Building Inspection of
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 "Redbank" 2213 Taralga Rd Laggan For Leanne Houghton 31/01/2017 12.00pm
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 – this is a presale report. 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.
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2213 Taralga Rd, Laggan NSW 2583
2.0Description of Building and General Comments This is a single storey stone and brickwork house constructed with timber window frames with replacement aluminium windows and replacement corrugated metal roofing. In my opinion this property is in good condition. There are maintenance issues and redecoration that is recommended throughout the report. It is essential that the whole of the report be read. See below for details.
3.0 Significant Items 3.1
ROOF EXTERIOR Item
3.1.1
3.1.2
Corrugated metal roofing looks in good condition with no significant undulations that would indicate damage or movement within the internal roof structure. Colour finishes on the surface of metal roofing has faded. Fading of colour finishes does not affect the longevity of the roofing sheet.
Recommendation/Comment Repainting of roofing will improve appearance.
Heads of fixings securing the roofing appears securely fastened and wellspaced. There is surface rust to heads of fixings. Surface rust can transfer to the roofing penetrations over the long term. Monitoring of rust at the heads of fixings over the medium to long term will be required. Treating of fixings and repainting of fixings may be required within the medium to long term.
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2213 Taralga Rd, Laggan NSW 2583
3.1.3
Metal gutters look in good condition.
3.1.4
Antennas and communication dishes look in good condition and appear securely fastened.
3.1.5
Flue protruding from the roofline looks in good condition and remains vertical.
3.1.6
Brickwork chimneys generally look in good condition. There is weathering of the mortar joins at the right side chimney. No significant cracks could be visually inspected from the ground level.
Monitoring of the weathering at the mortar joins over the medium term will be required. Repointing work may be required with the medium to long term.
3.1.7
Timber beams, rafters at the wrap around verandah look in good condition with no significant deflections. Timber work does appear securely fastened and well supported.
3.1.8
Metal lattice support post supporting the wrap around verandah beams look in good condition and remain securely fastened.
3.1.9
There are two timber support posts at the Resealing and repainting of timber work wrap around verandah at the rear. Paint is recommended. work finishes have pealed from the face of timber. There is weathering and splitting of the timber work at the left corner post.
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2213 Taralga Rd, Laggan NSW 2583
3.2
MAIN BUILDING EXTERIOR Item
Recommendation/Comment
3.2.1
Hardwood timber decking at the wrap around verandah looks in good condition and remains firm when walked upon. There are a number of lifting fixings.
Resecuring of lifting fixings is recommended.
3.2.2
Front entrance timber fly screen door looks in good condition and was found in working order. Additional timber trim has been installed around the door to allow it to be secured and closed adequately. Timber trim is unpainted. Fixing holes are exposed.
Sealing of fixing holes and repainting of timber work is recommended.
Front entrance timber door and door jamb look in good to fair condition. Original paint work finishes have been removed.
Completion of paint work finishes at the exterior of the door is required.
3.2.3
3.2.4
Replacement aluminium windows have been installed in the original timber window frames. They look in good condition and appear well fitted. Additional sealant has been installed at the junction between the aluminium frames and timber frames.
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2213 Taralga Rd, Laggan NSW 2583
3.2.5
Timber window frames look in fair condition. There is cracked and damaged paint work finishes. Areas of paint work have been rubbed back.
Completion of removal of damaged paint work finishes and repainting of timber window frames is recommended. Work should be carried out within the short to medium term. Original exterior paint rendered brickwork walls look in good condition with no significant cracks. Rendered finishes are consistent.
3.2.6
There is staining of the exterior render finishes and brickwork at the front right corner of the building at the wrap around verandah. This indicates there is capillary action of moisture through the exterior brickwork.
Resealing of brickwork prior to repainting will improve appearance. There is no significant damage at this stage.
3.2.7
Section of additional infill brickwork has been carried out at the rear left corner of the building. This indicates that an exterior door way has been in filled at the time of renovations. Infill brickwork appears well matched.
3.2.8
Timber window frames at the rear left corner of the building have been repainted. Paint work finishes have been completed to a good standard. They have a good appearance. Aluminium window frames have been repainted. There is minor wear to the paint work finishes at the leading edges.
