Building Inspection of 2337 Range Road, Goulburn For Bernhard ...
Phone: (02) 44213752 Fax: (02) 44227312
B
S
● ACCHUS PARTNER ● BUILDING CONSULTANTS & ACCREDITED CERTIFIERS
[email protected] www.bacchuspartners.com.au 2 Bunberra Street, Bomaderry, NSW 2541
Building Inspection of 2337 Range Road, Goulburn For Bernhard Zaiko 01/12/2016 10.30am
Matthew Clay Insurance Accreditation No 6232
Inspection Report Quality Statement “Bacchus Partners has implemented a Quality Management System compliant with ISO9001-2000 as an aid to continuously improving customer service and our products”.
1.0
Before you read
1.1
When reading this report remember that virtually all properties have opportunities to improve their condition. This report helps describe the existing condition of the property, which may not be anything out of the ordinary even though there seems a lot of matters to be considered. Our recommendation and comments are intended to make it easier for you to understand this report and take appropriate action.
1.2
Contact the Inspector If you want clarification of any of the issues raised in this report please contact us on 4421 3752. This is part of our top quality service to you.
1.3
This Report complies with Australian Standard AS 4349.1- 2007. Inspection of Buildings Part 1: Pre-Purchase inspections – Residential buildings – Appendix “C”
1.4 The inspection is a visual assessment of the property to provide an opinion of its general condition and advice to the prospective purchaser named on the front of the report. The dwelling will be compared with one of similar age and construction that has been maintained. 1.5
Special Requirements / Conditions requested by the Client/Clients – None.
1.6 Any major defect observed shall be identified in the report. The report will describe the overall extent of minor defects. Comments will not normally be made on individual minor defects and imperfections. Types of defects are shown in table 3.3 of Australian Standard AS 4349.1-2007. Refer to 22.3 of Terms and Conditions.
Page 2 of 20
2337 Range Road, Goulburn NSW 2580
2.0Description of Building and General Comments This is a single storey horizontal timber clad house with timber windows and corrugated metal roofing. In my opinion this property is in average to below average condition. Structural repairs to brickwork piers and sections of foundation wall in the sub floor space are required due to significant weathering of mortar joins. A qualified tradesperson will be required to report on the cost and scope of repairs. It is essential that the whole of the report be read. See below for details.
3.0 Significant Items 3.1
ROOF EXTERIOR Item
Recommendation/Comment
3.1.1
Corrugated metal roofing looks in good condition and appears securely fastened with the fixings well-spaced. Edge capping’s and ridge capping’s look in good condition and securely fastened. Valleys look in good condition and free of chokes and debris.
3.1.2
Metal gutters look in good condition.
3.1.3
Translucent roofing sheets at the front porch look in fair condition. They are discoloured. Fibreglass finishes are delaminating on the upper surface. Replacement of roofing sheets may be required within the medium term. Sheets will be brittle.
3.1.4
Original zincalume roofing can be seen at the rear extension. There are a number of partially lifting fixings and there is at least one missing fixing adjacent to the communication dish. Section of roofing is lifting at overlapping join.
Page 3 of 20
Resecuring of lifting fixings and replacement of fixing is required. Monitoring of remaining fixings over the medium term is required. Further maintenance may be required within the medium term.
2337 Range Road, Goulburn NSW 2580
3.1.5
Communication dish and antenna look in good condition.
3.1.6
Brickwork chimney protruding from the centre of the roof looks in fair condition only. There is significant weathering of the mortar joins. Mortar is missing from between brickwork. This indicates the mortar is soft.
3.1.7
Timber post and beams at the front porch Securing of post is required. look in good condition with no significant deflections. The post at the front right corner is not securely fastened at the deck level.
3.2
MAIN BUILDING EXTERIOR Item
3.2.1
Repointing of brickwork at the chimney is required. A qualified tradesperson will be required to report on the cost and scope of improvements.
Recommendation/Comment
Front entrance fly screen door and timber and glass door generally look in fair condition.
Page 4 of 20
2337 Range Road, Goulburn NSW 2580
3.2.2
Timber fly screen door at the front right side door looks in fair condition. It could not be opened due to paint finishes at hinges.
3.2.3
Timber decking installed at the front Resecuring of lifting boards is required. porch looks in fair condition. There is weathering to the ends of exposed boards at the outside edges. A number of boards are lifting at the outside edges at the right side.
3.2.4
Horizontal timber shiplap cladding generally looks in good condition and does appear securely fastened. It has been repainted. Paint finishes do appear uneven indicating that original paint finishes were not fully removed prior to repainting.
3.2.5
Timber windows look in fair condition. They have been repainted. Surface of windows are uneven which is consistent with the original paint finishes not being fully removed. Repairs have been carried out to window putty. Repairs have not been carried out to a high standard.
3.2.6
There are no fly screens installed at windows.
3.2.7
There is a hot water unit located on the left side of the building.
3.2.8
Exposed brick piers at the left side of the building look in fair to poor condition. There is significant weathering of mortar joins. This indicates that mortar is soft. Two of the piers have been repointed adjacent to the hot water unit. Brickwork at the rear left corner is loose.
Page 5 of 20
Adjustment of hinges will be required.
Timber windows do require regular maintenance and painting to keep them in good condition.
Repointing of brickwork and resecuring is required. A qualified tradesperson will be required to report on the cost and scope of repairs.
2337 Range Road, Goulburn NSW 2580
3.2.9
Timber steps at the rear deck look in good condition and remain firm.
3.2.10
Timber decking installed at the rear looks in good condition. It appears securely fastened with no excessive spring or squeak when walked upon.
3.2.11
Timber posts, beams, rafters and battens at the rear pergola look in good condition with no deflections.
3.2.12
Large timber gate installed at the rear deck looks in fair condition only. Installation of a wheel to allow for the easy opening and closing is recommended.
3.2.13
Timber handrail and balustrading installed around the rear deck looks in fair condition and does appear securely fastened when a lateral force is applied. There are splits to the timber. Timber is weathered. Timber work has not been painted.
3.2.14
There is a large electrical pump located at the rear right corner of the building. It appears to be connected to the rain water storage tanks.
Page 6 of 20
Testing by a qualified tradesperson to determine if it is in good working order will be required.
2337 Range Road, Goulburn NSW 2580
3.3
SITE Item
Recommendation/Comment
3.3.1
Entrance gravel driveway looks in fair condition. There are no defined edges. There is a large amount of weed growth through the gravel.
3.3.2
Stone work retaining all installed around the gravel parking area at the left side of the building looks in good condition.
3.3.3
Gravel path to the front door is overgrown with vegetation. Reinstallation of path will be required.
3.3.4
Paddock boundary fencing around the main property looks in good condition and does remain firm when a lateral force is applied. A number of upper rails are separating from posts.
3.3.5
There is a septic tank located below the rear deck. The surface of tank is damaged. There is a large hole exposed in the interior of the tank through the lid. This is inadequate and is a hazard.
3.4
ROOF SPACE Item
3.4.1
Immediate improvements to the septic tank are required. Replacement of septic tank may be required.
Recommendation/Comment
Timber roof structure including rafters, purlins, supports, hanging beams, collar ties and ceiling joists look in good condition with no evidence of deflections. Timer work does appear securely
Page 7 of 20
2337 Range Road, Goulburn NSW 2580
fastened. Additional battens and props have been installed. This indicates additional work has been carried out at the time of replacement roofing. 3.4.2
There is sarking installed below roof sheets.
