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INSPECTOR GROUP Website: http://www.inspectorgroup.com.au

Inspector's email: [email protected] Inspector's phone: (04) 1460-7240

Summary

This report published on Friday, December 05, 2014 1:01:22 PM WDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

Concerns are shown and sorted according to these types:

Client(s): SampleProperty address: Sample Street

Sample WAInspection date: Friday, May 01, 2009

Safety Poses a risk of injury or death

Major Defect Correction likely involves a significant expense

Structural Defect Recommend repair and/or Replace in the future

Structural Recommendation

Correction is recommended to avoid further deterioration to the building structure or possible failure in the future.

Maintain Recommend ongoing maintenance

Evaluate Recommend evaluation by a specialist

of 6

STRUCTURALLY SOUND 3 Structural Defect - This section reports evidence of structure defects in the condition of the structural elements that was observed- The building is not structurally sound: This section should be corrected: Nr.08 Is not structurally sound Nr.12 Is not structurally sound Nr.14 Is not structurally sound Nr.15 Is not structurally sound Nr.18 Is not structurally sound Nr.21 Is not structurally sound Nr.22 Is not structurally sound Nr.26 Is not structurally sound Nr.27 Is not structurally sound Nr.31 Is not structurally sound Nr.37 Is not structurally sound Nr.38 Is not structurally sound Reefer to Section Nr. 7.6 of REIWA Contract: " Further deterioration of the building structure" " Unsafe conditions"

ASBESTOS 5 Safety, Comment - Based on the appearance of the age of this structure, the ceiling and some of the wall cladding material may contain asbestos. The EPA recommends leaving such material in place and undisturbed, and maintaining a paint coat for encapsulation. Modern cement-based siding with no asbestos content, often with a similar appearance, is available for repairs when needed. The client should be aware that this siding may contain asbestos when considering repairing or replacing it. At that time or before if the client has concerns, consult with a qualified abatement specialist and/or testing lab.

FOUNDATION- STRUCTURAL- MOVEMENT 6 Evaluate - From our visual examination of the property there is evidence of recent or ongoing foundation movement or subsidence cracking within the load bearing walls and foundations that would be indicative of this type of recent ongoing movement. This settlement crack next to the window probably occurred during initial footing settlement. Notice that the crack is wider at the top than the bottom of the crack. This suggests that the footing to the right of the crack has moved downwards; with further downwards movement as we move further from the crack itself. These conditions may have been caused by tree roots . Recommend to remove the tree near the foundation to stop further movement.

Comment Comment

Infestation No evidence of living wood destroying insects or organisms (Live bodies, fungal growth, etc.) in the house or roof constructure.

Damage little damaged areas caused by previous wood destroying insects, moisture or organisms (Rot, carpenter ant galleries, etc.) .

Conducive conditions Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

INSPECTOR GROUP SUMMARY

SampleFriday, May 01, 2009 Sample Street, Sample WA of 6

Maturing Trees and Vegetation;Maturing trees, bushes and other vegetation in close proximity to a home or building are a common cause of settlement. As trees and other vegetation mature, their demand for water also grows. The root systems continually expand and can draw moisture from the soil beneath the foundation. Again, clay-rich soils shrink as they lose moisture, resulting in settlement of overlying structures. Weak Bearing Soils;Some soils are simply not capable of supporting the weight or bearing pressure exerted by a building's foundation. As a result, the footings press or sink into the soft soils, similar in theory to how a person standing in the mud sinks into soft, wet clay. In such cases, footings may be designed to spread the load over the weak soils, thereby reducing potential foundation settlement. However, the majority of settlement problems caused by weak bearing soils occur in residential construction, where the footings are designed based upon general guidelines and not site-specific soil information.

EXTERIOR -FOOTINGS AND FOUNDATION 8 Structural Defect - There is no visible brick pier rods/bolts connected to the roof beams. Nowadays pier bolts/rods require fastening from the concrete footings to the roof beams to prevent movement to the pier or roof. Recommend to repair How to repair? Demolish and rebuild piers with steel columns built in or install RHS columns fixed externally to the brickwork mechanically fixed to the concrete and connected to the roof members Cost estimate: $ 2000-3000

EAVES AND BARGE BOARDS 10 Structural Recommendation - The overall condition of the fascias/bargeboards is poor. Severe wet rot decay is present to timber fascias and barge boards. Some replacement is required.

RETAINING WALLS 12 Major Defect - The boundary wall in the backyard of the propety has moved substantially and is likely result of an unstable foundation structure. This wall is clearly structurally inadequate and has bowed and is leaning considerably. It was noticed that some parts of the wall acting as a retainig wall. The existing wall is not designed to hold back soil A retaining wall is a wall built to hold back soil. It is required to support soil where a sloping site requires excavation and either there is insufficient room or it is impractical to batter the soil.

