04-ComSpec Property Inspection Report - Sample

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Inspector: Roald Olivier Cell No. 082 495 4526

Inspection Date: 02 June 2011 Time: 09:24

Client: Another

Email: [email protected]

Comprehensive Property Inspection Report

The objective of the technical evaluation is to establish cost of budget for the 2010 / 2011 financial

year. A 30% building cost escalation for the following year are inclusive of the cost calculations and

should not be compared with current price structures.

The inspection covers the following areas and feedback with visuals will be supplied in the problem

areas that need attention in the coming financial year.

Structural,

Primary Property Description

This shopping complex with a gross GLA of 48 720m2

with 3 levels of retail and 2 levels of parkingdecks.

Structural Integrity

Structural integrity of the building is sound no

physical evidence of any movement could be

found especially in the section after the building

extension was completed in May of the previous

year. A special request was raised for feedback in

this specific section a board member had a

specific concern with the structural design and

method 2 years back during development.


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Roofing

A very weak cement mixture was used with no

bonding agent [Flexement] when these ridge tiles

where installed. After 5 to 7 years the thermal

movement between the tiles and aging of the

poor grouting cement, the cement grouting

becomes brittle and breaks up. On a normal roof

this will eventually cause water leaks with minor

to medium damage. In the case of a steep

gradient as on the towers, above 70' deg, this

scenario becomes life threatening. The only factor

that keeps the towers ridge tiles from sliding

down on to a persons head or a car are a slight

amount of friction, the design of the tile and mostly the weight of the tile. With strong winds

during a storm these factors reduce with just enough movement from the wind will cause a tile

loosen its grip and fall. This has happened in the past on the main tower. Falling cement grouting is

visible around the smaller towers as well. The ridge tiles have never been waterproofed.

Measured and calculated length of ridge tiles = 480 linear meter . With average width of 400mm. =

[ 480 x 0.4 = 192m2 ]. The correct method uses 2.5liters/m2 [ 192m2 x 2.5 = 480l ] Totals: [

R680/20l = R34/l x 480 = R 16 800 ] ; DURAMESH 20m/roll [ 480lm 20m/roll = 24 ] including

100mm overlap; [ 30 x R26.50 = R 795] Labor @ [ R45/m2 = 192 x R45 = R8640 ] Final total = [ R16

800 + R795 + R8640 ] Estimate of --> R 26 235.00

The roof valleys are in urgent a urgent state of

repair. Applying membrane from Duraline and a

final coat of ROOFCRYL for UV protection and

finishing. The bulk of the work should be covered

by funds generated from the insurance claim and

would require a yearly coat of ROOFCRYL to

maintain 100% waterproofing capabilities. The

yearly maintenance coat should never be

wavered, it is the key to maintain a sound UV

protected and waterproof system.Measured and

calculated length of valleys = 285lm. With

average width of 400mm. = [ 285 x 0.4 = 114m2 ].

The correct method uses 2.5liters/m2 [ 114m2 x 2.5 = 285l ] Totals: [ R680/20l = R34/l x 285 = R 9

690 ] ; DURAMESH 20m/roll [ 114lm 20m/roll = 6rols ] including 100mm overlap; [ 10 x R26.50 =

R 265 ] Labour @ [ R45/m2 = 114 x R45/m2 = R 5 130 ] Final total = [ R 9 690 + R265 + R 5 130 ]

Estimate off --> R 15 085.00


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The durbigam torch on are in tack over 90% of

the slab's surface. The durbigam has had no

additional maintenance over the past 5 years.

The lifespan of any waterproofing application

depends on the maintenance on a yearly basis.

The section of the slab above the Standard Bank

foyer has just been completed with repairs to

some sections and applying a coat of UV

protection. Total of 720 m2 was covered by

insurance money.

The corrugated roofs are intact in this section and

have no corrosion problems. There are however

areas with very strange repair methods there are

actually puddles of water forming under the

pieces of flashing. These need to be stripped off

and sealed with a back flashing extending all the

to the ridge of the roof.