3.4.3
There is fibreglass insulation installed above living area ceilings.
3.4.4
Ceiling lining sheets appear to be constructed from a horse hair and plaster sheets.
3.5
SUB-FLOOR Item
Recommendation/Comment
3.5.1
PVC pipes in the sub floor space look in good condition with no evidence of leaks.
3.5.2
Timber bearers, joists and flooring generally look in good condition with no evidence of deflections.
3.5.3
3.5.4
Repairs to ceiling linings will be required due to sagging and separating from ceiling joists.
Brick piers in the sub floor space look in fair to poor condition. There is significant weathering of mortar joins between brickwork and a large number of piers. It can be seen at the left side rear and middle of the sub floor space.
A qualified tradesperson will be required to report on the cost and scope of repairs to brickwork piers. Work should not be underestimated.
There is a section of failed brickwork at the rear right corner of the building. This is at the junction point between the brickwork below the separate WC. This may be the cause of the undulation in the floor at the separate WC. This area should be referred to the qualified tradesperson for cost and scope of repairs.
Page 8 of 20
2337 Range Road, Goulburn NSW 2580
3.5.5
Sub floor ventilation is adequate.
3.5.6
There is evidence that there has been a persistent leak from the shower recess. There is an area of timber decay and damage to additional floor joists at the edge of the shower recess. Additional silicone sealant has been installed at the shower recess as a temporary repair. In my opinion this shower will continue to leak as silicone sealant separates.
3.6
MAIN BUILDING - INTERIOR Item
Recommendation/Comment
3.6.1
Cold water taps were turned on and left running. There was no sign of water choke, no sound of water hammer, no leaks from waste pipes. There were leaks from the tap fittings at the bathroom vanity.
3.6.2
Roll top bath generally looks in good condition.
3.6.3
3.6.4
3.6.5
Resealing of the shower recess will be required. Qualified tradesman will be required to assess the cost of scope of improvements.
Floor tiles in the bathroom look in poor condition. There is a series of cracked tiles adjacent to the floor waste. There is missing grout between tiles which indicate that they are separating.
A qualified tiler will be required to report on the cost and scope of tiling repairs.
Basin and vanity looks in fair condition. Hinges for doors are damaged. Finishes on the faces of the doors are peeling. Shower recess looks in poor condition. Shower screen and panels are not securely fastened. It is separating from the wall. One of the floor tiles is missing. There is wear to the grout joins between floor tiles. There is evidence of a large
Page 9 of 20
Qualified tradesman will be required to assess the cost and scope of work.
2337 Range Road, Goulburn NSW 2580
gap between the junction of floor tiles and wall tiles. It has been sealed with silicone sealant. This is only a temporary repair. 3.6.6
Corked floor tiles installed through the hallway and kitchen dining area and rear hallway look in fair condition. There is wear which is consistent with normal wear and tear. Carpets throughout look in fair condition. There is wear in high trafficked areas and stains.
3.6.7
Timber fittings including skirting, architraves, and door jambs generally look in fair condition. There is damage to paint work finishes which is consistent with the age of the building. Improvements can be made at the time of redecoration.
3.6.8
Shelves and hanging rails in cupboards look in good condition and feel firm.
3.6.9
Ceiling linings look in fair to poor condition. There are undulations in the surface indicting that they are partially separating from the supporting structure.
3.6.10
Ceiling linings in the main living area are sagging in several locations. There are significant undulations in the surface. This indicates that they are separating from the supporting structure.
3.6.11
Linings to walls look in fair condition. There are marks and damage which is consistent with the age of the building. There are cracked and peeling paint finishes in several locations. Improvements can be made at the time of redecoration. Plasterwork repairs will be required.
Page 10 of 20
Repairs and improvements to the lounge room ceiling linings will be required in the short term.
2337 Range Road, Goulburn NSW 2580
3.6.12
Timber windows throughout look in fair condition only. They were found in working order when tested at random. The bathroom window could not be opened at the time of the inspection. There is significant paint work finishes peeling from the inside of windows. There is evidence of leaks at window frames. This indicates that windows do not adequately seal when closed.
Renovation of the interior faces of windows is required. Improvements to windows when closed to allow for a good seal will be required. A qualified tradesperson will be required to carry out renovations on the interior faces of windows. Removing of damaged paint finishes and repainting will be required.
3.6.13
There is an exposed section of original light fitting switch at the small office at the rear right corner of the building. Cover plate for the switch is missing which is exposing live wiring. This is inadequate. This is a hazard.
Immediate repairs to light switch fitting is required.
3.6.14
There is a section of damaged plasterboard lining below the window at the rear right side office which indicates there has been a leak from the window in this location.
Area of plasterwork repair is required. Improvements to the window to prevent leaks will be required. There is heavy water staining on the base of the window and window sill. It could not be determined if the window leaks remain.
3.6.15
Brickwork in the main fireplace looks in good condition with no significant cracks.
Page 11 of 20
2337 Range Road, Goulburn NSW 2580
3.6.16
There is a large wood burner installed at the fireplace. Fabric seals at the door are perished.
Wood burner should be tested by a qualified chimney sweep to determine if there are any leaks or maintenance is required.
3.6.17
Kitchen bench top and cabinetry look in fair condition. Drawers and doors were found in working order. There is wear to the units which is consistent with the age of the cabinetry. There is damaged veneer at edges of cabinetry.
3.6.18
Free standing stove, range hood, sink and dishwasher look in fair condition.
All electrical wiring, meter box and appliances need to be checked by a qualified electrician. The checking of any electrical item is outside the scope of this report. It is recommended that a licensed electrician be consulted for further advice. All plumbing needs to be inspected and reported on by a plumber. It is recommended that a licensed plumber be consulted for further advice.
3.6.19
Tiles have been removed from the wall linings around the laundry tub.
Completion of tiling around the laundry tub is required.
Laundry tub looks in good condition. It is not securely fastened. 3.6.20
Toilet in the separate WC looks in fair condition and was found in working order.
3.6.21
There is an undulation in the flooring at the separate WC. Cause could not be determined. Please refer to comments in 3.5 sub floor space.
3.6.22
AS 3786 – Advises that Smoke Detectors are required for all buildings where people sleep.
Page 12 of 20
It is recommended that an electrician be consulted to advise on those installed or install these detectors.
2337 Range Road, Goulburn NSW 2580
3.7
FREE STANDING SHEARING SHED/BARN Item
Recommendation/Comment
3.7.1
Roofing and guttering looks in good condition.
3.7.2
Exterior rustic recycled metal cladding looks in good condition and appears securely fastened.
3.7.3
Horizontal timber ship lap cladding looks in good condition and securely fastened. Sarking has been installed on the inside faces.
3.7.4
Exposed timber beams, rafters and posts at the rear balcony look in good condition with no deflections.
3.7.5
Floor tiling and wall tiling installed throughout the shower rooms and toilets generally look in good condition. There are large gaps at junction between floor and wall tiles in the shower recesses and toilet areas. This will allow for leaks. There is a series of cracked and loose tiles at the ladies shower recess and toilet. Section of tiling repair in this location will be required.