RUST AND CORROSION 14 Structural Defect - The lintels above the windows and doors in the facade are badly corroded and deformed. This appears to be due to moisture accumulation on the steel. As steel corrodes, it expands. The expansion of the steel has caused cracking in the masonry above the top corners of the windows and doors. Replacement of steel lintels and localized masonry replacement is likely to be necessary within the next few years. Although this is not a major structural concern, ongoing cracked of the masonry and the need for periodic repairs should be anticipated.

SUB-FLOOR 15 Major Defect - Some settlement (subsidence) has started to occur to the concrete support stumps and structural beams. The degree of settlement would be considered moderate to significant at this point in time. Future repairs will be required to maintain the house in a level condition eg. stump replacement will be required as some stumps already have significant packing where settlement of the stump has occurred eg. approximately 80 to 100mm of packing



ROOF SPACE/ ROOF STRUCTURE 18 Safety - Some electrical wires were not connected to any appliances or lights. The ends of the wires were just taped with electrical tape. 19 Structural Defect - This photo shows an underpurlin beam which is not strutted correctly and posing a structural fault with this roof frame.A major sag was evident to the underpurlin of the roof structure. It's recommend as a precautionary measure the introduction of a prop with a jacking strap bolted through the board at the top and bottom then jacked in the centre to provide a central upwards force is recommended. Also major deflection of the roof structure was noted. Some roof struts were noticeably buckling due to being over stressed. The client(s) are strongly advised to hire a qualified contractor to make repairs as necessary. Pushing or forcing structural components back into their original position is NOT recommended. Stabilizing the existing structure to avoid any additional potential settlement is all that is recommended Overstressed members can be strengthened to support additional existing imposed loads. 20 Structural Defect - Several Split timbers were noted. The split had occurred in strut and underpurlin. It should be noted that the strut near to the man hole has split more (more as 1/3) than would normally be expected and those timbers should be removed and replaced with similar size and strength piece of timber. 21 Structural Defect - Major tile fretting was noted to some terracotta tiles. This will continue to deteriorate and you should budget for their replacement in the short term. (approx 3-5 years) 22 Structural Recommendation - No surface contact was evident between the ridge board and plumb cut of the adjoining rafter(s). Although this defect has not caused any structural issues at time of inspection but it can weaken the structural integrity of the roof and is therefore included in this report. As shown in the following photos, poor connection can be seen in some locations. Pushing or forcing structural components back into their original position is NOT recommended. Stabilizing the existing structure to avoid any additional potential settlement is all that is recommended. It is difficult however, to see the failure from the photograph

INTERIOR WALLS, DOORS 26 Structural Defect, Comment - One vertical crack varying in width between 0,1 and 0,3 mm was observed in the load bearing wall near the window. The crack was approximately 800 mm long. Timber roof members above the location of the crack were therebefore investigated. A timber strut was observed near the location of the crack. Significant twisting or distortion was noticed and additional support to the roof structure is required as mentioned in roof structure section.

CEILING LININGS 27 Safety - Inspection of the roof space in the photograph above identified that the ceiling straps were fretted which had resulted in the plasterglass ceiling detaching from the ceiling joist framing. Ceilings that have sagged are not only unsightly they can eventually fall and become dangerous

SHOWERS AND BATHROOMS 30 Evaluate, Conducive conditions - Floor tiles installed in "wet" areas have gaps between them. The wooden subfloor beneath may be damaged by water intrusion. A qualified contractor should evaluate, make repairs if necessary, and replace flooring with a waterproof floor such as sheet vinyl in wet areas.

MOISTURE 31 Structural Defect - Rising damp noted in the master bedroom. The most probable cause is a failure of the damp proof layer. Salty efflorescence can be seen just below the paint. Left unattended for a number of years, the salt left under the paint surface will eventually erode the mortar causing a structural issue.



