PROPERTY DESCRIPTION:

Orientation

Building Type:

INTERIOR LAYOUT: The main dwelling contains:-

AGE:

GENERAL SUMMARY:

SUMMARY OF OBSERVATIONS & MAJOR DEFECTS:

AREAS INSPECTED:

Areas Not Accessible

All areas with less than 400mm crawl space were not accessible.

Areas concealed by stored items, furniture, fixtures & fittings within dwelling. (The dwelling was occupied at the time of inspection).

Areas concealed by fixtures & fittings within dwelling. (The dwelling was not occupied at the time of inspection).

No access could be gained under front porch concrete slab on fill flooring.

No access could be gained under concrete slab on ground flooring

No access could be gained into the roof void of the skillion roof/s

No access was gained to lower roof void.

No access was gained into the dwelling attached to the inspected dwelling

Areas where Visual Inspection was Obstructed

The dwelling was occupied at the time of the inspection.

The dwelling was not occupied at the time of the inspection.

Thermal insulation over ceiling linings.

Sarking to underside of roof of dwelling.

Stored items located within the garage

Air conditioning ducting located within the roof void of the dwelling.

Plant overgrowth against the exterior of the building/s

CEILINGS

The fabric of the ceilings appears to be gypsum plasterboard.

The ceilings appeared to be in a satisfactory condition.

The cornices have cracks that may need repair prior to decoration. Cracks to cornices are common in this type of construction.

The gypsum plasterboard ceiling linings have not been installed as per Australian Standard, it is common for ceilings of this type not to fully comply with the Australian Standard. Ceilings appear to be satisfactory and no repairs appear necessary.

SMOKE DETECTORS:

ALARM:

WALLS:

The fabric of the walls appears to be gypsum plasterboard on timber frame.

Internal wall linings appear to be in a generally satisfactory condition.

The internal walls were checked with a moisture meter at the time of the inspection and found to be generally dry.

The gypsum plasterboard linings often have visible joints under certain lighting conditions, this is commonly known as shadowing. This is common in this type of material.

DOORS:

Timber doors with paint finishes and/or aluminium sliding doors.

Aluminium sliding doors may need new wheels as part of general ongoing maintenance.

Glazed doors appear not to have safety glass installed, the glass could cause bodily injury if broken.

Door panels have indentations and markings that are consistent with the age of the dwelling.

The doors generally appeared to be in adequate working order

WINDOWS:

Aluminium windows

Aluminium sliding windows may need new wheels as part of general ongoing maintenance.

No higher than normal moisture readings were recorded around the aluminium windows at the time of the inspection.

No broken panes of glass were observed at the time of the inspection.

Windows appeared to be in satisfactory working order at the time of the inspection.

WOODWORK:

The standard of the joinery and condition of the woodwork in paint finish appears to be satisfactory.

Woodwork has markings and indentations consistent with the age of the dwelling.

The timber architraves and skirting boards appear to have been installed in a tradesman's like manner.

FLOORS:

Suspended timber flooring and/or suspended concrete flooring and/or concrete slab on ground flooring.

Bathrooms have tiled flooring with visible floor wastes.

Kitchen has tiled flooring.

Other flooring has wall to wall carpets and/or tile floor coverings.

Flooring of the dwelling appears to be generally level, the flooring was not checked with a spirit level and the floors may have slight falls.

Timber flooring that may have been installed very tight without adequate allowance for expansion will often creak during periods of higher humidity.

The flooring appears to be uneven under floor coverings, the cause of the uneven flooring could not be adequately determined without the removal of the floor coverings. Repairs to the uneven flooring may be needed in future.

HEATING/COOLING:

No fixed heating or cooling appliances observed at the time of the inspection

STAIR:

Internal closed tread timber stair with carpeted coverings appeared to be in a satisfactory condition.

Stored items located under the closed tread internal timber stairs partially obstructed visual inspection of stair timbers, as the timbers have direct contact with ground flooring it is possible that termites may go undetected.

Stair timbers have direct contact with ground flooring, it is possible that termites may go undetected.

KITCHEN:

The kitchen has laminated particle board benchtop, electric stove, non ducted rangehood over stove and tiled flooring.

No significant water hammer was heard in kitchen taps at the time of the inspection.

The interface of the kitchen benchtop and the tiled splashback may need to be sealed to minimise moisture penetrating the rear of the kitchen cupboards.

The shelving under the kitchen sink has visible moisture damage due to higher humidity and leaks, repairs may be needed.

The kitchen cupboard doors may need to be eased and adjusted as part of general ongoing maintenance.

The kitchen cupboards have chipped and marked surfaces.

BATH/SHWR/TOILET:

The bathroom flooring has tiled floor covering. There is a visible floor waste.

The bathroom appears to be generally satisfactory

The fixtures appeared to be in a generally satisfactory condition.

The bath and shower recesses and surrounding areas were tested and there were no visible signs of significant water penetration to surrounding areas.

There was no significant water hammer at the time of the inspection.

The tiled wall of the bath has no vents fitted, these are important as condensation will form on the exterior of the bath when filled with hot water. The moist conditions could attract termite activity. It is recommended to have vents installed.

The spa function of the bath was not tested at the time of the inspection. To correctly check the function of the spa the bath would need to be filled with water and the spa operated. It would be prudent to have this item checked, possibly by a plumber or other professional who is qualified to check this item.

Toilet bowl is stable, no cracks in porcelain and no leaking seals detected at the time of inspection.