3.7.6
Toilets look in good condition and appear securely fastened.
3.7.7
Taps could not be tested at the water was switched off at the time of the inspection.
3.7.8
Internal doors generally look in good condition and were found in working order. Paint work finishes have not been completed on the entrance door to the toilets and disabled toilet doors.
3.7.9
Concrete paths installed around the building look in good condition. There are a series of cracks. There has been minor differential settlement at cracks.
Page 13 of 20
Tiling repairs will be required. Testing of showers to determine if a leak is present is recommended.
2337 Range Road, Goulburn NSW 2580
3.7.10
Large timber ramp looks in good condition.
3.7.11
Timber steps and landing at the front of the building look in fair condition. A number of decking boards are lifting due to loose fixings. There are significant splits to treads. Replacement of treads may be required in the medium term.
3.7.12
Hardwood timber floor boards look in good condition and appear securely fastened with no significant spring or squeak.
3.7.13
Wood burner looks in fair condition.
3.7.14
Exposed wall frames and roof frames in the main hall look in good condition with no deflections. Timber work does appear securely fastened. Additional supports and collar ties have been installed to the original structure.
3.7.15
Timber sliding doors were found in working order. There is weathering to the exterior timber work. There is damage to the timber edges at the outside faces of timber doors. Cause of damage could not be determined.
3.7.16
Timber decking installed at the rear balcony looks in good condition and remains firm when walked upon.
3.7.17
Timber handrail and balustrading installed at the rear balcony looks in fair condition. Handrail and balustrading is heavily weathered. A large number of fixings are lifting from balustrading. This indicates that they are inadequately secured.
Page 14 of 20
Securing of balustrading is required.
2337 Range Road, Goulburn NSW 2580
4.0
Accessibility & Limitations 4.1
Weather: Fine.
4.2
Is the dwelling occupied or furnished: The properties were occupied and furnished.
4.3
The Areas Inspected: Roof exterior, building exterior, site, roof space, sub floor space and building interior.
4.4
Areas not Accessible: There was limited access in the sub floor space at the front and right side of the property. Further inspection of these areas is strongly recommended once access has been obtained. (No inspection was made of concealed frame timbers or any areas concealed by wall linings/sidings, soil, landscaping, rubbish, floor coverings, furniture, pictures, appliances, stored items, insulation, hollow block/posts or any other obstruction to visual inspection).
4.5
Areas where Inspection was obstructed and reason why:
4.6
Limitations to the Inspection and Report:
4.7
Details of Apparent concealment of possible defects: Plants, carpet, furniture and stored items may conceal defects.
4.8
Information provided to the inspector that has a bearing on the Inspection: None.
Page 15 of 20
2337 Range Road, Goulburn NSW 2580
5.0 Summary and Conclusion The purpose of this inspection is to provide advice to the prospective purchase named on the front of this report or other interested party regarding the condition of the property at the time of the inspection. The inspection comprised a visual assessment of the property to identify defects and to form an opinion regarding the generally condition of the property at the time of the inspection. This incidence of minor defects in the residential building in comparison to the average condition of similar buildings of approximately the same age that have been reasonably well maintained is considered typical to high. This incidence of major defects in the residential building in comparison to the average condition of similar buildings of approximately the same age that have been reasonably well maintained is considered typical. Therefore the overall condition of this Residential Dwelling in the context of its age, type and generally expectations of similar properties is average to below average. This summary is supplied to allow for a quick and superficial overview of the inspection results. This summary is NOT the report and cannot be relied upon on its own. This summary must be read in conjunction with the full report and not in isolation from the report. If there should happen to be any discrepancy between anything in the report and anything in this summary, the information in the Report shall override that in this summary.
6.0 Agreement As 4349.1 - 2007 requires a written agreement for Building inspections which are not carried out within 2 days of the instruction to proceed. The following document will have been mailed to you regardless of time constraints. Agreement No: 160505 Were there any changes to the Inspection Agreement? Date of Agreement: 30/11/16 If Yes then; Time of Agreement: 12.00pm Date the Changed Agreement was accepted:
No
Changes made:
7.0 Cracks Where cracks to masonry walls and concrete slabs or elsewhere appear to be of structural significance they are detailed in Significant Items and it is recommended that a structural engineer be employed to inspect them. There are cracks and signs of movement to brickwork piers due to significant weathering of mortar joins. Page 16 of 20
2337 Range Road, Goulburn NSW 2580
8.0 External Timber Structures Where there are external timber structures it is recommended that:
A detailed analysis of the condition and structural stability be carried out by a structural engineer Annual inspections by a structural engineer be carried out Care is taken not to overload the structure
TERMS AND CONDITIONS 1.0
This report attempts to identify any significant defects that are reasonably obvious at the time of the inspection.
2.0 2.1
This is not a TIMBER Pest Inspection nor is it a Comprehensive Report on Timber Decay. This is a visual inspection only limited to those areas and sections of the property fully accessible and visible to the Inspector on the date of the Inspection. Where Timber Pest damage has been noted it is recommended a Timber Pest Inspection and Report to AS 4349.3 – 1998 is carried out and the damage assessed by a qualified Builder.
2.2
Mildew and non-wood decay fungi - is commonly known as mould. However, mould and their spores may cause health problems or allergic reactions such as asthma and dermatitis in some people. No inspection for mould was carried out at the property and no report on the presence or absence of mould is provided. If in the course of the inspection, if mould happened to be noticed it may be noted in the report. If mould is noted as present within the property or if you notice mould and you are concerned as to the possible health risk resulting from its presence then you should seek advice from your local council, state or commonwealth government health department or a qualified expert such as an industry hygienist.
3.0
The report does not cover the testing of electrical, drainage, plumbing or gas unless otherwise indicated in the report. It does not cover any mechanical or electrical equipment such as pumps and motors. This type of equipment will not be turned on without prior approval of the owner.
4.0
Compensation will only be payable for losses arising in contract or tort sustained by the Client named on the front of this report. Any third party acting or relying on this Report, in whole or in part, does so entirely at their own risk. However, if ordered by a Real Estate Agent or a Vendor for the purpose of Auctioning a property then the Inspection Report may be ordered up to seven (7) days prior to the auction, copies may be given out prior to the auction and the Report will have a life of 14 days during which time it may be transferred to the purchaser. Providing the purchaser agrees to the terms of this agreement then they may rely on the report subject to the terms and conditions of this agreement and the Report itself. Note: In the ACT under the Civil Law (Sale of Residential Property) Act 2003 and Regulations the report resulting from this inspection may be passed to the purchaser as part of the sale process providing it is carried out not more than three months prior to listing and is not more than six months old.
5.0
This report is not a report as to compliance or otherwise with ordinances or regulations made pursuant to Local Government Act. The inspector does not include detection of work which has not been approved.
Page 17 of 20
2337 Range Road, Goulburn NSW 2580
6.0
Comments cannot be made on defects that have been concealed. This includes, but is not limited to, leaks which are conditional on the weather conditions and cannot be observed until there has been rain.
7.0
This report does not make an assessment of the structural strength of any element of any building. If the structural strength is to be assessed a practicing structural engineer should be employed.
8.0
This report does not comment on any heritage, security, noise, or environment concerns or fire protection including bush fire hazards.
9.0
This report cannot comment on underground drainage, which cannot be observed at the time of the inspection.
