3289 WrightThermo Pro Inspections Ltd Residential Property Inspection Specialist Date: Time of Inspection: Weather: Property Inspection: Address: Client: Email: Inspector: 8th March 2010 9.00am Fine Pre Sale 22a Wright Road Point Chevalier Auckland Noel Compton Tim Smith Phone: 0800 INFRARED 463 727 Email:
[email protected] Postal: Thermo Pro Inspections Ltd 17 Fulljames Ave Three Kings Auckland 1041 3289 Page 1 of 13 Reference number: 3289 Wright TABLE OF CONTENTS: Inspection Instructions Inspection Equipment Weather-tightness Observations Areas of Concern Maintenance Observations. General Observations Summary General Information Certification Plaster Cladding Maintenance Guide PAGE 2 3 4–6 7 8 9 10 11 12 13 Instructions: Thermo Pro Inspections were commissioned by the property purchasers to carry out a Pre-purchase builders report on the property owners to carry out a Pre-sale builders report on the property for prospective purchasers. The building report needs to be transferable to prospective purchasers The builders report has to include Thermo Pro Inspections $2M Professional Indemnity Insurance Cover. An Infrared Leak Detection Inspection has been commissioned as part of the Builders Report. Thermo Pro Building Inspectors are fully trained ISO Qualified Thermographers and are qualified to perform this inspection. The Thermo Pro Building Inspector took the liberty to move Items of furniture and personal possessions that we deemed necessary to carry out a comprehensive inspection of the property with the emphasis on the weather-tightness of the property. The Thermo Pro Building Inspector took the liberty to lift carpet to examine the flooring in the corners of rooms, under windows and any areas that they felt it was necessary. Page 2 of 13 3289 Wright Thermo Pro Building Inspections Equipment For non invasive moisture testing Thermo Pro Building Inspections use the Gann Hydromette Uni1-B60 moisture meter with a material moisture measurement up to 120mm. The Gann Uni1-B60 Moisture Meter is a Dielectric Moisture Meter, the Dielectric Reading for Moisture is 80 dielectric, readings of below <45 are normal. For invasive moisture testing Thermo Pro Building Inspections use the Protimeter Moisture Meter. For the Infrared Leak Detection inspection Thermo Pro Building Inspections use the Flir T200 high spec Infrared camera. Thermo Pro inspectors are trained ISO Qualified Thermographers. Page 3 of 13 3289 Wright Weather-tightness Observation: The property inspected is clad with fibre cement board and vertical battens. Horizontal joints are correctly flashed. The building has extensive areas of acrylic roofing to the exterior including a fully covered porch and outdoor covered areas for storage and drying washing. Garage is converted to accommodation The joinery is aluminum in average to poor condition. See Maintenance page for details. Some of the joinery has correct head flashings. The joinery without head flashings is protected by eaves or acrylic roofing. Page 4 of 13 3289 Wright Weather-tightness Observation: The roof inspected is corrugated iron in good condition. The Acrylic roofing is in good condition. Gutters and downpipes are adequate for roof area. Flashings are correct, gutter guard is fitted to some of the gutters. Roof penetrations are correctly flashed. Page 5 of 13 3289 Wright Weather-tightness Observation: Image shows surface moisture (Dew) on left. Inspection was concerned with the penetrations on the right where handrail is fixed through the waterproof membrane. Inspection below the area found no indication of deterioration of the plywood substrate. Recommend: As preventative maintenance. Ensure the handrail penetrations are correctly sealed and flashed. Infrared inspection of the external walls and ceilings detected no thermal anomalies. Internal framing and lintel above window is clearly visible in the images above. Page 6 of 13 3289 Wright Areas of Concern: There were no areas of serious concern or deterioration other than common maintenance issues. Page 7 of 13 3289 Wright Maintenance Observations: The main kitchen area was inspected there is a missing cupboard door. The drain for the deck upstairs needs to be kept clear of debris. Joinery is in need of general maintenance, some seals need replacing. Inspection of the subfloor has found a leak in a plumbing fitting below the kitchen. There is no sign of moisture in the adjacent floor or framing. Inspection of the joinery found many of windows had no head flashing. In most cases these are weather protected. The upstairs bedroom on the S/West side is exposed. Moisture meter readings taken inside were normal at time of inspection. Recommend: Install a head flashing as preventative maintenance. Page 8 of 13 3289 Wright General observations: The property has good security with security screens on many of the external glass doors. Kitchens installed in the main house and lower level were inspected. Cupboards and fixed appliances checked for correct operation. External electric hot water system is installed. All bathrooms and ensuites were inspected checked for moisture egress. Moisture meter readings were normal at time of inspection. Page 9 of 13 3289 Wright Summary Notes: The property is in average condition for its age, style and building material. Cladding The Cladding is Fibre Cement Plaster System direct fixed to the framing. The joints in the cladding sheets have PVC jointers with horizontal metal flashings. Some areas of the cladding have vertical timber battens. Plaster cladding systems require special maintenance and painting, see the back page of this report for details. Roof The roof system is Longrun Corrugated iron in good condition. The roofing material is correct for the pitch of the roof. Flashing are correct for their application and are adequately sealed. Roof Space: The roof space was inspected using infrared camera there were no obvious signs of significant moisture ingress or significant damage at the time of inspection. There were no obvious signs structural alteration. Insulation was present and indications are that it was