Moisture Level: Low 142 Digits = High What is rising damp? Rising damp is the vertical movement of moisture from the ground through porous building materials by capillary action, i.e. masonry-gyprock-timber-render etc. The moisture carries soluble salts from the ground, when evaporation takes place on the surface of the wall the moisture deposits the soluble salts into the surface of the wall. To get rid of rising damp Damp rising up horizontally through the brickwork can be professionally and reliably sealed using the Damp Cure injection method. This is a borehole injection techniques. It is highly effective, as confirmed by independent test reports from the Federal Institute for Materials Testing. Drying Out Time: Once the cause of the dampness problems have been satisfactorily cured there will be a drying time. It is generally considered that for every inch of wall and floor (25mm) a months drying time is required. Tiled floors and walls approx 5 times longer. That means it can take up to 2 years. How to read moisture meters (digits)? - 40 digits = dry +40-80 digits = damp +80 digits = wet

POOL PUMP AND FENCING 36 Evaluate - A metal barrier is installed surround pool. The fence high requires 1200 mm. Gates/ Doors Self-closing mechanism: Yes Less than 1200mm high? No Gape under and next to gate grater than 100ml/: Yes, Does not comply! Latch detective/ incorrect position? No

GAS LEAK 37 Safety - No gas odours detected. It was noticed that the gas appliances do not have cut-off valves installed. This is required under the current regulations.

ELECTRIC/ WIRING 38 Safety - The powerpoint socket in the kitchen works but shows a fault . Recommend an electrician to evaluate and repair as necessary. Tested with Power point and Earth Leakage Tester What will be tested: RCD 30 mA check, Wiring Test, Polarity check: Also the broken electrical power point box in the bedroom requires replacement 39 Safety - Wire splices in the roof space are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. Recommend a qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices. 40 Safety - There is an unshielded downlight in the roof void that will need to be rectified to comply with the clearances detailed in of this report. The downlights (s) are to close to the thermal insulation. The present insulation must be rectified so that it is fitted around the light fittings correctly as required by Australian Standard AS/NZs 3000:2007



INSPECTOR GROUP Website: http://www.inspectorgroup.com.au

Inspector's email: [email protected] Inspector's phone: (04) 1460-7240

Pre Purchase Building and Pest- Inspection Report

This report published on Friday, December 05, 2014 1:01:22 PM WDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. Other information: Our report only shows you the issues of the building. If something is not written, that doesnâ€™t mean that we didnâ€™t inspect it. If you have any questions about the report, please feel free to contact us.

How to Read this Report This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information. Concerns are shown and sorted according to

Client(s): SampleProperty address: Sample Street

Sample WAInspection date: Friday, May 01, 2009

Page 1 of 26

these types:

Inspector's name: Peter Hopfinger Structures inspected: Yes

1) Comment - WHAT IS STRUCTURE? Those parts of the building fabric which confer significant strength, stability, and integrity, such as roof carcassing, floors, walls, frameworks, and foundations form the principal structural elements. Non-structural fabric such as plaster, render, windows and doors can also help stiffen a structure but their contribution is not to be relied upon in a significant way. Structures are not uniform, and need only meet the standards of the year in which they were built or renovated. If the foundation is a slab type, we examine the visible portions on the interior surfaces and the exposed portions between grade and the exterior cladding. If it is a raised foundation, we either enter the crawlspace to inspect its structural components, or indicate in what manner it was evaluated. Similarly, we identify the structure of walls and the roof framing. We evaluated the foundation walls by examining the portions visible above grade on the exterior and from within the lower level. Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity of any structural system or component are not part of a pre purchase inspection.

2) - Terms on Which the Timber Pest Report was Prepared The purpose of this inspection is to assist the Client to identify and understand any Timber Pest and structural issues observed at the time of inspection. Scope of Pest Inspection This Report only deals with the detection or non detection of Timber Pest Attack and Conditions Conducive to Timber Pest Attack discernible at the time of inspection. The inspection was limited to the Readily Accessible Areas of the Building & Site (see Note below) and was based on a visual examination of surface work (excluding furniture and stored items), and the carrying out of Tests. If the Client has any doubt about the purpose, scope and acceptance criteria on which this Report was based please discuss your concerns with the Consultant on receipt of this Report.

Safety Poses a risk of injury or death

Major Defect Correction likely involves a significant expense

Structural Defect Recommend repair and/or Replace in the future

Structural Recommendation

Correction is recommended to avoid further deterioration to the building structure or possible failure in the future.

Maintain Recommend ongoing maintenance

Evaluate Recommend evaluation by a specialist

Comment Comment

Infestation No evidence of living wood destroying insects or organisms (Live bodies, fungal growth, etc.) in the house or roof constructure.

Damage little damaged areas caused by previous wood destroying insects, moisture or organisms (Rot, carpenter ant galleries, etc.) .