10.0
In accordance with Australian Standard AS 4349.1-2007, areas requiring a ladder longer than 3.6mtrs have not been inspected.
11.0
This report does not comment on the condition of swimming pools, pool fencing, pool enclosures and the filtration equipment. We recommended inspection by a qualified pool installer and that inquiry is made concerning compliance with Local Government Regulations.
12.0
This report cannot comment on items that could not be assessed on the day of the inspection because of lack of access or lack of visibility because of being covered by furnishings, fittings or cover plates. Nothing can be dismantled.
13.0
This report cannot comment on cracks in roof tiles or other roof damage that cannot be seen from the ground.
14.0
The scope of this report does not include the carpet, window coverings or light fittings. If they are mentioned it is to give a general overview only.
15.0
The giver of this report will not be liable for the following: – 15.1
Matters which are claimable on the builder of the property or the vendor which, are claimable pursuant to an insurance policy or a contract between the purchaser and either of those parties.
15.2
Matters which occur after occupation and require some time to become apparent. This includes, but is not limited to, leaking shower recesses and blocked sewers that cannot always be observed until the water supply has been continuously used in a normal manner for some time.
16.0
The giver of this report will not be liable for any repair or replacement carried out on the property by the purchaser or the purchaser’s nominee where liability for that repair or replacement is with the giver of this report. The purchaser shall notify the giver of this report of the alleged need for that repair or replacement before any work is carried out and the giver of this report may undertake that work either themselves or by their nominees.
17.0
Details of description of condition
18.0
17.1
Very good condition means that the condition of the item is above average. In the opinion of the inspector no obvious repair or maintenance is needed. Normal regular maintenance may still be required.
17.2
Good condition means that the condition of the item is average for its age and design. Minor cleaning or maintenance may be required.
17.3
Fair condition means that the item requires repair, cleaning or maintenance in the near future to return to its good condition.
17.4
Poor condition means that in the opinion of the inspector considerable repair, cleaning or maintenance is required immediately or that the item requires replacement.
This report will not necessarily indicate if there have been repairs such as to a roof structure, if the repairs appear sound or are concealed.
Page 18 of 20
2337 Range Road, Goulburn NSW 2580
19.0
Asbestos disclaimer: – no inspection for asbestos was carried out at the property and no report on the presence or absence of asbestos is provided. Buildings built prior to 1982 may have wall and/or ceiling sheeting and other products including roof sheeting that contains asbestos. Sheeting should be fully sealed. If concerned or if the building was built prior to 1990 or if asbestos is noted as present within the property then you should seek advice from a qualified asbestos removal expert as to the amount and importance of the asbestos present and the cost of sealing or removal. Drilling, cutting or removing sheeting or products containing asbestos is a high risk to peoples’ health. You should seek advice from a qualified asbestos removal expert.
20.0
No liability shall be accepted on an account of failure of the report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for inspection is denied by or to the inspector (including but not limited to or any area(s) or section(s) so specified by the report.
21.0
Complaints Procedure In the event of any dispute or claim arising out of, or relating to the Inspection or the Report, You must notify Us as soon as possible of the dispute or claim by email, fax or mail. You must allow Us (which includes persons nominated by Us) to visit the property (which visit must occur within twenty eight (28) days of your notification to Us) and give Us full access in order that We may fully investigate the complaint. You will be provided with a written response to your dispute or claim within twenty eight (28) days of the date of the inspection. If You are not satisfied with our response You must within twenty one (21) days of Your receipt of Our written response refer the matter to a Mediator nominated by Us from the Institute of Arbitrators and Mediators of Australia. The cost of the Mediator will be borne equally by both parties or as agreed as part of the mediated settlement. Should the dispute or claim not be resolved by mediation then the dispute or claim will proceed to arbitration. The Institute of Arbitrators and mediators of Australia will appoint an Arbitrator who will hear and resolve the dispute. The arbitration, subject to any directions of Arbitrator, will proceed in the following manner: (a) The parties must submit all written submissions and evidence to the Arbitrator within twenty one (21) days of the appointment of the Arbitrator; and (b) The arbitration will be held within twenty one (21) days of the Arbitrator receiving the written submissions. The Arbitrator will make a decision determining the dispute or claim within twenty one (21) of the final day of the arbitration. The Arbitrator may, as part of his determination, determine what costs, if any, each of the parties are to pay and the time by which the parties must be paid any settlement or costs. The decision of the Arbitrator is final and binding on both parties. Should the Arbitrator order either party to pay any settlement amount or costs to the other party but not specify a time for payment then such payment shall be made within twenty one (21) days of the order. In the event You do not comply with the above Complaints Procedure and commence litigation against Us then You agree to fully indemnify Us against any awards, costs, legal fees and expenses incurred by Us in having your litigation set aside or adjourned to permit the foregoing Complaints Procedure to complete.
22.0
Definitions 22.1
Page 19 of 20
Inspectors Opinion of Frequency of Defects 22.1.1
High: The frequency and/or magnitude of defects are beyond the inspector’s expectations when compared to similar buildings of approximately the same age which have been reasonably well maintained.
22.1.2
Typical: The frequency and/or magnitude of defects are approximately the inspector’s expectations when compared to similar buildings of approximately the same age which have been reasonably well maintained.
2337 Range Road, Goulburn NSW 2580
22.1.3
22.2
Inspectors Opinion of Overall Condition of Building 22.2.1
22.2.2
22.2.3
22.3 22.4
Low: The frequency and/or magnitude of defects are beyond the inspector’s expectations when compared to similar buildings of approximately the same age which have been reasonably well maintained.
Above Average: The overall condition is above that consistent with dwellings of approximately the same age and construction. Most items and areas are well maintained and show a reasonable standard of workmanship when compared with building of similar age and construction. Average: The overall condition is consistent with dwellings of approximately the same age and construction. There will be areas or items requiring repair or maintenance. Below Average: The Building and its parts show significant defects requiring major repairs or reconstruction of major building elements.
Major Defect: is a defect requiring building works to avoid unsafe conditions, loss of function or further worsening of the defective item. Minor Defect: Any defect other than what is described as a major defect.
23.0 Cracking (Refer to Appendix E of AS 4349.1-2007) The presents of cracks in any building element may indicate an appearance defect, a serviceability defect or a structural defect. The expected consequence is unknown. It is recommended that a structural engineer be employed to inspect any cracks. 24.0 Terminology The Definitions below apply to the TYPES OF DEFECTS associated with individual items/parts or inspection areas. Damage: The building material or item has deteriorated or is not fit for its designed purpose. Distortion, Warping, Twisting: The item has moved out of shape or moved from its position. Water Penetration, Dampness: Moisture has gained access to unplanned and/or unacceptable areas. Material Deterioration: The item is subject to one or more of the following defects: rusting, rotting, corrosion, decay. Operational: The item or part does not function as expected. Installation: The installation of an item is unacceptable, has failed or is absent. 25.0
No inspection for Magnesite Flooring was carried out at the property and no report on the presence or absence of Magnesite Flooring is provided. You should ask the owner whether Magnesite Flooring is present and/or seek advice from a Structural Engineer.
26.0
This report should not be relied upon if the contract for sale becomes binding more than thirty days after the initial inspection. A re-inspection after this time is essential.