The vanity unit within the bathroom appeared to be generally satisfactory.

Extraction fan fitted.

SHOWER/TOILET: ensuite

The ensuite flooring has tiled floor covering. There is no visible floor waste.

The ensuite appears to be generally satisfactory

The fixtures appeared to be in a generally satisfactory condition.

The shower recess and surrounding areas were tested and there were signs of apparent water penetration to surrounding areas.

There was a water hammer heard at the time of the inspection.

Toilet bowl is unstable and needs to be re-bedded to the tiled flooring by a plumber, no cracks observed in porcelain and no leaking seals detected at the time of the inspection.

Toilet bowl is stable, no cracks in porcelain and no leaking seals detected at the time of inspection.

The vanity unit within the bathroom appeared to be generally satisfactory.

The vanity unit within the bathroom appeared to have moisture damage and may need future repair/replacement.

No extraction fan fitted.

SHOWER/TOILET:

The bathroom flooring has tiled floor covering. There is a visible floor waste.

The bathroom appears to be generally satisfactory

The fixtures appeared to be in a generally satisfactory condition.

The shower recess and surrounding areas were tested and there were no visible signs of significant water penetration to surrounding areas.

There was no significant water hammer at the time of the inspection.

Toilet bowl is unstable and needs to be re-bedded to the tiled flooring by a plumber, no cracks observed in porcelain and no leaking seals detected at the time of the inspection.

Toilet bowl is stable, no cracks in porcelain and no leaking seals detected at the time of inspection.

The vanity unit within the bathroom appeared to be generally satisfactory.

The vanity unit within the bathroom appeared to have moisture damage and may need future repair/replacement.

Extraction fan fitted.

BATH/SHOWER:

The bathroom flooring has tiled floor covering. There is a visible floor waste.

The bathroom appears to be generally satisfactory

The fixtures appeared to be in a generally satisfactory condition.

The bath and shower recesses and surrounding areas were tested and there were no visible signs of significant water penetration to surrounding areas.

There was no significant water hammer at the time of the inspection.

The vanity unit within the bathroom appeared to be generally satisfactory.

Extraction fan fitted.

BATH/TOILET:

The bathroom flooring has tiled floor covering. There is a visible floor waste.

The bathroom appears to be generally satisfactory

The fixtures appeared to be in a generally satisfactory condition.

The bath recess and surrounding areas were tested and there were no visible signs of significant water penetration to surrounding areas.

There was no significant water hammer at the time of the inspection.

Toilet bowl is unstable and needs to be re-bedded to the tiled flooring by a plumber, no cracks observed in porcelain and no leaking seals detected at the time of the inspection.

Toilet bowl is stable, no cracks in porcelain and no leaking seals detected at the time of inspection.

The vanity unit within the bathroom appeared to be generally satisfactory.

The vanity unit within the bathroom appeared to have moisture damage and may need future repair/replacement.

Extraction fan fitted.

TOILET:

The toilet has tiled floor covering. There is a visible floor waste (drain).

The toilet appears to be generally satisfactory

The toilet bowl is stable, no cracks observed in porcelain and no leaking seals detected at the time of the inspection.

No extraction fan fitted.

TOILET:

The toilet has tiled floor covering. There is a visible floor waste (drain). The fixtures appeared to be in a generally satisfactory condition.

The toilet appears to be generally fair

The toilet bowl is stable, no cracks observed in porcelain and no leaking seals detected at the time of the inspection.

No extraction fan fitted.

LAUNDRY:

The laundry has tiled flooring with no visible floor waste. The laundry fixtures appeared to be in a generally satisfactory condition.

Laundry fixtures appeared to be in working order.

No extraction fan has been installed, the use of a clothes drier creates humidity, it is important to extract this humidity when using the close drier, excessive moisture will reduce the material durability of fixtures and linings within the laundry.

SERVICES:

The water lines where visible are of copper pipe and water pressure appeared normal in all taps.

No significant water hammer was heard at the time of the inspection.

The water flow appeared to be satisfactory.

Water hammer may increase at night when the water pressure in the pipes increases.

If water hammer occurs a plumber can fit a pressure equaliser valve on the water line to minimise water hammer.

The water lines where visible are copper pipe and water pressure was normal at the time of the inspection. It would be prudent to have all services including electrical wiring, plumbing lines, smoke testing of sewerage, smoke testing of stormwater etc' checked by appropriately qualified contractors.

It is not possible for the inspector at the time of the inspection to test the expected performance of stormwater drains or roof drainage, gutter systems, capping and/or roof leaks during normal or heavy rain conditions. The inspector is unable to assess and/or examine the condition of stormwater drainage for blockages and/or obstructions and/or breaks and/or faulty joints. Therefore no comment can be made on their condition and/or performance.

Trees near guttering can deposit leaves in guttering and drains, cause blockages, accelerated deterioration of materials and tree roots often damage in-ground services.

Water hammer refers to the banging noises often associated with a plumbing system. It is caused by sudden changes of water pressure in the pipes, especially in longer runs of loose pipe. Water hammer has numerous causes, although in simplified terms, water that flows through a tap and pipes is abruptly shut off the inertia of the water tries to compress the water in the tap, which then pushes back causing a shock wave. The same can happen in reverse when the tap is suddenly opened.

In the majority of cases this shock wave is absorbed by the plumbing system. In some cases where the shut off is severe and pipes are loose a loud banging of the pipes can be heard. The sounds are amplified if the loose pipes vibrate and/or bang against the frame of the building and/or other pipes.