Conducive conditions Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

GENERAL INFORMATION

INSPECTOR GROUP Pre Purchase Building and Pest- Inspection Report

SampleFriday, May 01, 2009 Sample Street, Sample WAPage 2 of 26

3) Structural Defect - This section reports evidence of structure defects in the condition of the structural elements that was observed- The building is not structurally sound: This section should be corrected: Nr.08 Is not structurally sound Nr.12 Is not structurally sound Nr.14 Is not structurally sound Nr.15 Is not structurally sound Nr.18 Is not structurally sound Nr.21 Is not structurally sound Nr.22 Is not structurally sound Nr.26 Is not structurally sound Nr.27 Is not structurally sound Nr.31 Is not structurally sound Nr.37 Is not structurally sound Nr.38 Is not structurally sound Reefer to Section Nr. 7.6 of REIWA Contract: " Further deterioration of the building structure" " Unsafe conditions"

4) Comment - Did You sign a REIWA Contract? Section Nr. 7.6 of your REIWA Contract " Structural defects" means a fault or deviation from the intended structural performance of a building element and is a major defect to the building structure of sufficient magnitude where rectification has to be carried out in order to avoid unsafe conditions, loss of utility, or further deterioration of the building structure. Structural defects do not include any non-structural element, e.g., roof plumbing and roof covering, general gas, water and sanitary plumbing, electrical wiring, partition walls, cabinetry, windows, doors, trims, fencing, minor structures, non-structural damp issues, ceiling linings, floor coverings, decorative finishes such as plastering, painting, tiling etc, general maintenance, or spalling of masonry, fretting or mortar rusting

5) Safety, Comment - Based on the appearance of the age of this structure, the ceiling and some of the wall cladding material may contain asbestos. The EPA recommends leaving such material in place and undisturbed, and maintaining a paint coat for encapsulation. Modern cement-based siding with no asbestos content, often with a similar appearance, is available for repairs when needed. The client should be aware that this siding may contain asbestos when considering repairing or replacing it. At that time or before if the client has concerns, consult with a qualified abatement specialist and/or testing lab.

6) Evaluate - From our visual examination of the property there is evidence of recent or ongoing foundation movement or subsidence cracking within the load bearing walls and foundations that would be indicative of this type of recent ongoing movement. This settlement crack next to the window probably occurred during initial footing settlement. Notice that the crack is wider at the top than the bottom of the crack. This suggests that the footing to the right of the crack

STRUCTURALLY SOUND

ASBESTOS

FOUNDATION- STRUCTURAL- MOVEMENT



has moved downwards; with further downwards movement as we move further from the crack itself. These conditions may have been caused by tree roots . Recommend to remove the tree near the foundation to stop further movement. Maturing Trees and Vegetation;Maturing trees, bushes and other vegetation in close proximity to a home or building are a common cause of settlement. As trees and other vegetation mature, their demand for water also grows. The root systems continually expand and can draw moisture from the soil beneath the foundation. Again, clay-rich soils shrink as they lose moisture, resulting in settlement of overlying structures. Weak Bearing Soils;Some soils are simply not capable of supporting the weight or bearing pressure exerted by a building's foundation. As a result, the footings press or sink into the soft soils, similar in theory to how a person standing in the mud sinks into soft, wet clay. In such cases, footings may be designed to spread the load over the weak soils, thereby reducing potential foundation settlement. However, the majority of settlement problems caused by weak bearing soils occur in residential construction, where the footings are designed based upon general guidelines and not site-specific soil information.

Photo 6-1

Photo 6-2

Photo 6-3

Photo 6-4



7) Comment - The drainage at the right side of the property appears inadequate. As a result, evidence suggests that surface water has been ponding. Poor site drainage can create unstable foundations that may have an adverse structural effect over time. Rectification is required. Drains should be installed to divert seepage and surface runoff water away from the house. The drains should be connected to the existing stormwater drainage system. Also paved walkway is slightly raised at left side of house which pose a potential trip hazard or liability. Repairs are recommended for safety. These conditions have been cause by tree roots as mentioned above.

Photo 6-5

SURFACE WATER - DRAINAGE- WALKWAYS

Photo 7-1 Roots lifting pavers



Apparent wall structure: Cavity Brick Apparent foundation type: Crawl space, Concrete slab on grade

8) Structural Defect - There is no visible brick pier rods/bolts connected to the roof beams. Nowadays pier bolts/rods require fastening from the concrete footings to the roof beams to prevent movement to the pier or roof. Recommend to repair How to repair? Demolish and rebuild piers with steel columns built in or install RHS columns fixed externally to the brickwork mechanically fixed to the concrete and connected to the roof members Cost estimate: $ 2000-3000

9) Maintain - Some of the mortar joints to the brickwork is showing signs of deterioration. Once fretting mortar is identified it should be maintained to avoid any of the bricks coming loose and causing a structural problem to the property. Fretting mortar can be simple maintained by replacing the missing mortar with new correctly mixed mortar. Fretting mortar if identified in its early stages and maintained correctly will pose no future structural problem to the property.