3.2.9
Rear laundry timber entrance door and timber and glass door look in good condition and were found in good working order.
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2213 Taralga Rd, Laggan NSW 2583
3.2.10
Extension brickwork installed at the rear of the building looks in good condition. It appears well installed. An articulation join has been installed at the junction between the original brickwork and extension brickwork.
3.2.11
There is a large hot water unit located at the rear. It has a manufactured date of 2002. It is well founded on a concrete slab.
3.2.12
There are several exposed PVC sewer pipes at the rear and right side of the building. They look in good condition with no evidence of leaks.
3.2.13
Timber eave lining boards installed at the rear and right side of the building generally looks in good condition. Paint work finishes are damaged and peeling.
3.2.14
Stone exterior walls at the rear and right Repointing work may be required side of the building look in good within the medium to long term. condition. There are no significant cracks or signs of movement through the mortar joins. There has been minor weathering of mortar joins in several locations. There is no significant damage at this stage. Mortar in original stone brickwork does require regular maintenance and monitoring.
3.2.15
Concrete window sill at the right side window has cracked. There is a small gap at the junction between the window sill and timber window frame.
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Removal of peeling paint and repainting is recommended.
Small concrete repair to reseal the junction between window sill and window frame is recommended. This will improve appearance.
2213 Taralga Rd, Laggan NSW 2583
3.2.16
PVC downpipes look in good condition and appear securely fastened with no evidence of leaks.
3.3
SITE Item
3.3.1
Main entrance gravel driveway and parking area looks in good condition. Gravel finish is consistent.
3.3.2
Stone pavers with gravel paths look in good condition. Pavers do remain firm when walked upon.
3.3.3
Large open timber pergola on the right side of the building looks in good condition. Posts remain well founded in the ground.
3.3.4
There is a PVC rain water storage tank located at the rear right corner of the building. It looks in good condition with no evidence of leaks. A water pump can be identified adjacent to the hot water unit at the rear of the building.
3.3.5
Metal rotary hoist looks in fair condition and remains well founded in the ground.
3.3.6
Large metal garage looks in good condition with the doors in working order. Roofing and cladding appears securely fastened. Concrete slabs look in good condition with the surface smooth indicating they have been laid to a good standard at the time of installation.
3.3.7
Timber framed storage room has been installed at the interior of the garage. It appears well constructed. Exterior plasterwork finishes have not been repainted.
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Recommendation/Comment
2213 Taralga Rd, Laggan NSW 2583
3.3.8
Free standing concrete original farm building at the rear of the property looks in good condition. It has been renovated. Replacement roof structure and roofing has been installed. Aluminium and glass sliding door has been fitted and was found in working order. Power and lighting has been installed on the interior. Area was utilised as an office at the time of the inspection. Vendor informs me that insulation has been installed below the roof sheets.
3.3.9
Metal wire and star picket fencing installed around the main house and paddock looks in good condition and remains firm.
3.4
ROOF SPACE Item
3.4.1
Timber roof structure including rafters, purlins, supports, hanging beams, ceiling joists look in good condition. There are no significant deflections.
3.4.2
There is replacement roofing battens installed.
3.4.3
Combination sarking and insulation has been installed below roof sheets.
3.4.4
Modern fibreglass insulation has been installed above living area ceilings and has been well fitted.
3.4.5
3.4.6
Recommendation/Comment
Skylight boxes passing through roof space look in good condition with no water run marks or stains. There is a section of timber decay to a cross member support at the rear right corner of the roof space. This is directly above the roof hatch. Area was dry at the time of the inspection. This does indicate that there has been a minor leak
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Monitoring of damaged timber cross brace for movement over the medium term is recommended. Small carpentry repair and replacement timber may be required if movement is identified.
2213 Taralga Rd, Laggan NSW 2583
from the roof sheets in the past. There is no significant damage.
3.4.7
Brickwork chimneys passing through the roof space look in good condition and remain vertical. There are a series of water run marks on the surface of brickwork at the left side chimney breast. This indicates that there has been a leak from the flashing in the past. There is no evidence the leak persists. Vendor informs me that the flashings at the chimney have been replaced.