The main problem occurs in the fixtures that use large amounts of water and the water passes through large openings and/or solenoid valves where pressure variation is greater. These areas often include the washing machine and dishwasher.

The initial remedy where access is available is to secure all pipes with saddles to the building frame. This will minimise the transfer of sound into the building frame. You may also need to install a pressure equaliser valves (water hammer arrestor) in the plumbing line.

A pressure equaliser valve is a shock absorber that absorbs the shock wave created by sudden shut off, prior to the shock wave having a chance to back up the system. Pressure equaliser valves need to be installed by a plumber, as close as possible to the offending fixture and/or elbow and/or T-junction to minimise the shock passing through long lengths of pipe.

HOT WATER SERVICE:

The hot water unit is an electric unit with mains pressure. The unit has a 315 litre storage capacity, located along the southern side of dwelling, externally. The units date of manufacture is undetermined.

No indication can be given as to the life expectancy of the hot water unit as failure is likely to occur at any time.

As a guide, mains pressure hot water units have an expected life of 8 to 12 years. Hot water units nearing, or older than, this age are generally considered to be nearing the end of unit durability.

GAS:

DUCTED VACUUM SYSTEM:

ANTENNA:

ELECTRICAL:

ATTIC/ROOF TIMBERS:

Trussed timber framed roof.

Conventional timber framed roof.

Thermal insulation over ceiling linings, the thermal insulation obstructed visual inspection of the ceiling joists and wall top plates.

No thermal insulation over ceiling linings

Sarking to the underside of roof tiles, the sarking conceals the roof tile battens and the underside of roof tiles.

No sarking to underside of roof tiles.

Stored items located within the roof void at the time of the inspection.

Air conditioning ducting located within the roof void partially obstructed visual inspection of the roofing timbers at the time of the inspection.

Obsolete hot water unit is located within the roof void, the unit appears to have been disconnected and drained of fluids.

No access could be gained into the roof void of the skillion roof.

No access could be gained into the lower level roof void.

Roof trusses were observed visually and appeared to have been levelled, the trusses were not checked with a spirit level and therefore the trusses may have slight lean.

Lead flashing to base of dutch gable end is torn and may need future repair.

The gable ends had evidence of moisture penetration when viewed from within the roof void.

This building report does not include any identification or detection of any pests, pest related issues should be detailed in a pest report.

ROOF:

The inspected building has a concrete tiled hip & valley roof.

The valley metals appear to be satisfactory.

The valley metals appear to have rusted surfaces and future replacement of valley metals may be considered.

The ridge and hip tile mortar appeared generally satisfactory, localised pointing of mortar may be needed as part of general ongoing maintenance.

Skillion roofing attached to the rear of the dwelling, the skillion roofing appeared to be satisfactory.

The roof was observed from a 3.6 meter ladder along the edges of the roof where possible, it is not common practice to climb onto the roof for inspection as damage may occur.

Slight deflections observed in the roof line, the deflections were checked and appear to be of a non structural nature.

The interface of the skillion roofing and the tiled roofing does not appear to be an ideal detail, no leaks to surrounding areas were observed at the time of the inspection.

No rotary extraction fan has been fitted to the roof line, it would be prudent to have a rotary extraction fan (whirlybird) fitted to the roof line.

The roof may need to be upgraded in the foreseeable future.

No comment has been made on the condition of penetration flashings as leaks to this type of flashing often occur during periods of rain as sealants are exposed to extreme variations in weather conditions, future repairs to penetration/s may be needed as part of general ongoing maintenance.

GUTTERS/DOWNPIPES:

Internal condition of the guttering appeared to be reasonable. The internal condition of the downpipes appeared adequate.

Downpipes appear to be connected to the dispersal system.

No significant leaks were detected at the time of the inspection.

The guttering contains leaf litter and silt, silt will retain moisture for extended periods of time therefore increasing the deterioration of the guttering material significantly.

It is recommended to have the guttering cleaned on a regular basis as part of general ongoing maintenance.

The downpipes have holes created close to ground level, this often indicates that the stormwater dispersal system is blocked. Further inspection of the dispersal system by a plumber may be needed.

EAVES/FASCIAS:

The eaves soffit linings appear to be fibro.

The timber fascias appeared to be satisfactory at the time of the inspection.

EXTERNAL WALLS:

The external walls are face brick, no significant structural faults were observed.

The external brickwork has visible cracks, these cracks would need to be monitored over time by an appropriate professional, ideally any cracks should be assessed by a structural engineer.

Timber posts attached to the external walls have direct contact with the ground and termites could go undetected, it is recommended to alter this detail.

The soil levels along the side of the dwelling need to be lowered as termites could go undetected.

The weep holes and dampcourse are partially concealed by raised soil levels and termites could go undetected.

Plant overgrowth against the external walls could provide pests with concealed entry points, it is recommended to remove plant growth away for external walls of the dwelling to deter possible termite damage.

The concrete slab edge is not adequately exposed and soil levels should be lowered, the slab edge should have 50mm - 100mm exposed around the entire building where possible, an exposed slab edge enables visual detection of termite mud trails during periodic visual termite inspections.

The finished level of paths attached to external walls of the dwelling have finished level above dampcourse and termites could go undetected.

WINDOWS EXTERIOR:

The external condition of windows was generally satisfactory.