adequately installed. Sub-floor: Sub-floor inspection showed no obvious signs of structural alteration. Timber piles and bearers had good verticality and alignment for the age and style of the property. Sizalation vapour barrier was present and appeared in good condition. Indications are that the flooring is particle board with no obvious significant signs of damage. Some areas of flooring appeared to be pine boards. Where possible the plumbing pipe penetrations were inspected, there were no obvious signs of moisture egress or significant damage at the time of inspection. Non-invasive moisture readings: Non-invasive moisture meter readings using the Gann Uni 1-B60 moisture meter were taken around all windows and external doors. All readings were within normal levels. The Gann Uni 1-B60 Moisture Meter is a Dielectric Moisture Meter, the Dielectric Moisture Reading is 80 dielectric readings of below <45 are normal. Infrared Inspections: Infrared Inspections using Flir T 200 Infrared Camera of all external walls taken internally showed no thermal anomalies. Page 10 of 13 3289 Wright GENERAL INFORMATION Scope of inspection: Under the Standards NZS 4306, the scope of the Inspection is limited to a visual inspection of the components of the building, which the inspector has reasonable access to and being in their clear line of sight. The report shall include grounds, retaining walls, house exterior, structure, foundations and sub-floor area, roofs ceiling space, security, plumbing summary, electrical summary, heating summary, interior summary of rooms, checking for the operation of all doors and windows is also included. The purpose of the property inspection is to identify significant defects visible at the time of the inspection, the report shall reflect conditions as found on the day of inspection only. Minor fault or defect as described in the NZS 4306: a matter which in the view of the age, type or condition of the residential building, does not require substantial repairs or urgent attention and rectification and which could be attended to during normal maintenance. Note- minor defects are common to most properties and may include minor blemishes, corrosion, cracking, weathering, general deterioration, unevenness, and physical damage to materials and finishes. The inspector shall consider when making the assessment, matters such as instability, weather tightness risk and the standard of workmanship. Limitations:Any areas that are concealed, contained, inaccessible, or cannot be sighted, due to walls, wall linings, ceiling linings, floors, paths, soils, gardens, insulation, furniture, stored items, systems, vehicles, personal items, or any other object will not be inspected or included in the report. The client shall assume all risk, for any condition or problems that may be concealed at the time of the inspection. No item shall be dismantled, moved, or dislodged during the inspection, and there will be no destructive testing undertaken. Reasonable access: Areas where safe , unobstructed access is provided and the minimum clearances specified in table 1 are available; or where these clearances are not available, areas within the inspectors unobstructed line of sight. Note- It shall be clearly stated if no access was available, or access to limited areas only was available at the time inspection was carried out. Area Access manhole mm Roof Space 450mm x 400mm Sub-floor 500mm x 400mm Crawl Space mm 600mm x 600mm Vertical Clearance Timber Floor; 400mm* Concrete Floor; 500mm Accessible from a 3.6m Ladder Height Accessible from a 3.6m Ladder Roof Exterior *From underside of bearer Page 11 of 13 3289 Wright Certification: I hereby certify that I have carried out the inspection of the property at 22a Wright Road Point Chevalier Auckland Ref: 3290 in accordance with NZS4306:2005 residential property inspection and I am competent to undertake this inspection. Professional Indemnity Insurance Cover $2M Insurer: American Home Assurance Company Signature: Date: 10th March 2010 Inspector: Tim Smith Director Thermo Pro Inspections Ltd Member Master Builders Association Member Building Officials Institute of NZ Limitations: The client shall assume all risk, for any condition 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 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 bylaw, nor is the report a warranty against any problems developing after the date of this report. Refer to the NZS4306:2005 for full details. There is no insurance cover on this property inspection until payment in Full is Received. Page 12 of 13 3289 Wright Plaster Cladding Repair and Maintenance Guide Cladding Maintenance: Regular maintenance is essential in maintaining the water tightness and longevity of all cladding systems. Regular cleaning (at least annually) of the paint coating is required to remove grime, dirt and organic growth and to maximize the life and appearance of the coating. Grime may be removed by brushing with a soft brush, warm water and detergent. The HouseWash Company 0800HOUSE-WASH 0800468 739 Paint system must be re coated at approximately 5-7 year intervals in accordance with Plaster system manufacturers instructions. Annual inspections must be made to ensure that all aspects of the cladding system, including the coating system, plaster, flashings and any sealed joins remain in a waterproof condition. Any cracks, damaged areas or areas showing signs of deterioration which would allow moisture ingress, must be repaired immediately. Repair and Maintenance of cracks: Cracks under 2mm wide can be painted over using an Elastomeric Paint after correct preparation and cleaning of the affected area. Paint available form Dulux Trade Stores. Kingsland Branch (09) 379 4922 Henderson Branch (09) 836 3492 Glenfield Branch (09) 443 0186 Cracks over 2mm require filling with a Dap MS Elastomeric Sealant. Sealant is available from Plaster Systems Ltd Trade Shop Penrose 121 Diana Drive719 Great South Rd Significant cracks require the plaster system to be ground off and reinforcing fiberglass mesh fixed and plastered over. Page 13 of 13