3.5
SUB-FLOOR Item
3.5.1
Recommendation/Comment
There is no access to the sub floor space below the internal floors. Ventilation holes can be clearly seen around the building.
3.6
MAIN BUILDING - INTERIOR Item
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 and the pressure was good.
3.6.2
Doors and door furniture look in good condition and were found in working order. There is missing door furniture and handle to the rear left corner bedroom. There is a missing door closing
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Recommendation/Comment
Additional door furniture is required.
2213 Taralga Rd, Laggan NSW 2583
catch at the rear kitchen door. 3.6.3
Timber fittings including skirting, architraves, door jambs and window sills look in good condition. Timber work is well painted. There are marks which is consistent with the age of the building.
3.6.4
Carpets installed in the bedrooms and the main living area looks in good condition. There is minimal wear in high trafficked areas.
3.6.5
Vinyl flooring installed in the main hallway looks in fair condition. It is partially lifting at the edges adjacent to the front entrance door.
3.6.6
Replacement tongue and groove particle board flooring can be seen below the vinyl flooring in the main hallway. This indicates that major renovations have been carried out to replace flooring and potentially floor structure. Vendor informs me that the floor joists and bearers have been replaced at the time of renovations. Further details can be obtained from the vendor.
3.6.7
Brickwork fireplace and timber mantle installed at the front left corner bedroom looks in good condition. There are no significant cracks to brickwork. Timber work is well painted.
3.6.8
The reverse brickwork fireplace in the main living area looks in good condition. A replacement brickwork hearth has been installed. Vendor informs me that this fireplace is in working order. There is wear to the mortar joins at the brickwork at the rear of the fireplace.
3.6.9
Skylight in the main walk in bedroom wardrobe and bathroom look in good condition. Towel has been installed at the skylight in the walk in wardrobe. Vendor informed me the towel is to
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Monitoring of mortar joins over the medium term will be required. Area of repointing of brickwork may be required within the medium term. Flue should be tested by a qualified chimney sweep prior to use.
2213 Taralga Rd, Laggan NSW 2583
prevent a draft. 3.6.10
Shelves and hanging rails in the walk in wardrobe look in good condition and appear firm. They appear well supported.
3.6.11
Aluminium windows throughout look in good condition.
3.6.12
Timber lining boards installed at ceilings look in good condition and appear securely fastened and well finished.
3.6.13
Wood burner in the middle living area looks in good condition. Flue has been enclosed with the plasterboard wall. There is no skirting installed at the junction between the plasterboard wall and carpet.
Installation of additional skirting will improve appearance.
3.6.14
Hearth tiles installed in front of the wood burner look in fair condition. They remain firm. They have not been grouted.
Grouting of floor tiles at hearth is recommended.
3.6.15
Corked floor tiles installed at the kitchen fireplace are partially lifting. Resecuring may be required in the short to medium term.
3.6.16
Corked floor tiles through the kitchen diner generally look in fair condition and do remain firm when walked upon. There is wear which is consistent with the age of the material.
3.6.17
3.6.18
Kitchen bench top and cupboards generally look in good condition with the doors and drawers in working order. There is wear which is consistent with the age of the units. There is a gap developing between the kitchen bench top and splash back wall tiles towards the front left corner of the building. This indicates that there has been movement of the cabinetry and floor over the life of the building.
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Further investigation by a qualified tradesman would be required to determine the course of movement. Access to below the floor would be required.
2213 Taralga Rd, Laggan NSW 2583
Flooring remains firm in this location when walked upon. 3.6.19
Floor tiles installed at the laundry and separate WC look in good condition and remain firm.
3.6.20
Laundry cabinetry looks in good condition with the doors in working order.
3.6.21
Toilet looks in good condition and was found in working order.
3.6.22
Basin and vanity in the separate WC looks in good condition and remains firm.
3.6.23
Exterior exposed brickwork wall in the laundry and rear hallway looks in good condition with no significant cracks. There is partial discolouration of the exterior rendered finishes which indicates there is minor moisture that has risen through the exterior brickwork finishes and rendered finishes. There is no sign damage to timber fittings at the door jamb and inter wall for the WC.