DAMP:

Internal walls were checked with moisture meter at the time of the inspection.

No significant damp was detected at the time of the inspection in the internal walls.

DAMPCOURSE:

Dampcourse where sighted at the time of the inspection appeared to be effective.

SUB-FLOOR:

The ground of the sub-floor areas appeared to be generally dry at the time of the inspection.

The ventilation of the sub-floor areas appears to be in-adequate. Improvements to the cross flow ventilation of the sub-floor should be considered.

The sub floor is accessible from the rear side of the dwelling.

FOUNDATIONS:

Brick pier and/or brick engaged pier and/or brick dwarf wall foundations.

Foundations generally appeared to be load bearing.

Foundations appear to have settled over time and wedges may need to be inserted between floor bearers and foundations for ongoing support of live loads.

No significant cracks were observed to dwarf wall foundations of dwelling.

Cracks were observed to the foundations of the dwelling, all cracks are a concern and should ideally be assessed by a structural engineer then monitored by an appropriate building professional over time for possible future movement.

It is recommended to cut additional openings in dwarf wall foundations to increase cross flow ventilation within the sub-floor.

Concrete slab on ground flooring has undetermined foundations.

PATHWAYS/DRIVEWAY:

The crossover of council nature strip to street is a sealed surface.

The driveway appeared to be generally adequate.

Paths and paved surfaces appeared to be generally even.

The site drainage appears to be generally adequate.

FENCES:

Timber paling fences and/or metal colorbond fences.

Timber paling fences were partially concealed by plant overgrowth.

Timber paling fences were found to be weathered. This is consistent with the age of the materials.

Localised repairs to fences is needed to prolong material durability.

Fences appeared to be generally stable.

RETAINING WALLS:

The timber and/or sandstone and/or masonry and/or brick retaining walls appeared to be stable with no evidence of significant slippage and/or movement at the time of the inspection.

Timber garden sleepers and/or timber retaining walls have direct contact with the ground and could conceal termite activity and/or damage. It is recommended to consider replacing these timbers with masonry products to deter termite activity.

Timber retaining walls have evidence of decay, timber retaining walls often attract and/or conceal termite activity. Timbers in direct contact with ground appear to have a reaction with soils that will naturally attract termites as part of the natural decay process.

Treated timbers may generally have a greater durability than natural timbers but are still susceptible to termite damage and decay.

CARPORT:

Metal carport attached to the side of the dwelling, the carport appeared to be satisfactory for the intended purpose.

GARAGE:

Garage has brick and/or lined walls, lined soffit and motorised roller doors. The garage has internal access door from within dwelling.

The concrete flooring of the garage has cracked surfaces.

The garage contained stored items and furniture at the time of the inspection.

Concrete slab on ground flooring is sometimes placed in (two or more) separate pours of concrete, therefore creating a cold joint or a control joint in the concrete, it is common for termites to gain concealed entry through a cold joint or expansion joint or control joint, cold joints are commonly located under the common wall of garage and the habitable area of the dwelling.

FRONT PORCH:

Concrete flooring of the front porch has tiled surfaces.

The front porch area appeared to be in a satisfactory condition.

PERGOLA:

Timber pergola with roofing attached to the rear of the inspected dwelling.

External timbers of the pergola are weathered, it is important to properly seal and/or paint these timbers to minimise decay and maximise material durability.

Timber posts of the pergola have direct contact with the ground and termites could go undetected, timbers in contact with the ground will also decay rapidly, it is recommended to sperate these timbers from the ground, this can be achieved by either lowering soil levels and/or installing metal staunches to base of timber posts.

Exposed timbers will often develop decay on the top side of the timbers, this decay may be concealed and may only become evident when decay is advanced.

Note: Pergola does not necessarily comply with the appropriate Australian Standard.

TIMBER DECKING:

Timber decking attached to the rear of the dwelling.

External timbers of the decking are weathered, it is important to seal and paint these timbers to prolong material durability and minimise future decay.

The decking handrail has localised decay, future repairs may be needed.

The decking timbers have ground contact and termites could go undetected.

No access was gained under the timber decking, decay and pest damage could go undetected.

EXTERNAL STAIRS:

Open tread external timber stairs.

The open tread stairs have timber in direct contact with the ground, termites could go undetected, it would be prudent to consider separation of timbers from the ground to deter possible termite damage and moisture wicking into timber.

External timber stairs have weathered sections.

Closed tread external stair appears to be generally satisfactory

BALCONY:

Tiled concrete balcony attached to the front of the dwelling.

Drainage of the balcony appears to be satisfactory.

The interface of the balcony and the external wall had no obvious signs of moisture penetration to surrounding areas.

The handrail of the balcony appears to be satisfactory.

The balcony has slight cracks, no immediate repairs appear necessary.

GARDEN SHED/S:

Self standing metal garden shed located in the rear yard appears to be adequate for the intended purpose.

The door of the garden shed may need future repair.

The garden shed contained stored items at the time of the inspection.

The garden shed has inadequate flooring and may need future improvements.

CABANA:

Self standing timber framed cabana located in the yard.

Timbers of the cabana are weathered, it is recommended to seal and/or paint these timbers to minimise decay and maximise material durability.

The timber posts of the cabana have direct ground contact and termites could go undetected, it is recommended to separate timbers from the ground by installing metal staunches to the base of the timber posts.

Exposed timbers often develop concealed decay on the top side of the timbers, this decay may only become evident when the decay is advanced.