10) Structural Recommendation - The overall condition of the fascias/bargeboards is poor. Severe wet rot decay is present to timber fascias and barge boards. Some replacement is required.

11) Maintain - The fences are generally in poor condition and repairs or replacement is required.

EXTERIOR -FOOTINGS AND FOUNDATION

BRICKWORK WALLS

Photo 9-1

EAVES AND BARGE BOARDS

FENCING



12) Major Defect - The boundary wall in the backyard of the propety has moved substantially and is likely result of an unstable foundation structure. This wall is clearly structurally inadequate and has bowed and is leaning considerably. It was noticed that some parts of the wall acting as a retainig wall. The existing wall is not designed to hold back soil A retaining wall is a wall built to hold back soil. It is required to support soil where a sloping site requires excavation and either there is insufficient room or it is impractical to batter the soil.

13) - Parts of the boundary fence is leaning requires straightening. It was noticed that some parts of the fencing are acting as a retainig wall. The existing boundary is not designed to hold back soil Further leaning may occur and the boundary may need significant repairs or replacement at some point. Note that such repairs are often expensive. A retaining wall is a wall built to hold back soil. It is required to support soil where a sloping site requires excavation and either there is insufficient room or it is impractical to batter the soil.

14) Structural Defect - The lintels above the windows and doors in the facade are badly corroded and deformed. This appears to be due to moisture accumulation on the steel. As steel corrodes, it expands. The expansion of the steel has

Photo 11-1

RETAINING WALLS

Photo 12-1

RUST AND CORROSION



caused cracking in the masonry above the top corners of the windows and doors. Replacement of steel lintels and localized masonry replacement is likely to be necessary within the next few years. Although this is not a major structural concern, ongoing cracked of the masonry and the need for periodic repairs should be anticipated.

Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity. Crawl space inspection method: Traversed Condition of floor substructure above crawl space: Required repairs, replacement and/or evaluation (see comments below) Pier or support post material: Wood Beam material: Solid wood Floor structure: Solid wood joists

15) Major Defect - Some settlement (subsidence) has started to occur to the concrete support stumps and structural beams. The degree of settlement would be considered moderate to significant at this point in time. Future repairs will be required to maintain the house in a level condition eg. stump replacement will be required as some stumps already have significant packing where settlement of the stump has occurred eg. approximately 80 to 100mm of packing

Photo 14-1

Photo 14-2 No lintel

SUB-FLOOR



16) Maintain - Gutter runs the wrong way the the left hand side of the property. As a result the rain water backs up and flows into the eaves and into the cavity causing damp in the adjacent room. Also the gutters to the right hand side of the property are significantly rusted and require replacement. There are of their end of life. If left un-repaired, structural problems will become an issue

Photo 15-1

Photo 15-2

Photo 15-3

Photo 15-4

DOWNPIPES/ GUTTERS

Photo 16-1



Roof inspection method: Traversed

17) Comment - There was visible signs of sagging from roof. This suggests that the roof structure requires additional to support the applied loads. (See roof structure section) Also the mortar bed to the hip and ridge capping is cracked and deteriorating in some areas and require re pointing in the future to minimize the risk of water penetration. WATER PENETRATION INTO THE ROOF VOID CAN CAUSE DAMAGE TO THE ROOF FRAMEWORK AND INTERNAL CEILING LINING There is also a risk that these tiles may become dislodged during severe weather. The above recommendation should be implemented as a matter of urgency because the wiring in the roof space may becomes wet. The Roof need re-coating as the tiles have lost there surface coat. Re-coating them will prolong there life;

Roof space inspection method: Traversed Condition of roof structure: Required repair, replacement and/or evaluation (see comments below) Roof structure type: Rafters Ceiling structure: Ceiling joists Ceiling insulation material: Mineral wool roll or batt Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so.

18) Safety - Some electrical wires were not connected to any appliances or lights. The ends of the wires were just taped with electrical tape.

ROOF COVERING

Photo 17-1

ROOF SPACE/ ROOF STRUCTURE



19) Structural Defect - This photo shows an underpurlin beam which is not strutted correctly and posing a structural fault with this roof frame.A major sag was evident to the underpurlin of the roof structure. It's recommend as a precautionary measure the introduction of a prop with a jacking strap bolted through the board at the top and bottom then jacked in the centre to provide a central upwards force is recommended. Also major deflection of the roof structure was noted. Some roof struts were noticeably buckling due to being over stressed. The client(s) are strongly advised to hire a qualified contractor to make repairs as necessary. Pushing or forcing structural components back into their original position is NOT recommended. Stabilizing the existing structure to avoid any additional potential settlement is all that is recommended Overstressed members can be strengthened to support additional existing imposed loads.