3.6.24
Floor and wall tiles in the bathroom look in good condition and remain firm. There are no significant cracks.
3.6.25
Shower recess looks in good condition with the shower tray remaining firm. Shower screen and door look in good condition with the door in working order.
3.6.26 3.6.27
Resealing of the exterior brickwork and repainting will improve appearance.
Free standing roll top bath looks in good condition. Basin and vanity look in fair to poor condition. Vanity top has cracked at the sink.
Page 13 of 20
Replacement vanity or sink is required.
2213 Taralga Rd, Laggan NSW 2583
3.6.28
3.6.29
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. AS 3786 – Advises that Smoke Detectors It is recommended that an electrician are required for all buildings where be consulted to advise on those people sleep. installed or install these detectors.
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2213 Taralga Rd, Laggan NSW 2583
4.0
Accessibility & Limitations 4.1
Weather: Fine.
4.2
Is the dwelling occupied or furnished: The property was occupied and furnished.
4.3
The Areas Inspected: Roof exterior, building exterior, site, roof space and building interior.
4.4
Areas not Accessible: There was no access to the sub floor spaces. 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.
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2213 Taralga Rd, Laggan NSW 2583
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 low. 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 low. Therefore the overall condition of this Residential Dwelling in the context of its age, type and generally expectations of similar properties is average to above 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: 170044 Were there any changes to the Inspection Agreement? Date of Agreement: 30/01/17 If Yes then; Time of Agreement: 10.45am 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.
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2213 Taralga Rd, Laggan NSW 2583
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.
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.
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2213 Taralga Rd, Laggan NSW 2583
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 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.
18.0
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.
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
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2213 Taralga Rd, Laggan NSW 2583
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
22.2
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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.
22.1.3
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.
Inspectors Opinion of Overall Condition of Building
2213 Taralga Rd, Laggan NSW 2583
22.2.1
22.2.2
22.2.3
22.3 22.4
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.
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2213 Taralga Rd, Laggan NSW 2583
B
S
● ACCHUS PARTNER ● BUILDING CONSULTANTS & ACCREDITED CERTIFIERS
[email protected] www.bacchuspartners.com.au 2 Bunberra Street, Bomaderry, NSW 2541
Building Inspection of "Redbank" 2213 Taralga Rd Laggan For Leanne Houghton 31/01/2017 12.00pm
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 – this is a presale report. 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.
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2213 Taralga Rd, Laggan NSW 2583
2.0Description of Building and General Comments This is a single storey stone and brickwork house constructed with timber window frames with replacement aluminium windows and replacement corrugated metal roofing. In my opinion this property is in good condition. There are maintenance issues and redecoration that is recommended throughout the report. It is essential that the whole of the report be read. See below for details.
3.0 Significant Items 3.1
ROOF EXTERIOR Item
3.1.1
3.1.2
Corrugated metal roofing looks in good condition with no significant undulations that would indicate damage or movement within the internal roof structure. Colour finishes on the surface of metal roofing has faded. Fading of colour finishes does not affect the longevity of the roofing sheet.
Recommendation/Comment Repainting of roofing will improve appearance.
Heads of fixings securing the roofing appears securely fastened and wellspaced. There is surface rust to heads of fixings. Surface rust can transfer to the roofing penetrations over the long term. Monitoring of rust at the heads of fixings over the medium to long term will be required. Treating of fixings and repainting of fixings may be required within the medium to long term.
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2213 Taralga Rd, Laggan NSW 2583
3.1.3
Metal gutters look in good condition.
3.1.4
Antennas and communication dishes look in good condition and appear securely fastened.
3.1.5
Flue protruding from the roofline looks in good condition and remains vertical.
3.1.6
Brickwork chimneys generally look in good condition. There is weathering of the mortar joins at the right side chimney. No significant cracks could be visually inspected from the ground level.
Monitoring of the weathering at the mortar joins over the medium term will be required. Repointing work may be required with the medium to long term.
3.1.7
Timber beams, rafters at the wrap around verandah look in good condition with no significant deflections. Timber work does appear securely fastened and well supported.
3.1.8
Metal lattice support post supporting the wrap around verandah beams look in good condition and remain securely fastened.