Page 20 of 20
2337 Range Road, Goulburn NSW 2580
B
S
● ACCHUS PARTNER ● BUILDING CONSULTANTS & ACCREDITED CERTIFIERS
[email protected] www.bacchuspartners.com.au 2 Bunberra Street, Bomaderry, NSW 2541
Building Inspection of 2337 Range Road, Goulburn For Bernhard Zaiko 01/12/2016 10.30am
Matthew Clay Insurance Accreditation No 6232
Inspection Report Quality Statement “Bacchus Partners has implemented a Quality Management System compliant with ISO9001-2000 as an aid to continuously improving customer service and our products”.
1.0
Before you read
1.1
When reading this report remember that virtually all properties have opportunities to improve their condition. This report helps describe the existing condition of the property, which may not be anything out of the ordinary even though there seems a lot of matters to be considered. Our recommendation and comments are intended to make it easier for you to understand this report and take appropriate action.
1.2
Contact the Inspector If you want clarification of any of the issues raised in this report please contact us on 4421 3752. This is part of our top quality service to you.
1.3
This Report complies with Australian Standard AS 4349.1- 2007. Inspection of Buildings Part 1: Pre-Purchase inspections – Residential buildings – Appendix “C”
1.4 The inspection is a visual assessment of the property to provide an opinion of its general condition and advice to the prospective purchaser named on the front of the report. The dwelling will be compared with one of similar age and construction that has been maintained. 1.5
Special Requirements / Conditions requested by the Client/Clients – None.
1.6 Any major defect observed shall be identified in the report. The report will describe the overall extent of minor defects. Comments will not normally be made on individual minor defects and imperfections. Types of defects are shown in table 3.3 of Australian Standard AS 4349.1-2007. Refer to 22.3 of Terms and Conditions.
Page 2 of 20
2337 Range Road, Goulburn NSW 2580
2.0Description of Building and General Comments This is a single storey horizontal timber clad house with timber windows and corrugated metal roofing. In my opinion this property is in average to below average condition. Structural repairs to brickwork piers and sections of foundation wall in the sub floor space are required due to significant weathering of mortar joins. A qualified tradesperson will be required to report on the cost and scope of repairs. It is essential that the whole of the report be read. See below for details.
3.0 Significant Items 3.1
ROOF EXTERIOR Item
Recommendation/Comment
3.1.1
Corrugated metal roofing looks in good condition and appears securely fastened with the fixings well-spaced. Edge capping’s and ridge capping’s look in good condition and securely fastened. Valleys look in good condition and free of chokes and debris.
3.1.2
Metal gutters look in good condition.
3.1.3
Translucent roofing sheets at the front porch look in fair condition. They are discoloured. Fibreglass finishes are delaminating on the upper surface. Replacement of roofing sheets may be required within the medium term. Sheets will be brittle.
3.1.4
Original zincalume roofing can be seen at the rear extension. There are a number of partially lifting fixings and there is at least one missing fixing adjacent to the communication dish. Section of roofing is lifting at overlapping join.
Page 3 of 20
Resecuring of lifting fixings and replacement of fixing is required. Monitoring of remaining fixings over the medium term is required. Further maintenance may be required within the medium term.
2337 Range Road, Goulburn NSW 2580
3.1.5
Communication dish and antenna look in good condition.
3.1.6
Brickwork chimney protruding from the centre of the roof looks in fair condition only. There is significant weathering of the mortar joins. Mortar is missing from between brickwork. This indicates the mortar is soft.
3.1.7
Timber post and beams at the front porch Securing of post is required. look in good condition with no significant deflections. The post at the front right corner is not securely fastened at the deck level.
3.2
MAIN BUILDING EXTERIOR Item
3.2.1
Repointing of brickwork at the chimney is required. A qualified tradesperson will be required to report on the cost and scope of improvements.
Recommendation/Comment
Front entrance fly screen door and timber and glass door generally look in fair condition.
Page 4 of 20
2337 Range Road, Goulburn NSW 2580
3.2.2
Timber fly screen door at the front right side door looks in fair condition. It could not be opened due to paint finishes at hinges.
3.2.3
Timber decking installed at the front Resecuring of lifting boards is required. porch looks in fair condition. There is weathering to the ends of exposed boards at the outside edges. A number of boards are lifting at the outside edges at the right side.
3.2.4
Horizontal timber shiplap cladding generally looks in good condition and does appear securely fastened. It has been repainted. Paint finishes do appear uneven indicating that original paint finishes were not fully removed prior to repainting.
3.2.5
Timber windows look in fair condition. They have been repainted. Surface of windows are uneven which is consistent with the original paint finishes not being fully removed. Repairs have been carried out to window putty. Repairs have not been carried out to a high standard.
3.2.6
There are no fly screens installed at windows.
3.2.7
There is a hot water unit located on the left side of the building.
3.2.8
Exposed brick piers at the left side of the building look in fair to poor condition. There is significant weathering of mortar joins. This indicates that mortar is soft. Two of the piers have been repointed adjacent to the hot water unit. Brickwork at the rear left corner is loose.
Page 5 of 20
Adjustment of hinges will be required.
Timber windows do require regular maintenance and painting to keep them in good condition.
Repointing of brickwork and resecuring is required. A qualified tradesperson will be required to report on the cost and scope of repairs.
2337 Range Road, Goulburn NSW 2580
3.2.9
Timber steps at the rear deck look in good condition and remain firm.
3.2.10
Timber decking installed at the rear looks in good condition. It appears securely fastened with no excessive spring or squeak when walked upon.
3.2.11
Timber posts, beams, rafters and battens at the rear pergola look in good condition with no deflections.
3.2.12
Large timber gate installed at the rear deck looks in fair condition only. Installation of a wheel to allow for the easy opening and closing is recommended.
3.2.13
Timber handrail and balustrading installed around the rear deck looks in fair condition and does appear securely fastened when a lateral force is applied. There are splits to the timber. Timber is weathered. Timber work has not been painted.
3.2.14
There is a large electrical pump located at the rear right corner of the building. It appears to be connected to the rain water storage tanks.
Page 6 of 20
Testing by a qualified tradesperson to determine if it is in good working order will be required.
2337 Range Road, Goulburn NSW 2580
3.3
SITE Item
Recommendation/Comment
3.3.1
Entrance gravel driveway looks in fair condition. There are no defined edges. There is a large amount of weed growth through the gravel.
3.3.2
Stone work retaining all installed around the gravel parking area at the left side of the building looks in good condition.
3.3.3
Gravel path to the front door is overgrown with vegetation. Reinstallation of path will be required.
3.3.4
Paddock boundary fencing around the main property looks in good condition and does remain firm when a lateral force is applied. A number of upper rails are separating from posts.
3.3.5
There is a septic tank located below the rear deck. The surface of tank is damaged. There is a large hole exposed in the interior of the tank through the lid. This is inadequate and is a hazard.
3.4
ROOF SPACE Item
3.4.1
Immediate improvements to the septic tank are required. Replacement of septic tank may be required.
Recommendation/Comment
Timber roof structure including rafters, purlins, supports, hanging beams, collar ties and ceiling joists look in good condition with no evidence of deflections. Timer work does appear securely
Page 7 of 20
2337 Range Road, Goulburn NSW 2580
fastened. Additional battens and props have been installed. This indicates additional work has been carried out at the time of replacement roofing. 3.4.2
There is sarking installed below roof sheets.