20) Structural Defect - Several Split timbers were noted. The split had occurred in strut and underpurlin. It should be noted that the strut near to the man hole has split more (more as 1/3) than would normally be expected and those timbers should be removed and replaced with similar size and strength piece of timber.

Photo 18-1

Photo 19-1 Overstressed

Photo 19-2



21) Structural Defect - Major tile fretting was noted to some terracotta tiles. This will continue to deteriorate and you should budget for their replacement in the short term. (approx 3-5 years)

22) Structural Recommendation - No surface contact was evident between the ridge board and plumb cut of the adjoining rafter(s). Although this defect has not caused any structural issues at time of inspection but it can weaken the structural integrity of the roof and is therefore included in this report. As shown in the following photos, poor connection can be seen in some locations. Pushing or forcing structural components back into their original position is NOT recommended. Stabilizing the existing structure to avoid any additional potential settlement is all that is recommended. It is difficult however, to see the failure from the photograph

Photo 20-1

Photo 21-1

Photo 21-2



23) Maintain - Insulation is missing in significant parts of roof space. (approx.60%) This would significantly reduce the overall performance of the insulation. Recommend to instal insulation were missing Upgrading insulation levels in a home is considered to be an improvement, rather than a necessary repair. Please note that these are not essential repairs, but are suggestions for long-term improvement:

24) Comment - The battens are hardwood and are supported on the hardwood rafters. The dimensions of the battens were approximately 20mm by 45 mm. At varying locations throughout the roof space it was noted that the tile battens had deteriorated. This is refereed to as chemical delignification. This type of deterioration of the battens is due to environmental conditions and is common throughout buildings of this age and construction style. The tile battens were knife tested at several accessible deteriorated locations. The knifepoint penetrated the timber up to 1.5- 2.5 mm in most tested areas. The deterioration has penetrated trough only the the top surface of the timber. This has reduced cross sectional area of the timber by less than 10 percent. As such the deterioration of the timber has not reduced the structural capacity of the timber below and acceptable standard. The battens are considered to be in a structurally acceptable condition and are fit for purpose. This damage is not considered to be a structural defect.

Photo 22-1

Photo 23-1



25) Comment - Only areas to which safe and reasonable access is available were inspected. The Australian Standard 4349.1 defines reasonable access as "areas where safe, unobstructed access is provided and the minimum clearances specified below are available, or where these clearances are not available, areas within the inspector's unobstructed line of sight and within arm's length. Entering attics or roof voids that are heavily insulated can cause damage the ceiling and framing. Attics with deep insulation cannot be safely inspected due to limited visibility of the framing members upon which the inspector must walk. In such cases, the attic is only partially accessed, thereby limiting the review of the attic area from the hatch area only. Inspectors will not crawl the attic area when they believe it is a danger to them or that they might damage the attic insulation or framing. There is a limited view of the attic area viewed from the hatch only in these circumstances. Only areas where safe and reasonable access is available were inspected. Access will not be gained where there are safety concerns, obstructions or where the space to inspect is less than the following: Roof Void access door must be at least 500 mm x 400 mm, reachable by a 3.6 m ladder and within the roof void there is at least 600 mm x 600 mm crawl space. Safe access to the roof void, the sub floor area and the roof cladding is at the inspector’s discretion

26) Structural Defect, Comment - One vertical crack varying in width between 0,1 and 0,3 mm was observed in the load bearing wall near the window. The crack was approximately 800 mm long. Timber roof members above the location of the crack were therebefore investigated. A timber strut was observed near the location of the crack. Significant twisting or distortion was noticed and additional support to the roof structure is required as mentioned in roof structure section.

Photo 24-1 21- 21.5 mm

Photo 24-2 knife tested

Photo 24-3 22 mm

INTERIOR WALLS, DOORS



27) Safety - Inspection of the roof space in the photograph above identified that the ceiling straps were fretted which had resulted in the plasterglass ceiling detaching from the ceiling joist framing. Ceilings that have sagged are not only unsightly they can eventually fall and become dangerous

28) - Minor ceiling batten deflections were evident at time of inspection. No action is required

29) Maintain - Floors in more areas are not level. Significant repairs may be needed to make floors level, such as repairs to the foundation. A qualified contractor should evaluate and make repairs as necessary. Also some drummy tiles were noted in the halloway area. These will require relaying if they become loose over time.

Photo 26-1

Photo 26-2

CEILING LININGS

Photo 27-1

Photo 27-2

CEILING FRAME

CONDITION OF FLOOR



30) Evaluate, Conducive conditions - Floor tiles installed in "wet" areas have gaps between them. The wooden subfloor beneath may be damaged by water intrusion. A qualified contractor should evaluate, make repairs if necessary, and replace flooring with a waterproof floor such as sheet vinyl in wet areas.