3.1.9
There are two timber support posts at the Resealing and repainting of timber work wrap around verandah at the rear. Paint is recommended. work finishes have pealed from the face of timber. There is weathering and splitting of the timber work at the left corner post.
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2213 Taralga Rd, Laggan NSW 2583
3.2
MAIN BUILDING EXTERIOR Item
Recommendation/Comment
3.2.1
Hardwood timber decking at the wrap around verandah looks in good condition and remains firm when walked upon. There are a number of lifting fixings.
Resecuring of lifting fixings is recommended.
3.2.2
Front entrance timber fly screen door looks in good condition and was found in working order. Additional timber trim has been installed around the door to allow it to be secured and closed adequately. Timber trim is unpainted. Fixing holes are exposed.
Sealing of fixing holes and repainting of timber work is recommended.
Front entrance timber door and door jamb look in good to fair condition. Original paint work finishes have been removed.
Completion of paint work finishes at the exterior of the door is required.
3.2.3
3.2.4
Replacement aluminium windows have been installed in the original timber window frames. They look in good condition and appear well fitted. Additional sealant has been installed at the junction between the aluminium frames and timber frames.
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2213 Taralga Rd, Laggan NSW 2583
3.2.5
Timber window frames look in fair condition. There is cracked and damaged paint work finishes. Areas of paint work have been rubbed back.
Completion of removal of damaged paint work finishes and repainting of timber window frames is recommended. Work should be carried out within the short to medium term. Original exterior paint rendered brickwork walls look in good condition with no significant cracks. Rendered finishes are consistent.
3.2.6
There is staining of the exterior render finishes and brickwork at the front right corner of the building at the wrap around verandah. This indicates there is capillary action of moisture through the exterior brickwork.
Resealing of brickwork prior to repainting will improve appearance. There is no significant damage at this stage.
3.2.7
Section of additional infill brickwork has been carried out at the rear left corner of the building. This indicates that an exterior door way has been in filled at the time of renovations. Infill brickwork appears well matched.
3.2.8
Timber window frames at the rear left corner of the building have been repainted. Paint work finishes have been completed to a good standard. They have a good appearance. Aluminium window frames have been repainted. There is minor wear to the paint work finishes at the leading edges.
3.2.9
Rear laundry timber entrance door and timber and glass door look in good condition and were found in good working order.
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2213 Taralga Rd, Laggan NSW 2583
3.2.10
Extension brickwork installed at the rear of the building looks in good condition. It appears well installed. An articulation join has been installed at the junction between the original brickwork and extension brickwork.
3.2.11
There is a large hot water unit located at the rear. It has a manufactured date of 2002. It is well founded on a concrete slab.
3.2.12
There are several exposed PVC sewer pipes at the rear and right side of the building. They look in good condition with no evidence of leaks.
3.2.13
Timber eave lining boards installed at the rear and right side of the building generally looks in good condition. Paint work finishes are damaged and peeling.
3.2.14
Stone exterior walls at the rear and right Repointing work may be required side of the building look in good within the medium to long term. condition. There are no significant cracks or signs of movement through the mortar joins. There has been minor weathering of mortar joins in several locations. There is no significant damage at this stage. Mortar in original stone brickwork does require regular maintenance and monitoring.
3.2.15
Concrete window sill at the right side window has cracked. There is a small gap at the junction between the window sill and timber window frame.
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Removal of peeling paint and repainting is recommended.
Small concrete repair to reseal the junction between window sill and window frame is recommended. This will improve appearance.
2213 Taralga Rd, Laggan NSW 2583
3.2.16
PVC downpipes look in good condition and appear securely fastened with no evidence of leaks.
3.3
SITE Item
3.3.1
Main entrance gravel driveway and parking area looks in good condition. Gravel finish is consistent.
3.3.2
Stone pavers with gravel paths look in good condition. Pavers do remain firm when walked upon.
3.3.3
Large open timber pergola on the right side of the building looks in good condition. Posts remain well founded in the ground.
3.3.4
There is a PVC rain water storage tank located at the rear right corner of the building. It looks in good condition with no evidence of leaks. A water pump can be identified adjacent to the hot water unit at the rear of the building.