In this section of the roof the clip locks are

defective only a 5 year warranty was given; the

roof is 8 years old. The whole roof could be

blown off in a fair to moderate storm. The roof

need to be put back in to place and secured with

a product called tiedowns. A section of this

tiedowns is manufactured from steel cable and

will compensate for thermal expansion.


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Waterproofing

Whatever method of waterproofing was used are

beyond me. There are quite a few areas that the

flashings and termination leaves a big ? A true

cost will be very difficult to calculate [REPAIR

METHOD 1] Remove termination inspect

polyurethane and flashing bondage if intact

replace only termination membrane @ R 35,00

l/m calculated on 33% of total of 1200meters = R

13,860. [REPAIR METHOD 2] Remove termination

membrane remove flashing clean out termination

groove, re-cut where needed install new flashing

re-seal polyurethane and replace termination

membrane @ 33% of 1200l/m @ R 68.00 l/m = R26,928. [REPAIR METHOD 3] Flashing and

termination are intact and need only a maintenance coat 396lm = 118m2 5 =23.6l @ R34.00/l =

R 800

Parapet walls are incorrectly sealed, On top the

membrane applied should have gone a minimum

of 100 mm over both the inside edges to form a

complete waterproof capping , if you enlarge the

photo you will notice two cracks in the inside

corner going across, breakdown of the

waterproofing has already started and every time

it rains water penetrates more and more into the

cracks

The slab forming the roof of the tenant parking isleaking badly drip trays are evident of this all over

and are a short term solution. The tarmac on the

parking need to be re-sealed, drip trays was

installed but is not solving the water leak that will

deteriorate the strength of the slab.


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The concrete slabs durbigam water proofing are in a desperate need for repairs in certain areas

an overall UV protection coat applied on a yearly basis will save the waterproofing and

replacement cost of over R 2,000,000.00 going by Dale's Construction and Waterproofing .

[Method 1] are to use a bituas filler, covered by a membrane and a polyurethane sealant and a

final coat of UV stabilizer this is a shorter solution and no ponding should be allowed on the slab.

[Method 2] Strip all previous durbigam dry prepare and apply new 4mm torch on with 2 coats of

UV stabilizer. Followed by a yearly maintenance coat.

Coping Tiles on Parapet Walls

The joint sealant that was used has dried

out and cracked allowing water to

penetrate into the parapet walls. These

coping tiles will be removed during the

revamp to seal the copings or parapet walls

will be a at cost of R 34.00 lm @ 286 meters


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The ingress of water into the plaster is evident with the mud cracks forming on the plastered walls.

This is a tell tale sign of what moister is capable of and if not attended you might end up replacing

all the plaster on such a wall depending on the degree of deterioration. The repair cost now are

around R 8.00 to R 14.00 per m2 as with replacing the plaster it could run up to R 37.00 to R 56.00m

2.

Wood Work (Roof Trusses, Doors Ext)

No gutters were installed during development

and this is a common defect from this type of

building structure. There are a range of products

that can be applied annually that will keep the

exposed roof structure in a top condition and

insect free.

Although the door shows water and infrared

damage this is only service and if treated now the

cost of replacement will be saved.

Exterior door to be sanded down to prevent

further deterioration. Sand down and apply 2

coat sanding sealer (4-6 hour drying time

between coats) and finish of with 1 coat

WOODOCK or DURAM WOOD SEAL applied

annually will keep the exposed exterior doors in a

top condition.


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Decorative Coping Tiles

Porcelain tiles was used as coping tiles for aesthetic value a normal practice in the buildingindustry, due to the incorrect installation (but joining the tiles) there are no gap left for thermal

expansion the only way is upward forcing, The adhesion cannot withstand this force and will give

way. Although the tile has a 0% water absorption rating contractors tend to forget about thermal

expansion a minimum gap is 4mm on a 450 to 500mm tile. The consequences are twofold, a

fourteen kg tile into somebodys head and water ingress into the parapet wall damaging paint and

plaster.

Access and Security

The external doors in the delivery yard are in

such a state of poor maintenance the complete

replacement of the doors plus the door frames to

be done during the upcoming revamp.