31) Structural Defect - Rising damp noted in the master bedroom. The most probable cause is a failure of the damp proof layer. Salty efflorescence can be seen just below the paint. Left unattended for a number of years, the salt left under the paint surface will eventually erode the mortar causing a structural issue. Moisture Level: Low 142 Digits = High What is rising damp? Rising damp is the vertical movement of moisture from the ground through porous building materials by capillary action, i.e. masonry-gyprock-timber-render etc. The moisture carries soluble salts from the ground, when evaporation takes place on the surface of the wall the moisture deposits the soluble salts into the surface of the wall. To get rid of rising damp Damp rising up horizontally through the brickwork can be professionally and reliably sealed using the Damp Cure injection

Photo 29-1

SHOWERS AND BATHROOMS

Photo 30-1

MOISTURE



method. This is a borehole injection techniques. It is highly effective, as confirmed by independent test reports from the Federal Institute for Materials Testing. Drying Out Time: Once the cause of the dampness problems have been satisfactorily cured there will be a drying time. It is generally considered that for every inch of wall and floor (25mm) a months drying time is required. Tiled floors and walls approx 5 times longer. That means it can take up to 2 years. How to read moisture meters (digits)? - 40 digits = dry +40-80 digits = damp +80 digits = wet

Photo 31-1

Photo 31-2

Photo 31-3

Photo 31-4



32) - Mildew was found on bathroom ceiling and wall. This is typically caused by high levels of moisture indoors coming in contact with cold, exterior surfaces, and can be controlled by heating and ventilation. Recommend the following:

● Use exhaust fans when showering ● Update insulation in the roof space. ● Use mould resistant paint

33) Maintain - The ceiling insulation in some areas of the roof space was missing or displaced. This may increase moisture in the building due to condensation forming on the roof decking inside the roof space. Especially in bathrooms areas! Recommend installing insulation where missing for better energy efficiency and to prevent mould in the future. Note: The yellow colour indicates the missing or uneven insulation

Photo 31-5

Photo 31-6

MOULD

Photo 32-1

THERMAL AND LEAK DETECTION



34) - More active roof leaks were found. This may increase moisture in the building due to water infiltration. A qualified contractor should evaluate and repair as necessary. The darker colour indicates the moisture

35) Maintain - The chloromatic cells require replacement or cleaning. Build up material on plates is evident. A dirty cell is not efficient and will wear out quicker.

Photo 33-1

Photo 34-1

Photo 34-2

POOL PUMP AND FENCING



36) Evaluate - A metal barrier is installed surround pool. The fence high requires 1200 mm. Gates/ Doors Self-closing mechanism: Yes Less than 1200mm high? No Gape under and next to gate grater than 100ml/: Yes, Does not comply! Latch detective/ incorrect position? No

37) Safety - No gas odours detected. It was noticed that the gas appliances do not have cut-off valves installed. This is required under the current regulations.

38) Safety - The powerpoint socket in the kitchen works but shows a fault . Recommend an electrician to evaluate and repair as necessary. Tested with Power point and Earth Leakage Tester What will be tested: RCD 30 mA check, Wiring Test, Polarity check:

Photo 35-1

Photo 36-1

GAS LEAK

ELECTRIC/ WIRING



Also the broken electrical power point box in the bedroom requires replacement

39) Safety - Wire splices in the roof space are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. Recommend a qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.

40) Safety - There is an unshielded downlight in the roof void that will need to be rectified to comply with the clearances detailed in of this report. The downlights (s) are to close to the thermal insulation. The present insulation must be rectified so that it is fitted around the light fittings correctly as required by Australian Standard AS/NZs 3000:2007

Photo 38-1

Photo 38-2

Photo 39-1



41) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

42) - Low pressure was evident to the supply pipes when both showers where operated.

43) Comment - In addition to standard instrument testing, tests were also carried out using a thermal imaging camera, i.e. an instrument used to provide a thermal map of the heat energy radiated from visible surfaces to aid in the detection of excessive moisture and termite activity

44) Infestation, Damage - The floor framing and floorboards in the subfloor space below the master bedroom adjacent to the en suite bathroom were seen to be affected by termite attack. Under test conditions it was revealed that the infestation was active and widespread. However, a reasonable search of the readily accessible and unobstructed areas of property failed to locate the nest. Also, accurate identification of the type, genus or species of termite involved was difficult. It is important that the termite workings are not further disturbed until the proposed method of control has been determined by a licensed pest control operator. Premature attempts to repair or replace infested timber may cause the termites to withdraw from the area temporarily, thereby hindering effective treatment. Any repair or replacement of infested timber should be carried out after the appropriate treatment has been completed.