3.4.3
There is fibreglass insulation installed above living area ceilings.
3.4.4
Ceiling lining sheets appear to be constructed from a horse hair and plaster sheets.
3.5
SUB-FLOOR Item
Recommendation/Comment
3.5.1
PVC pipes in the sub floor space look in good condition with no evidence of leaks.
3.5.2
Timber bearers, joists and flooring generally look in good condition with no evidence of deflections.
3.5.3
3.5.4
Repairs to ceiling linings will be required due to sagging and separating from ceiling joists.
Brick piers in the sub floor space look in fair to poor condition. There is significant weathering of mortar joins between brickwork and a large number of piers. It can be seen at the left side rear and middle of the sub floor space.
A qualified tradesperson will be required to report on the cost and scope of repairs to brickwork piers. Work should not be underestimated.
There is a section of failed brickwork at the rear right corner of the building. This is at the junction point between the brickwork below the separate WC. This may be the cause of the undulation in the floor at the separate WC. This area should be referred to the qualified tradesperson for cost and scope of repairs.
Page 8 of 20
2337 Range Road, Goulburn NSW 2580
3.5.5
Sub floor ventilation is adequate.
3.5.6
There is evidence that there has been a persistent leak from the shower recess. There is an area of timber decay and damage to additional floor joists at the edge of the shower recess. Additional silicone sealant has been installed at the shower recess as a temporary repair. In my opinion this shower will continue to leak as silicone sealant separates.
3.6
MAIN BUILDING - INTERIOR Item
Recommendation/Comment
3.6.1
Cold water taps were turned on and left running. There was no sign of water choke, no sound of water hammer, no leaks from waste pipes. There were leaks from the tap fittings at the bathroom vanity.
3.6.2
Roll top bath generally looks in good condition.
3.6.3
3.6.4
3.6.5
Resealing of the shower recess will be required. Qualified tradesman will be required to assess the cost of scope of improvements.
Floor tiles in the bathroom look in poor condition. There is a series of cracked tiles adjacent to the floor waste. There is missing grout between tiles which indicate that they are separating.
A qualified tiler will be required to report on the cost and scope of tiling repairs.
Basin and vanity looks in fair condition. Hinges for doors are damaged. Finishes on the faces of the doors are peeling. Shower recess looks in poor condition. Shower screen and panels are not securely fastened. It is separating from the wall. One of the floor tiles is missing. There is wear to the grout joins between floor tiles. There is evidence of a large
Page 9 of 20
Qualified tradesman will be required to assess the cost and scope of work.
2337 Range Road, Goulburn NSW 2580
gap between the junction of floor tiles and wall tiles. It has been sealed with silicone sealant. This is only a temporary repair. 3.6.6
Corked floor tiles installed through the hallway and kitchen dining area and rear hallway look in fair condition. There is wear which is consistent with normal wear and tear. Carpets throughout look in fair condition. There is wear in high trafficked areas and stains.
3.6.7
Timber fittings including skirting, architraves, and door jambs generally look in fair condition. There is damage to paint work finishes which is consistent with the age of the building. Improvements can be made at the time of redecoration.
3.6.8
Shelves and hanging rails in cupboards look in good condition and feel firm.
3.6.9
Ceiling linings look in fair to poor condition. There are undulations in the surface indicting that they are partially separating from the supporting structure.
3.6.10
Ceiling linings in the main living area are sagging in several locations. There are significant undulations in the surface. This indicates that they are separating from the supporting structure.
3.6.11
Linings to walls look in fair condition. There are marks and damage which is consistent with the age of the building. There are cracked and peeling paint finishes in several locations. Improvements can be made at the time of redecoration. Plasterwork repairs will be required.
Page 10 of 20
Repairs and improvements to the lounge room ceiling linings will be required in the short term.
2337 Range Road, Goulburn NSW 2580
3.6.12
Timber windows throughout look in fair condition only. They were found in working order when tested at random. The bathroom window could not be opened at the time of the inspection. There is significant paint work finishes peeling from the inside of windows. There is evidence of leaks at window frames. This indicates that windows do not adequately seal when closed.
Renovation of the interior faces of windows is required. Improvements to windows when closed to allow for a good seal will be required. A qualified tradesperson will be required to carry out renovations on the interior faces of windows. Removing of damaged paint finishes and repainting will be required.
3.6.13
There is an exposed section of original light fitting switch at the small office at the rear right corner of the building. Cover plate for the switch is missing which is exposing live wiring. This is inadequate. This is a hazard.
Immediate repairs to light switch fitting is required.
3.6.14
There is a section of damaged plasterboard lining below the window at the rear right side office which indicates there has been a leak from the window in this location.
Area of plasterwork repair is required. Improvements to the window to prevent leaks will be required. There is heavy water staining on the base of the window and window sill. It could not be determined if the window leaks remain.
3.6.15
Brickwork in the main fireplace looks in good condition with no significant cracks.
Page 11 of 20
2337 Range Road, Goulburn NSW 2580
3.6.16
There is a large wood burner installed at the fireplace. Fabric seals at the door are perished.
Wood burner should be tested by a qualified chimney sweep to determine if there are any leaks or maintenance is required.
3.6.17
Kitchen bench top and cabinetry look in fair condition. Drawers and doors were found in working order. There is wear to the units which is consistent with the age of the cabinetry. There is damaged veneer at edges of cabinetry.
3.6.18
Free standing stove, range hood, sink and dishwasher look in fair condition.
All electrical wiring, meter box and appliances need to be checked by a qualified electrician. The checking of any electrical item is outside the scope of this report. It is recommended that a licensed electrician be consulted for further advice. All plumbing needs to be inspected and reported on by a plumber. It is recommended that a licensed plumber be consulted for further advice.
3.6.19
Tiles have been removed from the wall linings around the laundry tub.
Completion of tiling around the laundry tub is required.
Laundry tub looks in good condition. It is not securely fastened. 3.6.20
Toilet in the separate WC looks in fair condition and was found in working order.
3.6.21
There is an undulation in the flooring at the separate WC. Cause could not be determined. Please refer to comments in 3.5 sub floor space.
3.6.22
AS 3786 – Advises that Smoke Detectors are required for all buildings where people sleep.
Page 12 of 20
It is recommended that an electrician be consulted to advise on those installed or install these detectors.
2337 Range Road, Goulburn NSW 2580
3.7
FREE STANDING SHEARING SHED/BARN Item
Recommendation/Comment
3.7.1
Roofing and guttering looks in good condition.
3.7.2
Exterior rustic recycled metal cladding looks in good condition and appears securely fastened.
3.7.3
Horizontal timber ship lap cladding looks in good condition and securely fastened. Sarking has been installed on the inside faces.
3.7.4
Exposed timber beams, rafters and posts at the rear balcony look in good condition with no deflections.
3.7.5
Floor tiling and wall tiling installed throughout the shower rooms and toilets generally look in good condition. There are large gaps at junction between floor and wall tiles in the shower recesses and toilet areas. This will allow for leaks. There is a series of cracked and loose tiles at the ladies shower recess and toilet. Section of tiling repair in this location will be required.
3.7.6
Toilets look in good condition and appear securely fastened.