GAZEBO:

Self standing timber gazebo located in the yard.

Timbers of the gazebo are weathered, it is recommended to seal and/or paint these timbers to minimise decay and maximise material durability.

The gazebo posts of the pergola have direct ground contact and termites could go undetected, it is recommended to separate timbers from the ground by installing metal staunches to the base of the timber posts.

Exposed timbers often develop concealed decay on the top side of the timbers, this decay may only become evident when the decay is advanced.

GRANNY FLAT:

Self standing timber framed granny flat located in yard with metal skillion roof, concrete slab on ground flooring fibro clad walls and access door from yard.

The timber frame of the granny flat has direct contact with the ground and termites could go undetected.

The external walls of the granny flat have direct contact with the ground and termites could go undetected.

No access could be gained along the southern side of the granny flat, termite damage may go undetected.

The internal flooring of the granny flat has tiles and/or carpeted floor coverings.

No bodily access could be gained into the roof void of the granny flat.

The granny flat contained furniture and stored items the time of the inspection.

The kitchen of the granny flat appeared to be generally satisfactory.

The granny flat bathroom appeared to be satisfactory. The walls surrounding the shower recess had no signs of significant moisture penetration to the surrounding areas.

The granny flat toilet has ceramic tiled floor covering. There is a visible floor waste (drain). The fixtures appeared to be in a generally satisfactory condition.

The granny flat toilet bowl is stable, no cracks observed in porcelain and no leaking seals detected at the time of the inspection.

No exhaust fan fitted.

WORKSHOP:

Workshop located under the dwelling.

The timber bench and shelving in the workshop appeared to be satisfactory.

The workshop has exposed concrete flooring with slight cracks.

Timber furniture within the workshop has direct contact with ground flooring and therefore termites could go undetected, it is recommended to consider altering this detail.

CONCLUSION:

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DISCLAIMER OF LIABILITY:

DISCLAIMER OF LIABILITY TO THIRD PARTIES:

60 REPORT PICTURE PAGES:

IMPORTANT NOTE:

The following pictures are illustrations of some of the items mentioned in the report, these photos are an aid to understanding the written report and are not intended to define the extent and/or location of reported damage and/or infestations and/or defects that may be shown.

NON DESTRUCTIVE STRUCTURAL PEST INSPECTION REPORT

Property Description

Self Standing Building

Areas Not Accessible

All areas with less than 400mm crawl space were not accessible.

Areas concealed by stored items, furniture, fixtures & fittings within dwelling. (The dwelling was occupied at the time of inspection).

Areas concealed by fixtures & fittings within dwelling. (The dwelling was not occupied at the time of inspection).

No access could be gained under front porch concrete slab on fill flooring.

No access could be gained under concrete slab on ground flooring

No access could be gained into the roof void of the skillion roof/s

No access was gained to lower roof void.

No access was gained into the dwelling attached to the inspected dwelling

Areas where Visual Inspection was Obstructed

The dwelling was occupied at the time of the inspection.

The dwelling was not occupied at the time of the inspection.

Thermal insulation over ceiling linings.

Sarking to underside of roof of dwelling.

Stored items located within the garage

Air conditioning ducting located within the roof void of the dwelling.

Plant overgrowth against the exterior of the building/s

Visual Evidence Of Dormant/Inactive Subterranean Termites:

Termite Damage – Not Observed. Concealed Termite Damage is Suspected.

No visible evidence of significant dormant/Inactive termite activity was sighted at the time of the inspection, due to our observation of conditions conducive to termite activity and/or concealed termite entry at the time of our inspection, a real possibility exists that termite damage does exist as documented research carried out in 1982-83 shows that at least 1 in 5 New South Wales properties have a history of termite damage (Hadlington & Gerozisis), if aged termite damage is inactive and dry then current termite detection technology is generally unable to detect this dormant/inactive termite damage.

Termite Damage – Observed. Concealed Termite Damage is Suspected.

Visible evidence of significant dormant/Inactive termite activity was sighted at the time of the inspection, due to our observation of conditions conducive to termite activity and/or concealed termite entry at the time of our inspection, a real possibility exists that termite damage does exist as documented research carried out in 1982-83 shows that at least 1 in 5 New South Wales properties have a history of termite damage (Hadlington & Gerozisis), if aged termite damage is inactive and dry then current termite detection technology is generally unable to detect this dormant/inactive termite damage.

This report does not itemise all areas of termite damage observed rather has identified the presence of termite damage to property, this would need to be determined by a special purpose report. This report does not presume severity of termite damage observed.

Visual Evidence Of Current Termite Activity:

Current Termite Activity:- Not Observed

Current Termite Activity:- Observed

Coptotermes spp. Schedorhinotermes spp.

No visual evidence of termite activity was found at time of the inspection.

During changing weather conditions termite activity will often retreat out of termite workings that are located at a distance from the termites nest to warm the nest and nursery surrounding the termite queen as the termites nest needs a constant temperature at all times for reproduction.

Risk Of Future Termite Activity:

The building o considered to have a low to moderate risk of future termite activity at some time in the future.

The building is considered to have a moderate risk of termite activity at some time in the future.

The building is considered to have a moderate to high risk of termite activity at some time in the future

The building is considered to have a high risk of termite activity at some time in the future.

The building is considered to have a higher than normal risk of termite activity at some time in the future

The building is considered to have a significantly higher than normal risk of termite activity at some time in the future.