3.3.5
Metal rotary hoist looks in fair condition and remains well founded in the ground.
3.3.6
Large metal garage looks in good condition with the doors in working order. Roofing and cladding appears securely fastened. Concrete slabs look in good condition with the surface smooth indicating they have been laid to a good standard at the time of installation.
3.3.7
Timber framed storage room has been installed at the interior of the garage. It appears well constructed. Exterior plasterwork finishes have not been repainted.
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Recommendation/Comment
2213 Taralga Rd, Laggan NSW 2583
3.3.8
Free standing concrete original farm building at the rear of the property looks in good condition. It has been renovated. Replacement roof structure and roofing has been installed. Aluminium and glass sliding door has been fitted and was found in working order. Power and lighting has been installed on the interior. Area was utilised as an office at the time of the inspection. Vendor informs me that insulation has been installed below the roof sheets.
3.3.9
Metal wire and star picket fencing installed around the main house and paddock looks in good condition and remains firm.
3.4
ROOF SPACE Item
3.4.1
Timber roof structure including rafters, purlins, supports, hanging beams, ceiling joists look in good condition. There are no significant deflections.
3.4.2
There is replacement roofing battens installed.
3.4.3
Combination sarking and insulation has been installed below roof sheets.
3.4.4
Modern fibreglass insulation has been installed above living area ceilings and has been well fitted.
3.4.5
3.4.6
Recommendation/Comment
Skylight boxes passing through roof space look in good condition with no water run marks or stains. There is a section of timber decay to a cross member support at the rear right corner of the roof space. This is directly above the roof hatch. Area was dry at the time of the inspection. This does indicate that there has been a minor leak
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Monitoring of damaged timber cross brace for movement over the medium term is recommended. Small carpentry repair and replacement timber may be required if movement is identified.
2213 Taralga Rd, Laggan NSW 2583
from the roof sheets in the past. There is no significant damage.
3.4.7
Brickwork chimneys passing through the roof space look in good condition and remain vertical. There are a series of water run marks on the surface of brickwork at the left side chimney breast. This indicates that there has been a leak from the flashing in the past. There is no evidence the leak persists. Vendor informs me that the flashings at the chimney have been replaced.
3.5
SUB-FLOOR Item
3.5.1
Recommendation/Comment
There is no access to the sub floor space below the internal floors. Ventilation holes can be clearly seen around the building.
3.6
MAIN BUILDING - INTERIOR Item
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 and the pressure was good.
3.6.2
Doors and door furniture look in good condition and were found in working order. There is missing door furniture and handle to the rear left corner bedroom. There is a missing door closing
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Recommendation/Comment
Additional door furniture is required.
2213 Taralga Rd, Laggan NSW 2583
catch at the rear kitchen door. 3.6.3
Timber fittings including skirting, architraves, door jambs and window sills look in good condition. Timber work is well painted. There are marks which is consistent with the age of the building.
3.6.4
Carpets installed in the bedrooms and the main living area looks in good condition. There is minimal wear in high trafficked areas.
3.6.5
Vinyl flooring installed in the main hallway looks in fair condition. It is partially lifting at the edges adjacent to the front entrance door.
3.6.6
Replacement tongue and groove particle board flooring can be seen below the vinyl flooring in the main hallway. This indicates that major renovations have been carried out to replace flooring and potentially floor structure. Vendor informs me that the floor joists and bearers have been replaced at the time of renovations. Further details can be obtained from the vendor.
3.6.7
Brickwork fireplace and timber mantle installed at the front left corner bedroom looks in good condition. There are no significant cracks to brickwork. Timber work is well painted.
3.6.8
The reverse brickwork fireplace in the main living area looks in good condition. A replacement brickwork hearth has been installed. Vendor informs me that this fireplace is in working order. There is wear to the mortar joins at the brickwork at the rear of the fireplace.
3.6.9
Skylight in the main walk in bedroom wardrobe and bathroom look in good condition. Towel has been installed at the skylight in the walk in wardrobe. Vendor informed me the towel is to
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Monitoring of mortar joins over the medium term will be required. Area of repointing of brickwork may be required within the medium term. Flue should be tested by a qualified chimney sweep prior to use.