3.7.7
Taps could not be tested at the water was switched off at the time of the inspection.
3.7.8
Internal doors generally look in good condition and were found in working order. Paint work finishes have not been completed on the entrance door to the toilets and disabled toilet doors.
3.7.9
Concrete paths installed around the building look in good condition. There are a series of cracks. There has been minor differential settlement at cracks.
Page 13 of 20
Tiling repairs will be required. Testing of showers to determine if a leak is present is recommended.
2337 Range Road, Goulburn NSW 2580
3.7.10
Large timber ramp looks in good condition.
3.7.11
Timber steps and landing at the front of the building look in fair condition. A number of decking boards are lifting due to loose fixings. There are significant splits to treads. Replacement of treads may be required in the medium term.
3.7.12
Hardwood timber floor boards look in good condition and appear securely fastened with no significant spring or squeak.
3.7.13
Wood burner looks in fair condition.
3.7.14
Exposed wall frames and roof frames in the main hall look in good condition with no deflections. Timber work does appear securely fastened. Additional supports and collar ties have been installed to the original structure.
3.7.15
Timber sliding doors were found in working order. There is weathering to the exterior timber work. There is damage to the timber edges at the outside faces of timber doors. Cause of damage could not be determined.
3.7.16
Timber decking installed at the rear balcony looks in good condition and remains firm when walked upon.
3.7.17
Timber handrail and balustrading installed at the rear balcony looks in fair condition. Handrail and balustrading is heavily weathered. A large number of fixings are lifting from balustrading. This indicates that they are inadequately secured.
Page 14 of 20
Securing of balustrading is required.
2337 Range Road, Goulburn NSW 2580
4.0
Accessibility & Limitations 4.1
Weather: Fine.
4.2
Is the dwelling occupied or furnished: The properties were occupied and furnished.
4.3
The Areas Inspected: Roof exterior, building exterior, site, roof space, sub floor space and building interior.
4.4
Areas not Accessible: There was limited access in the sub floor space at the front and right side of the property. Further inspection of these areas is strongly recommended once access has been obtained. (No inspection was made of concealed frame timbers or any areas concealed by wall linings/sidings, soil, landscaping, rubbish, floor coverings, furniture, pictures, appliances, stored items, insulation, hollow block/posts or any other obstruction to visual inspection).
4.5
Areas where Inspection was obstructed and reason why:
4.6
Limitations to the Inspection and Report:
4.7
Details of Apparent concealment of possible defects: Plants, carpet, furniture and stored items may conceal defects.
4.8
Information provided to the inspector that has a bearing on the Inspection: None.
Page 15 of 20
2337 Range Road, Goulburn NSW 2580
5.0 Summary and Conclusion The purpose of this inspection is to provide advice to the prospective purchase named on the front of this report or other interested party regarding the condition of the property at the time of the inspection. The inspection comprised a visual assessment of the property to identify defects and to form an opinion regarding the generally condition of the property at the time of the inspection. This incidence of minor defects in the residential building in comparison to the average condition of similar buildings of approximately the same age that have been reasonably well maintained is considered typical to high. This incidence of major defects in the residential building in comparison to the average condition of similar buildings of approximately the same age that have been reasonably well maintained is considered typical. Therefore the overall condition of this Residential Dwelling in the context of its age, type and generally expectations of similar properties is average to below average. This summary is supplied to allow for a quick and superficial overview of the inspection results. This summary is NOT the report and cannot be relied upon on its own. This summary must be read in conjunction with the full report and not in isolation from the report. If there should happen to be any discrepancy between anything in the report and anything in this summary, the information in the Report shall override that in this summary.
6.0 Agreement As 4349.1 - 2007 requires a written agreement for Building inspections which are not carried out within 2 days of the instruction to proceed. The following document will have been mailed to you regardless of time constraints. Agreement No: 160505 Were there any changes to the Inspection Agreement? Date of Agreement: 30/11/16 If Yes then; Time of Agreement: 12.00pm Date the Changed Agreement was accepted:
No
Changes made:
7.0 Cracks Where cracks to masonry walls and concrete slabs or elsewhere appear to be of structural significance they are detailed in Significant Items and it is recommended that a structural engineer be employed to inspect them. There are cracks and signs of movement to brickwork piers due to significant weathering of mortar joins. Page 16 of 20
2337 Range Road, Goulburn NSW 2580
8.0 External Timber Structures Where there are external timber structures it is recommended that:
A detailed analysis of the condition and structural stability be carried out by a structural engineer Annual inspections by a structural engineer be carried out Care is taken not to overload the structure
TERMS AND CONDITIONS 1.0
This report attempts to identify any significant defects that are reasonably obvious at the time of the inspection.
2.0 2.1
This is not a TIMBER Pest Inspection nor is it a Comprehensive Report on Timber Decay. This is a visual inspection only limited to those areas and sections of the property fully accessible and visible to the Inspector on the date of the Inspection. Where Timber Pest damage has been noted it is recommended a Timber Pest Inspection and Report to AS 4349.3 – 1998 is carried out and the damage assessed by a qualified Builder.
2.2
Mildew and non-wood decay fungi - is commonly known as mould. However, mould and their spores may cause health problems or allergic reactions such as asthma and dermatitis in some people. No inspection for mould was carried out at the property and no report on the presence or absence of mould is provided. If in the course of the inspection, if mould happened to be noticed it may be noted in the report. If mould is noted as present within the property or if you notice mould and you are concerned as to the possible health risk resulting from its presence then you should seek advice from your local council, state or commonwealth government health department or a qualified expert such as an industry hygienist.
3.0
The report does not cover the testing of electrical, drainage, plumbing or gas unless otherwise indicated in the report. It does not cover any mechanical or electrical equipment such as pumps and motors. This type of equipment will not be turned on without prior approval of the owner.
4.0
Compensation will only be payable for losses arising in contract or tort sustained by the Client named on the front of this report. Any third party acting or relying on this Report, in whole or in part, does so entirely at their own risk. However, if ordered by a Real Estate Agent or a Vendor for the purpose of Auctioning a property then the Inspection Report may be ordered up to seven (7) days prior to the auction, copies may be given out prior to the auction and the Report will have a life of 14 days during which time it may be transferred to the purchaser. Providing the purchaser agrees to the terms of this agreement then they may rely on the report subject to the terms and conditions of this agreement and the Report itself. Note: In the ACT under the Civil Law (Sale of Residential Property) Act 2003 and Regulations the report resulting from this inspection may be passed to the purchaser as part of the sale process providing it is carried out not more than three months prior to listing and is not more than six months old.
5.0
This report is not a report as to compliance or otherwise with ordinances or regulations made pursuant to Local Government Act. The inspector does not include detection of work which has not been approved.
Page 17 of 20
2337 Range Road, Goulburn NSW 2580
6.0
Comments cannot be made on defects that have been concealed. This includes, but is not limited to, leaks which are conditional on the weather conditions and cannot be observed until there has been rain.
7.0
This report does not make an assessment of the structural strength of any element of any building. If the structural strength is to be assessed a practicing structural engineer should be employed.
8.0
This report does not comment on any heritage, security, noise, or environment concerns or fire protection including bush fire hazards.
9.0
This report cannot comment on underground drainage, which cannot be observed at the time of the inspection.