Previous Termite Protection:

No evidence of previous termite treatment in accordance to AS 3660.1 and/or 3660.2-2000 was observed at time of inspection.

Evidence of previous termite treatment in accordance to AS 3660.1 and/or 3660.2-2000 was observed at time of inspection.

Evidence of previous termite treatment was observed but this treatment does no appear to have been carried out in accordance to AS 3660.1 and/or 3660.2-2000, a termite preventative treatment is recommended.

Areas Conducive To Termites & Other Observations:

Termites – Conducive conditions were not observed.

Termites – Conducive conditions observed.

All areas not accessible and/or obstructed for inspection are to be considered as conducive.

New Timbers:

New or repaired timberwork

Some timbers appear to be new or not the original timbers. This replacement may have been due to timber pest attack or some other factor. We recommend if you are using this report to purchase this property, further enquiries should be made to determine the reason for timber replacement.

Some timbers appear to be new or not the original timbers. This replacement may have been due to timber pest attack or some other factor. Affected subfloor timbers

Termite Treatment Recommendation:

Termite treatment - Not Currently Recommended. A preventative/barrier termite treatment in accordance with Australian Standards 3660.2-2000 to control and/or deter Subterranean Termites from infesting and causing damage to the property is Not Currently Recommended.

Termite treatment - Recommended. A preventative/barrier termite treatment in accordance with Australian Standards 3660.2-2000 to control and/or deter Subterranean Termites from infesting and causing damage to the property is recommended.

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Future Periodic Structural Pest Inspections Recommendation:

Periodic Pest Inspection Recommendation – It is strongly recommended that a structural pest inspection and report should be carried out at least once every Three months based on observations made at time of inspection.

Periodic Pest Inspection Recommendation – It is strongly recommended that a structural pest inspection and report should be carried out at least once every Four months based on observations made at time of inspection.

Periodic Pest Inspection Recommendation – It is strongly recommended that a structural pest inspection and report should be carried out at least once every Six months based on observations made at time of inspection.

Periodic Pest Inspection Recommendation – It is strongly recommended that a structural pest inspection and report should be carried out at least once every Twelve months based on observations made at time of inspection.

Invasive Inspection:

A More Invasive Physical Inspection Is Available And Recommended

A More Invasive Physical Inspection Is Available, Further Invasive Inspection in not currently recommended based on observations made at the time of the inspection.

Visible drain leaks:

No significant leaks to sewer pipes and/or stormwater pipes and/or water pipes was observed at the time of the inspection.

Leaks to sewer pipes and/or stormwater pipes and/or water pipes was observed at the time of the inspection, moisture could attract termites and/or cause other damage.

BORERS

Visual evidence Of Borer Activity:- Not Observed

Visual evidence Of Borer Activity:- Observed

No significant Lyctus brunneus (Powderpost beetle) evidence was located at time of inspection.

Lyctus brunneus (Powderpost beetle) evidence was located at time of inspection.

No significant Anobium punctatum (furniture beetle) evidence was located at the time of the inspection in the dwelling.

Anobium punctatum (furniture beetle) evidence was located at the time of the inspection in the dwelling.

Evidence Of Damage Caused By Wood Decay (Rot) By Fungi:

Wood Decay Fungi - Localised

Wood Decay Fungi - Not Observed

Timber fences are aged with localised decay.

External timbers have initialising decay at joints, it is important to properly seal the timbers to minimise further decay and maximise material durability.

External timbers are weathered, it is important to seal these timbers to maximise material durability.

No significant wood decay was located at the time of inspection.

All external timbers have normal weathering.

Chemical Delignification:

Chemical Delignification – Not Observed

Chemical Delignification – Observed

The chemical delignification was observed within the roof void of the inspected dwelling at the time of the inspection.

Mortar Bees:

Mortar Bee Damage – Not Observed

Mortar Bee Damage – Observed

Ant Capping:

Ant Capping – Generally Satisfactory

Ant Capping – Partially Unsatisfactory

Ant Capping – Unsatisfactory

No ant capping has been installed as this was not a common building practice at the time the building was constructed.

The joints in the ant capping have not been fully soldered and termites could go undetected.

Ant capping has evidence of corrosion, therefore the ant capping is considered in-adequate as ant capping can not serve the intended purpose.

Sub-Floor Ventilation:

Sub-Floor Ventilation – Generally Adequate

Sub-Floor Ventilation – Partially Inadequate

Sub-Floor Ventilation – Inadequate

Ventilation to the sub-floor areas appeared to be in-adequate. Additional openings need to be cut in sub-floor dwarf walls to improve the cross flow ventilation.