2213 Taralga Rd, Laggan NSW 2583
prevent a draft. 3.6.10
Shelves and hanging rails in the walk in wardrobe look in good condition and appear firm. They appear well supported.
3.6.11
Aluminium windows throughout look in good condition.
3.6.12
Timber lining boards installed at ceilings look in good condition and appear securely fastened and well finished.
3.6.13
Wood burner in the middle living area looks in good condition. Flue has been enclosed with the plasterboard wall. There is no skirting installed at the junction between the plasterboard wall and carpet.
Installation of additional skirting will improve appearance.
3.6.14
Hearth tiles installed in front of the wood burner look in fair condition. They remain firm. They have not been grouted.
Grouting of floor tiles at hearth is recommended.
3.6.15
Corked floor tiles installed at the kitchen fireplace are partially lifting. Resecuring may be required in the short to medium term.
3.6.16
Corked floor tiles through the kitchen diner generally look in fair condition and do remain firm when walked upon. There is wear which is consistent with the age of the material.
3.6.17
3.6.18
Kitchen bench top and cupboards generally look in good condition with the doors and drawers in working order. There is wear which is consistent with the age of the units. There is a gap developing between the kitchen bench top and splash back wall tiles towards the front left corner of the building. This indicates that there has been movement of the cabinetry and floor over the life of the building.
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Further investigation by a qualified tradesman would be required to determine the course of movement. Access to below the floor would be required.
2213 Taralga Rd, Laggan NSW 2583
Flooring remains firm in this location when walked upon. 3.6.19
Floor tiles installed at the laundry and separate WC look in good condition and remain firm.
3.6.20
Laundry cabinetry looks in good condition with the doors in working order.
3.6.21
Toilet looks in good condition and was found in working order.
3.6.22
Basin and vanity in the separate WC looks in good condition and remains firm.
3.6.23
Exterior exposed brickwork wall in the laundry and rear hallway looks in good condition with no significant cracks. There is partial discolouration of the exterior rendered finishes which indicates there is minor moisture that has risen through the exterior brickwork finishes and rendered finishes. There is no sign damage to timber fittings at the door jamb and inter wall for the WC.
3.6.24
Floor and wall tiles in the bathroom look in good condition and remain firm. There are no significant cracks.
3.6.25
Shower recess looks in good condition with the shower tray remaining firm. Shower screen and door look in good condition with the door in working order.
3.6.26 3.6.27
Resealing of the exterior brickwork and repainting will improve appearance.
Free standing roll top bath looks in good condition. Basin and vanity look in fair to poor condition. Vanity top has cracked at the sink.
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Replacement vanity or sink is required.
2213 Taralga Rd, Laggan NSW 2583
3.6.28
3.6.29
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. AS 3786 – Advises that Smoke Detectors It is recommended that an electrician are required for all buildings where be consulted to advise on those people sleep. installed or install these detectors.
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2213 Taralga Rd, Laggan NSW 2583
4.0
Accessibility & Limitations 4.1
Weather: Fine.
4.2
Is the dwelling occupied or furnished: The property was occupied and furnished.
4.3
The Areas Inspected: Roof exterior, building exterior, site, roof space and building interior.
4.4
Areas not Accessible: There was no access to the sub floor spaces. 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.
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2213 Taralga Rd, Laggan NSW 2583
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 low. 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 low. Therefore the overall condition of this Residential Dwelling in the context of its age, type and generally expectations of similar properties is average to above 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: 170044 Were there any changes to the Inspection Agreement? Date of Agreement: 30/01/17 If Yes then; Time of Agreement: 10.45am 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.
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2213 Taralga Rd, Laggan NSW 2583
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.
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.
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2213 Taralga Rd, Laggan NSW 2583
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 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.
18.0
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.
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
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2213 Taralga Rd, Laggan NSW 2583
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
22.2
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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.
22.1.3
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.
Inspectors Opinion of Overall Condition of Building
2213 Taralga Rd, Laggan NSW 2583
22.2.1
22.2.2
22.2.3
22.3 22.4
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.
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2213 Taralga Rd, Laggan NSW 2583