10.0
In accordance with Australian Standard AS 4349.1-2007, areas requiring a ladder longer than 3.6mtrs have not been inspected.
11.0
This report does not comment on the condition of swimming pools, pool fencing, pool enclosures and the filtration equipment. We recommended inspection by a qualified pool installer and that inquiry is made concerning compliance with Local Government Regulations.
12.0
This report cannot comment on items that could not be assessed on the day of the inspection because of lack of access or lack of visibility because of being covered by furnishings, fittings or cover plates. Nothing can be dismantled.
13.0
This report cannot comment on cracks in roof tiles or other roof damage that cannot be seen from the ground.
14.0
The scope of this report does not include the carpet, window coverings or light fittings. If they are mentioned it is to give a general overview only.
15.0
The giver of this report will not be liable for the following: – 15.1
Matters which are claimable on the builder of the property or the vendor which, are claimable pursuant to an insurance policy or a contract between the purchaser and either of those parties.
15.2
Matters which occur after occupation and require some time to become apparent. This includes, but is not limited to, leaking shower recesses and blocked sewers that cannot always be observed until the water supply has been continuously used in a normal manner for some time.
16.0
The giver of this report will not be liable for any repair or replacement carried out on the property by the purchaser or the purchaser’s nominee where liability for that repair or replacement is with the giver of this report. The purchaser shall notify the giver of this report of the alleged need for that repair or replacement before any work is carried out and the giver of this report may undertake that work either themselves or by their nominees.
17.0
Details of description of condition
18.0
17.1
Very good condition means that the condition of the item is above average. In the opinion of the inspector no obvious repair or maintenance is needed. Normal regular maintenance may still be required.
17.2
Good condition means that the condition of the item is average for its age and design. Minor cleaning or maintenance may be required.
17.3
Fair condition means that the item requires repair, cleaning or maintenance in the near future to return to its good condition.
17.4
Poor condition means that in the opinion of the inspector considerable repair, cleaning or maintenance is required immediately or that the item requires replacement.
This report will not necessarily indicate if there have been repairs such as to a roof structure, if the repairs appear sound or are concealed.
Page 18 of 20
2337 Range Road, Goulburn NSW 2580
19.0
Asbestos disclaimer: – no inspection for asbestos was carried out at the property and no report on the presence or absence of asbestos is provided. Buildings built prior to 1982 may have wall and/or ceiling sheeting and other products including roof sheeting that contains asbestos. Sheeting should be fully sealed. If concerned or if the building was built prior to 1990 or if asbestos is noted as present within the property then you should seek advice from a qualified asbestos removal expert as to the amount and importance of the asbestos present and the cost of sealing or removal. Drilling, cutting or removing sheeting or products containing asbestos is a high risk to peoples’ health. You should seek advice from a qualified asbestos removal expert.
20.0
No liability shall be accepted on an account of failure of the report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for inspection is denied by or to the inspector (including but not limited to or any area(s) or section(s) so specified by the report.
21.0
Complaints Procedure In the event of any dispute or claim arising out of, or relating to the Inspection or the Report, You must notify Us as soon as possible of the dispute or claim by email, fax or mail. You must allow Us (which includes persons nominated by Us) to visit the property (which visit must occur within twenty eight (28) days of your notification to Us) and give Us full access in order that We may fully investigate the complaint. You will be provided with a written response to your dispute or claim within twenty eight (28) days of the date of the inspection. If You are not satisfied with our response You must within twenty one (21) days of Your receipt of Our written response refer the matter to a Mediator nominated by Us from the Institute of Arbitrators and Mediators of Australia. The cost of the Mediator will be borne equally by both parties or as agreed as part of the mediated settlement. Should the dispute or claim not be resolved by mediation then the dispute or claim will proceed to arbitration. The Institute of Arbitrators and mediators of Australia will appoint an Arbitrator who will hear and resolve the dispute. The arbitration, subject to any directions of Arbitrator, will proceed in the following manner: (a) The parties must submit all written submissions and evidence to the Arbitrator within twenty one (21) days of the appointment of the Arbitrator; and (b) The arbitration will be held within twenty one (21) days of the Arbitrator receiving the written submissions. The Arbitrator will make a decision determining the dispute or claim within twenty one (21) of the final day of the arbitration. The Arbitrator may, as part of his determination, determine what costs, if any, each of the parties are to pay and the time by which the parties must be paid any settlement or costs. The decision of the Arbitrator is final and binding on both parties. Should the Arbitrator order either party to pay any settlement amount or costs to the other party but not specify a time for payment then such payment shall be made within twenty one (21) days of the order. In the event You do not comply with the above Complaints Procedure and commence litigation against Us then You agree to fully indemnify Us against any awards, costs, legal fees and expenses incurred by Us in having your litigation set aside or adjourned to permit the foregoing Complaints Procedure to complete.
22.0
Definitions 22.1
Page 19 of 20
Inspectors Opinion of Frequency of Defects 22.1.1
High: The frequency and/or magnitude of defects are beyond the inspector’s expectations when compared to similar buildings of approximately the same age which have been reasonably well maintained.
22.1.2
Typical: The frequency and/or magnitude of defects are approximately the inspector’s expectations when compared to similar buildings of approximately the same age which have been reasonably well maintained.
2337 Range Road, Goulburn NSW 2580
22.1.3
22.2
Inspectors Opinion of Overall Condition of Building 22.2.1
22.2.2
22.2.3
22.3 22.4
Low: The frequency and/or magnitude of defects are beyond the inspector’s expectations when compared to similar buildings of approximately the same age which have been reasonably well maintained.
Above Average: The overall condition is above that consistent with dwellings of approximately the same age and construction. Most items and areas are well maintained and show a reasonable standard of workmanship when compared with building of similar age and construction. Average: The overall condition is consistent with dwellings of approximately the same age and construction. There will be areas or items requiring repair or maintenance. Below Average: The Building and its parts show significant defects requiring major repairs or reconstruction of major building elements.
Major Defect: is a defect requiring building works to avoid unsafe conditions, loss of function or further worsening of the defective item. Minor Defect: Any defect other than what is described as a major defect.
23.0 Cracking (Refer to Appendix E of AS 4349.1-2007) The presents of cracks in any building element may indicate an appearance defect, a serviceability defect or a structural defect. The expected consequence is unknown. It is recommended that a structural engineer be employed to inspect any cracks. 24.0 Terminology The Definitions below apply to the TYPES OF DEFECTS associated with individual items/parts or inspection areas. Damage: The building material or item has deteriorated or is not fit for its designed purpose. Distortion, Warping, Twisting: The item has moved out of shape or moved from its position. Water Penetration, Dampness: Moisture has gained access to unplanned and/or unacceptable areas. Material Deterioration: The item is subject to one or more of the following defects: rusting, rotting, corrosion, decay. Operational: The item or part does not function as expected. Installation: The installation of an item is unacceptable, has failed or is absent. 25.0
No inspection for Magnesite Flooring was carried out at the property and no report on the presence or absence of Magnesite Flooring is provided. You should ask the owner whether Magnesite Flooring is present and/or seek advice from a Structural Engineer.
26.0
This report should not be relied upon if the contract for sale becomes binding more than thirty days after the initial inspection. A re-inspection after this time is essential.
Page 20 of 20
2337 Range Road, Goulburn NSW 2580