Glossary of Terms These terms are provided for a lay person to have some understanding of common building terms. Ant cap a shaped metal shield which is placed on top of a pier or stump and below bearers or other supporting timber members to delay, and expose during periodic inspections any movement of termites from soil to timber sections of a building Backfill soil placed into an excavation after placement of concrete, masonry, pipes, timber or other building material Bagging method of finishing brickwork with an application of thin mortar slurry to the face, Hessian bag for texture (at times precoloured) Baluster upright infill members between stair or balcony and handrail Balustrade framework of handrails (banisters) and uprights (balusters), that form protective barriers at open side of staircase or balcony Bargeboard fascia board, usually timber, fixed to the visible sloping edge of a roof Barge capping a timber or metal or fibro cap that covers the top of the bargeboard & edge of the roof surface Batt 50 to 80 mm thick rectangular, flat-surfaced insulating material inserted between ceiling joists or wall studs to improve the insulation of the building Batten a small timber member used to fix linings, claddings or roof materials to timber frames. Bay window a window or group of windows forming a bay or recess in a room and projecting outward from the general line of the external wall Beam a horizontal, load bearing structural member supported at two or more points Bearer a sub-floor structural member spanning between piers or walls and supporting the joists Bottom plate a horizontal member forming the base of a structural wall (generally 100x50 timbers covered by internal linings) Box gutter a concealed roof gutter used between roofs, behind parapets or in valleys Brick tie a galvanised or stainless steel wire strip, built into brickwork at regular spacing to link internal and external sections of wall either in veneer or full brick construction Brick veneer type of construction in which a structural timber frame is tied to single-brick external wall that is non load bearing Building regulations rules (usually council) that control public health and safety, and the quality and acceptable standards of construction of any building Bullnose the rounding of a corner into quarter of a circle Cantilever beam a beam with one unsupported end projecting beyond a support Cathedral ceiling a ceiling which follows surface of the roof structure, sometimes with roof timbers left exposed Caulking waterproof sealing of joints with pliable or flexible compound (eg silicone, no more gaps) Ceiling joists a structural member, usually timber, to which the ceiling linings are fitted Cladding external covering to walls, other than wet applied finish Clerestory window a window in the upper part of a room to admit light from the above and adjacent roof Collar tie horizontal structural roof-framing member that ties opposite roof rafters together to prevent roof frame spread or deflection at the centre of the rafters, usually above underpurlins Colonising flight the flight of alate or reproductive (winged) termites from the nest in late spring (November) or early autumn (March) Column free standing vertical structural member, generally rectangular or round, supporting structure above Common brick type of bricks generally used for walls that will later be cement-rendered or painted (also known as ‘comers’) Compressed fibre cement sheet extra high density sheeting made from cement and fibre, used for water-resistant flooring or wall cladding in wet areas (eg bathrooms) Conduit protective casing for electrical or communication cables, especially for use in exposed situations Coping capping or covering on top of wall or pier as decoration and to protect masonry from water penetration from above Cornice ornamental moulding used to conceal the joint between ceiling and wall or column Corrugated type of sheet, usually corrosion resistant, which is strengthened for the use in construction by being formed into an alternating series of grooves and ridges Course single row or layer of bricks or masonry Coving a concave moulding, usually between the interface of wall and ceiling or flooring Cupping distortion of (usually) wide timber boards showing curvature across the grain, causing the broad surface to be concave Curing process of improving the quality of concrete by preventing rapid drying out of concrete, by either keeping constantly wet or sealing surface to minimise evaporation Cut & fill method used to provide level area on sloping site. The uphill part of the slope is cut away and the soil removed is used as fill on the lower slope immediately below Dado the lower portion of wall above the skirting when finished in contrast to remainder of wall (eg wood panelling) Dampcourse a continuous layer of impervious material placed in a masonry wall to prevent the upward or downward movement of moisture (commonly referred to as DPC) Dead load the weight of the structure itself, including floor, roof, framing and covering members, plus any permanent loads Decking material forming the covering for a deck or roof Deflection the displacement of a loaded structural member or system in any direction, measured from it’s no-load position, after loads have been applied Design load the load specified by building codes, state or city authorities or owner’s or architect’s specifications to be used in the design of the structural frame of a building – it varies according to local conditions and building use Door furniture metal accessories for a door (eg handles, hinges, latches, locks, bolts, escutcheons etc’) Door jamb the vertical sides of a door frame Dormant 1. Lying asleep or as if asleep; inactive. 2. Latent but capable of being activated: “a harrowing experience which... lay dormant but still menacing” (Charles Jackson). 3. Temporarily quiescent: a dormant volcano. See Synonyms at inactive. See Synonyms at latent. 4. In a condition of biological rest or inactivity characterized by cessation of growth or development and the suspension of many metabolic processes. (Copied from dictionary.com) Dormer window a vertical window in a sloping roof with its own gable projection through the main roof slope Double glazing form of glazing incorporating two panes of glass with air space between them, providing better sound and thermal insulation Double-hung window a window with two sashes which both slide vertically over one another and are balanced by cords & weights or springs (balancers) Downpipe a metal, plastic or fibro pipe for conveying rainwater from roof to a stormwater drain, ground level, tank. Or other part of building Dressed timber usually used for joinery purposes that has passed through a planning machine to produce smooth surfaces Drip groove a weathering groove or recess on the underside of a sill or head near the outer edge, to prevent the horizontal passage of moisture and to shed any rainwater Dwarf wall a brick wall from footing to the underside of the suspended floor framing Eaves part of the roof that overhangs the exterior walls Eaves gutter a preformed or specially made open drain, fixed to the fascia board, for collecting and carrying away rainwater from roof to downpipes Eaves soffit linings sheeting or boarding which is fitted as lining material to underside of eaves Engaged