Photo 40-1

WATER HEATER (S)

PLUMBING AND WATER PRESSURE

TERMITE INSPECTION

Photo 44-1

Photo 44-2



45) Damage - The timber framing adjacent to the water heater in the roof space above the kitchen was seen to be affected by termite attack. The status of the attack (whether localised/widespread or active/inactive) could not be readily assessed due to the presence of thermal insulation. A more invasive inspection of obstructed areas is considered essential. This will require the removal of all thermal insulation. This recommendation should be implemented without delay.

46) Conducive conditions - Ant-capping in this property is incomplete. This means that termites can gain undetected entry into the property and there is the possibility that there is current concealed activity

47) Infestation, Damage - Inspection revealed currently active termite attack on the exterior pergola timber frame and posts. Genus / Species: Coptotermes acinaciformis. Recommendation: This species of subterranean termite has the potential to cause significant structural damage. In the case of economically important species, it is important that the termite workings are not further disturbed until the proposed method of control has been determined by a licensed pest control operator. Premature attempts to repair or replace infested timber may cause the termites to withdraw from the area temporarily, thereby hindering effective treatment. Any repair or replacement of infested timber should be carried out after the appropriate treatment has been completed.

Photo 44-3

Photo 45-1

EXTERIOR TERMITE INSPECTION



48) Comment - There was no visible evidence of previous termite treatment

49) Comment - There is no external termite barrier installed. There is a high risk that the original termite barrier is not efficient enough to protect the house for termites Recommend to install chemical barrier around the house. Cost estimate: $ 1200-1500

50) Conducive conditions - External cladding and framing is in contact with the ground. This can allow concealed termite entry and we recommend modifications be made so that ground contact does not occur. Tree stumps should be removed. This is because tree stumps left over time can be highly attractive to subterranean termites

51) Conducive conditions - We recommend the removal of forming, stored and loose timbers from the underfloor area as timbers in contact with soil are highly attractive to termite attack

Photo 47-1

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Photo 47-3

TERMITE TREATMENT

TERMITE BARRIER

CONDUCTIVE CONDITIONS TO TERMITE ATTACK



52) Conducive conditions - Moisture in bathrooms. Moisture is highly attractive to termite attack

53) Conducive conditions - Leaky downpipes. Moisture is highly attractive to termite attack.

54) - Some timbers are in contact with the soil and may allow termites attack to these timbers

55) - Hot water system overflow is discharging water adjacent to the structure. Hot water systems that release water alongside or near to building walls should have overflow piped to a drain as the resulting wet area is highly conducive to termites. Consult a licensed plumber for further advice

56) - The Overall degree of risk to Timber Pest Infestation: The overall degree of risk of Timber Pest Infestation to this property appears to be High The Overall degree of risk of Timber Pest Infestation is a subjective assessment by the inspector at the time of the inspection taking into account many factors which include but are in no way limited to location and proximity to bushland and trees, the presence of evidence of timber pest damage or activity close to the inspected structure or within the inspected structure, conducive conditions that raise the potential of timber pest attack such as timbers in contact with soil, inaccessible areas, slab on ground construction etc, or other factors that in the inspectors opinion, raise the risk of future timber pest attack. It should be noted that even if a risk factor is high, this is not meant to deter a purchaser from purchasing the property, it is just to make them aware that increased vigilance is warranted and any recommendations regarding reducing conducive conditions or frequency of inspections should be headed by any property owner.

57) Comment - The next inspection to help detect termite attack is recommended in 6 months. Important Note. Australian Standard AS 3660 recognises that regular inspections will not prevent termite attack, but may help in the detection of termite activity. Early detection will allow remedial treatment to be commenced sooner and damage to be minimised. Where the termite risk is high or the building type susceptible to termite attack, more frequent inspections (3-6 months) should be undertaken.

58) - The Quality in this property in comparison to the average condition of similar buildings of approximately the same age was considered: Below Average

Please feel free to contact the inspector who carried out this inspection. Often it is difficult to fully explain situations, problems, access difficulties or timber pest activity and/or damage in a manner that is readily understandable by the reader. Should you have any difficulty in understanding anything contained within this report then you should immediately contact the inspector and have the matter explained to you. If you have any questions at all or require any clarification then contact the inspector prior to acting on this report. Thank you again

TERMITES: DEGREE OF RISK

NEXT RECOMMENDED TERMITE INSPECTION

CONDITION OF THE PROPERTY



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