Objective of Inspection
The objective of this inspection is to provide an intricate description, overall impressions and observations of the building, possible significant defects and faults found in the building and the state of the building elements. The inspection carried out was non-invasive (Charles, Chen and Wellington, 2012), that is, it covered building elements that were visible to the eye and excludes items that are concealed (e.g., wiring, ventilation, heating, drainage, plumbing, framing or flooring) or may be required to be moved and may cause obstruction to access or visibility (e.g., furniture, appliances, debris, soil, vegetation, vehicles, personal property or floor covers). The building owners have assumed that for purposes of this inspection the assumption he is liable for any concealed risks or defects that are found in the period of inspection. No dismantling or destructive testing will occur during the inspection. No appliances will be tested.
Any recommendations presented in this report are made on suggestion basis only. The building owner is obligated to ensure that the appropriate actions are implemented to satisfactory standards (LLB, 2012).
Reasonable access
Reasonable access is defined by NZS4306-2005 as the unobstructed, safe access provision and the least space requirements listed in Table 1 are present.
|
Area |
Access manhole (mm) |
Crawl Space (mm) |
Height |
|
Roof space |
450 x 400 |
600 x 600 |
Accessible from a 3.6m ladder* |
|
subfloor |
500 x 400 |
Vertical clearance: Timber floor = 400** Concrete floor = 500 |
|
|
Roof exterior |
Accessible from a 3.6m ladder* |
||
|
*or such other means of access that satisfy OSH requirements ** From underside of bearer |
Table 1: Minimum clearance requirements
(Building Structure Inspection standards)
In cases where the least space requirements are unavailable, the expanse in the inspector’s field of vision is considered for inspection. Situations where none of the circumstances stated are existing during the time of inspection; it shall be brought to notice in this report.
The following items will not be included in this report: local zoning, soil conditions, geology structure, construction regulations, asbestos, formaldehyde, engineering analysis, electromagnetic emissions, ecological risks, valuation of the property, restoration approximations, sheds, separate adjacent constructions, private water systems, any specialised electronic controls, saunas, septic tanks, water purification and softener systems, ornamental issues or hidden and latent faults.
All content in this report is private and may be of use solely by the building owners and not any other third parties. Any assertion questioning the accuracy of this information can be directed to the inspector for failure of abiding to the Standards of Practice outlined in NZS 4306:2005.
The building structure is a self-contained maisonette containing three bedrooms. The materials used for construction are masonry and concrete for the structural elements, timber, and treated wood for the floors, ceiling, flashings and wall finishes and steel roofing sheets. The house is located in a rural neighbourhood context; the large compound has many trees that are also planted along the boundary line. The building structure is set on the northwestern part of the property, exposing the southeastern façade to ample sunlight for most part of the day. The slope of the land is gently undulating.
Reasonable Access
The building structure has low energy needs since it relies on daylight for majority of the lighting needs and is relatively warm due to the use of wood for interior cladding. However, some rooms have small windows that allow limited daylight into the building.
Inspection for moisture was carried out in a non-invasive method as described in the scope. Areas that were surveyed include doors, windows, plumbing fittings, accessible areas along the exterior walls. Moisture contents in these areas were measured by a standard industrial ‘Protimeter’ moisture meter. This device provided indications on any moisture fluctuations detected along the walls, wall linings or framings (Leung, Sing & Chan, 2015). The resultant data findings were assessed in consideration of the height level in context, location, substrate findings and the surroundings. The results are shown subsequently in this report. This scanning method does not, in any way, serve as a guarantee of weather-tightness since levels will vary in different locations of the house and exterior atmospheric conditions.
Maintenance is a critical factor that determines the lifespan of a building after initial construction. Any current state of a building structure can only be as good as its maintenance.
The assessment of the maisonette is as follows:
Past maintenance of the building: Satisfactory
Future maintenance expectations in regards to the materials and age: Average
General state in regards to category, time and anticipations of related elements: Average
Equipment
Garage adjoined steel structure
Shelter Two shed detected
TV antennae One sky dish
Clothing line six clothing lines noted
Mailbox Wooden and steel mailbox
Other solar panels detected on the roof (excluded from inspection)
Weather-tight risk assessment
The risks associated with weather-induced moisture will be considered as per the requirements listed in NZS4306:2005. This assessment will include known information on the dwellings and the defects will be listed later.
Floor levels two
Wind speed rating medium
structural connections low
Eave breadth 400mm
Complexity average
Decking average
Structure
Type single dwelling structure
Design level subject to architect and engineer design
Living orientation Southeast – Northwest
modifications significant structural remodelling on upper extension
Compliance some items do not comply with local standards
Majority of the building frames are not visible owing to linings and wall claddings. Assumptions made in this report are due to observation of the exposed areas. Recognised concerns will be identified in this report.