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The palisade fence around the tenant shaded

parking are in dire straits for rust proofing and a

coat of paint

Contracted price at R 38.00 per l/m ate

acceptable.

Electrical Conditions

As indicated on the main incomer amp meters

the 3 phases are fairly well balanced on the

running as well as the max demand for a centre

as old as this, its actually surprising. Most of the

meters are still a Class 2 meter and are inaccurate

compared with the new class 0.5 meters with

communication capabilities. This is crucial for an

accurate recovery. The yearly HT, LT services and

infrared reports are in order and up to date.

Services and inspections are carried out every

January.

Plumbing Conditions

The galvanized pipe in the mall are fairly rusted

and at stages the drainage As can be seen on

the visual, pipe work had to be re-routed becauseof rusted pipes not able to unblock. The safest

way to do a actual cost calculation on the sewer

and drainage system is to do a full inspection

whereby you send a camera down the sewer

lines t do a visual inspection and at the same time

acquire measurements if and where needed. In

conjunction with this you x-ray test the wall

thickness of the water lines in a few places (same

type of test that is used to test gas lines or

pressure vessel tests) It might cost around R 4,000 to R9,000 if used as a preventative measure itmight just help to make the correct decision in the long run.


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Fire Equipment

As can be seen the main hydrant valves are

within in its statutory 3 year service cycle as is the

other fire equipment within the yearly servicing

cycle. As per the OSH Act.

A Truck took out a Hydrant line and the hydrant

pipe was hidden in the garden. This to be

investigated why it was not reported and

repaired immediately, repair cost around of R

1150.00. The hydrant was moved 2 meter back to

a safer position. The new position are within the

guidelines of ASIB and the rational fire design of

the building as approved by local authorities.

Lift Services

The lift service contract is in place and running.

The services are carried out as per the standardSLA agreements and to the SABS Regulations on

moving machinery.

The contractor should note on finer detail and

take it up with their servicing department. An

official complaint was lodged and a 7 day notice

period issued to comply.


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Windows

Window frames was poorly sealed or never

sealed at all. Remove all existing sealant, remove

plaster at a width of 15 - 25mm and depth of 10

15 mm parallel to the window frame on the

outside, apply 1 coat DURA BOND to create a

strong bonding surface between the newly

opened plaster and the new sealant (Polysulfied

or one of the other various silicon compound

paintable sealant available on the market) This

was the main reason for all the water damage

and dampness inside the building.

Ceilings and Voids

Internal walls at passages, in public toilets and

The Standard Bank foyer obtained water damage

due to the Durbigam around the skylights not

maintained and started to leak. Prepare and

paint 384m2 one cote super acrylic from

DURALINE or DURAM. In areas that where poly

filler was used prepare with one cote of bondingliquid if SKIMRITE was used no other preparation

needed 384m2 @ R45.50 m2 total cost [R

35.50m2 final cote + R 10/m2 preparation]

Walkways and Paving

A small area with minor repair to the existingpaving these types of repairs can be done

successfully and are normally low cost. However

if this sagging of the paving are other than poor

installation or compaction the cost will change. I

suggest further investigation to ensure it is not a

leaking storm water drain or something similar

calving away below the subservice of the paving.


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Conclusion

Above illustrated defects some minor others critical are a true state of conditions on date of

inspection. The report is technically complete and covers all defects that were visible on date of

inspection. The intentions of such a report are informative and to the requirements of the OSH

Act, JHI, Broll and other statutory bodies laws and by-laws.

The rest of the buildings services and SLAs are in place and up to standard all service documents,

registers and certificates for Air-Conditioner Service Records and Filter Replacement Registers,

Electrical COCs, Emergency Generator Register, Extraction Canopy Services, Smoke Detection Test

Certificates, Hygiene Registers, Pest Control Service Records, Lift and Escalators Service Records,

Fire Equipment Register & Service Records and Cleaning Registers are all on site and available for

viewing.

This type of report is compulsory for property management companies in the likes of JHI & Broll for

whom I worked just over seven years.

04-ComSpec Property Inspection Report - Sample

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