building to investigate, unless given permission from the seller of the property.) The report does not cover the following areas, Termite, Electrical, Plumbing, Engineering, Swimming Pool Inspection and Council issues. It is recommended having the above mentioned Inspectors report on the property being inspected. The Inspector will not be responsible for moving any type of furniture, objects or personal belongings and will not visually inspect that particular area. While all effort is given to inspect the property thoroughly, it is possible that some items or defects will be overlooked or not noticed and will not be reported. Jeff Boatfield trading as Toowoomba House Inspections and Reports will not be held liable for any repair or rectifying work or any form of financial compensation for inspection work done with compiling this report on the mentioned property that may have been not noted or mentioned in this report. Refer to Australian Standard AS4349.1 2007
TOOWOOMBA HOUSE INSPECTIONS & REPORTS If you need any work done to your property, this is a list of Tradesmen that I use and recommend. I do not receive any commission from these people for referrals and take no responsibility for their work what so ever. Before engaging any work, ask for a quote or an estimate and what is included in the price. Carpentry Work Harry Wheeler 0427 703 258 Builder Jed Rodgers 0448 118 063 Builder Jay Schwerin 0438 177 363 Electrician Dean Hollonds 0422123 498 Electrician Brett Ebnetor 0418 795 619 Plumber Paul Flanagan 0418 717 321 Plumber Derek Holstein 0409 795 169 Plasterer Small Jobs- Pat Wilson 0427 309 345 Plasterer Larger Jobs- Rob Bellinger 0419 782 911 Painter Justin King 0418 788 835 Bricklayer Ross Long 0417 748 583 Floor Tiler Gavin Williams 0418 453 319 Floor Tiler Paul Jurgs 0400 018 773 Roof Tiler Paul Collins 0418 716 548 Bobcat Work Steve Brosnan 0428 724 994 Concreter Steve Walk 0417 704 740 Cabinetmaker Focus on Kitchens 07 4633 0069 Fencer Chris Whale 0428 148 526 Air Conditioners Craig Parkin 07 4638 4565 Shower and Flyscreens Bradnam s 07 4634 5360 Handyman MJ Handyman Solutions 0424 646 026 House Re Stumping Jim Jennings 0439 779 695