Category Assumed timber extensions, extensive concrete and masonry
State No visible concerns, however unknown
Building Structure Description
Management Fungicide and herbicide anticipated
Insulation assumed to be inspected during construction and refurbishment
Roof frame
Category Wooden
State Average
Technique Pitched roof
Management unidentified
Borer no visible concerns
Manhole position present adjacent to the kitchen and washrooms
Insulation fiberglass batts
Limitations
The framing is not visible, framing not fully lined
Recommendations
None
Exterior
Type Concrete slab
Condition Generally good
Interior
Access door N/A
Type Concrete foundation a part of the foundation
Condition Not visible
Joist/bearer condition none
Borer none
Ventilation irrelevant
Ground condition none
Flooring
Type wood panels on concrete slab
Condition No visible concerns, satisfactory
Treatment fungicide, herbicide and termite-proof spray
Borer none
Insulation not visible
Limitations
100 percent un-viewable
Recommendations
none
Aspects such as design, location, appropriate installation and regular maintenance will affect the longevity of the roofing materials even though all roofing materials have a prescribed lifetime.
Pitched roof
Type Corrugated colour steel
Condition Overall average
Flashings
Type Colour Steel
Condition Overall average
Design detailing Standard level, looks functional
Soffit/eaves
Type and size cement sheet, varying sizes
Condition Overall average
Fascia
Type timber
Condition Overall average
Chimney
Type masonry
Condition Overall average, looks sound
Limitations
The roof was not accessible by ladder
The skylight present on the roof should be considered for re-pitching, with addition of stringer flashings. The upper roof should be considered for an extension further towards the gutter and the downpipe extended with stronger spreader flashings.
The function of the exterior claddings is to protect the framework from the elements, its aesthetics add visual appeal to the building structure. There is a wide array of claddings to choose from, each with its own pros and cons.
Main type masonry and concrete walls forms the cladding system
Other types metal panels and weatherboards
Condition satisfactory
Finishes paint finish on plaster
Joinery steel and pvc framing
Flashings/trims average state
Design detailing poor, may to contribute to moisture entry
Comments numerous complex junctions and flashing systems make this building tough to evaluate
Recommendations
It requires regular maintenance and checks for the sealants on the joints and joists. No design changes are recommended since it will prove expensive.
The condition of the exposed plumbing systems will be assessed. Since this inspection is non-invasive, no demolitions will be carried out. Only the exposed plumbing elements will be evaluated. Pressure testing of the water in the piping was measured by use of a pressurised gas cylinder to test for leaks through hydrostatic leak test.
Moisture Inspection
Internal
Water pipes PVC (state: average)
Hot water system seems integrated with the home heating boiler (condition: average)
Age of cylinder unknown
Waste plumbing PVC (state: average)
Header cistern N/A
Ceiling drainage N/A
External
Water plumbing under floor underneath slab (not visible)
Gulley traps satisfactory
Gulley traps lids satisfactory
Storm water drains all seem to be working well
Guttering PVC and metal
Downpipes PVC
Driveway/ paving sump requires regular maintenance
Gas meter (position) N/A bottle supply
Toby (position) located at the front of the building
SITE DESCRIPTION
Grounds:
Setting Rural
Wind rating High
Structure wind protection Reasonable from trees and landscaping
Section slope level lying from Northwest to Southeast
Driveway Ballast
Paths Concrete slabs
Section run off Sloped away from dwellings, efficient drainage
External stairs N/A
Lawns & gardens Well maintained grass
Retaining walls N/A
Fencing Trees, shrubs and chain-link fence
No tests were carried out on the appliances. Majority of the water piping was installed in the wall cavities thus there was difficulty in measuring the pressure. However, attempts were taken at identifying faulty and defective elements.
Recommendations
Regular maintenance for all the gutters and drains to ensure that they remain clean and unobstructed
The tests for circuits and appliances were carried out in the presence of a registered electrical inspector. The machines used were voltmeters Faulty connections and defects were visually assessed and identified. However, faults that may be present behind the wall cavities may have not been detected since this inspection is non-invasive.
Power linkage overhead
Meter board location inside in hallway
State of meter board average considering age
Switch board fuse and breakers on meter board
Cabling materials seems partially rewired; some rubber coated circuits appear live
Alarm system motion sensor and alarm system
Alarm control panel inside in hallway
External lights motion censoring lights available
Security lights sighted at the porch, gate and at the boundary fence
Security door locks fitted on all exterior doors
Security window locks fitted on all exterior windows
Floor coverings sealed varnished timber, carpet and textured tiles for kitchen and washrooms
Majority walls linings masonry and plasterboard
Majority ceiling linings plasterboard
Joinery function good
Trims stained and painted timber
Heating ducted radiators, wood burner
Moisture functions slightly elevated
General comments:
Regular maintenance including buffing and applying vanish on wood finishes.
Types varnished timber flooring and steel frame
Conditions looks sound
Designs detailing poor, it is possible moisture ingress
General comments:
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Karl F. Schmid (PE, L., 2014. Building Inspection Manual: A Guide for Building Professionals for Maintenance, Safmentety and Asses. One ed. New York, USA: Momentum Press.
Leung, A.Y.T., Sing, M.C.P. & Chan, K.H.C., 2015. Mandatory Building Inspection: An Indepedent Study on Aged Private Buidings and Professional Workforce in Hong KOng. One ed. Hong Kong, Asia: City University Of Hong Kong Press.
LLB, C.V., 2012. Buying Property in Australia: A Guide for Non-Residents. One ed. Melbourne: Mortage Brokers.
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