pier a pier built into masonry wall, usually attached to dwarf wall supporting floor framing Expansion joint a vertical or horizontal joint in a construction which permits thermal expansion-contraction or creep Face brick visible high-quality brick, primarily used in brickwork where no render or paint finish is to be applied Fall the differences in level between two points, or the slope of a flat roof, gutter or drain Fanlight a sash placed over a door opening Fascia wide board fixed to the lower end of the roof rafters Fibreboard cladding or lining formed by compressed fibre into low-, medium – or high density building board Fibrous plaster gypsum plaster cast in sheets, which is reinforced with sisal or fibreglass fibres Fittings items such as light fittings that can be removed without causing damage to a property Flashing a strip or sleeve of impervious material (such as galvanised metal, lead or copper) dressed or fitted to shed water, or to cover a joint to prevent penetration of moisture Flight an unbroken series of steps from on flor or landing to another Floor framing structural timbers supporting the flooring or floorboards Flue the passage provided by vent or chimney structure as an outlet for gases and smoke Flush joint a joint between two materials where both pieces and the jointing material, if any, that lie on the same plane Footing the structural base of wall or pier supporting the mass of the building transferring the load to the foundation Formwork temporary moulds including supporting framework to contain fresh concrete until it hardens to become self-supporting Foundation that portion of the ground supporting the mass of the building Frass borer droppings or dust Freestanding a building that stands unattached to any other buildings Gable a vertical wall or panel that forms a triangular portion under the roof surface Galvanising bonding of zinc protective coating over steel or iron to prevent corrosion ( rust) Glazing 1. fitting of glass to sashes opening or doors 2. a smooth surface of clay products that have been fired in a manner that seals the surface Grout mortar, usually fluid, for filling joints or cracks (eg in brickwork, wall or floor tiles, or concrete) Gutter a preformed or specially made channel or drain for collecting and carrying away rainwater from roof to downpipes Hanging beam a structural beam supporting ceiling joists Hardwood timber that has come from trees that have broad leaves and flowers, it is the wood structure that determines if timber is a hardwood or a softwood. Head the top section of a frame, over an opening Header brick laid so that the narrower end is visible Highlight a window above the roof or over another part of a building used to admit light or provide ventilation Hip roof shape where the sloping surfaces are pitched on all sides of building Hob brickwork that is raised above floor level, usually around a bath, shower or fireplace Homeguard A termite physical barrier that is installed as a dampcourse, essentially a plastic impregnated with Deltamethrin. Hopper window a window in which the sash is hinged at the bottom and moves inward at the top HVAC is an abbreviation of “Heating, Ventilation and Air Conditioning” Insulation a thermal or acoustic barrier, commonly made from fibreglass, rock wool, expanded polystyrene or reflective foil Jamb vertical sides of frames of a window or door opening Joist a structural timber to which a floor or ceiling is fixed Kalsomine obsolete decorative paint coat fro interior plaster surfaces, prepared from dry powder of whiting (a white chalk) and glue mixed with water Lagging thermal insulation material for covering pipe or duct work Laminate product made by bonding together two or more layers of materials Lining internal coverings to walls or ceiling, usually of framed construction Lintel a horizontal structural member spanning on opening Masonry brick, concrete block, stone, terracotta or other structural units laid in mortar Membrane a thin pliable sheet material, usually impervious Meter box a prefabricated or custom made box to house and enclose a meter board or electricity meters and often fuses. Mortar suitably proportioned mixture (paste) of sand (fine aggregate), cement and/or lime or additives and water for the laying of masonry units Mullion a vertical member dividing a window or door frame into sections Newel a stair post into which the handrail or banister is housed Nogging horizontal blocking fitted between studs to hold them straight, and for fixing of linings Nosing the projecting edge of any flat surface, generally rounded in section (eg the overhanging edge of stair tread or window sill) Obscure glass usually used for privacy, through which objects cannot be clearly seen Organochlorins toxic chemicals that have been used in the past as insecticides, also called cyclodienes. Use of organochlorins is now banned for general use in Australia Organophosphates toxic chemicals used as insecticides and termiticides Pane a single piece of glass fitted or cut to size for a window or door ready for glazing Parapet a low wall that rises above edge of a roof, balcony or terrace Particle board building board made from compressed fibres bonded together with adhesive, it comes in low, medium or high density grades, some particle board has waterproofing added Party wall a wall between two adjoining buildings, which often straddles the boundary Pelmet timber or fabric cover to curtain rod or blind fittings or to sliding door to conceal tracks Pergola an open timber or steel framework over path, terrace, patio or deck, often covered with plants trained over members Pier a vertical structural member of footings in concrete, steel or brick Pier and beam construction a footing system for reactive soils in which the structure has reinforced concrete beams supported on reinforced concrete piers Plasterboard rigid lining board made of a core of gypsum plaster set between and bonded to outer coverings of heavy duty paper Plinth a block or slab on which a pedestal, column, hot water unit or statue is placed. Plywood fabricated wood panels formed by bonding layers together, under heat and pressure, a series of timber veneers at right angles make up layers Pointing the completion of joints v Between ridge or hip or end tiles with matching mortar v Between tiles on walls with mortar of matching colour v In brickwork or masonry by trowelling or mortar into the joints after the structural units are laid Purlin a horizontal structural roof member, either supporting the rafters underneath at right angles or, where there are no rafters, supporting the roof covering Quad moulding with cross-section of quadrant of a circle (quarter round) Rafter a structural member sloping down from ridge to eaves, and providing the principle structural support of the roofing material Render finish (eg cement or plaster) that is applied to brick or masonry walls. Can also be applied to a special type of fibreboard called blue board. Retaining wall a wall built to hold back earth or other solid material, and resist lateral pressure (thrust) from the retained material Reveal the vertical side of an opening such as window or door Ridge the horizontal apex of two roof planes, usually the highest point of the roof Ridge tile concrete or burnt clay tile used for the covering or a ridge or hip of a tiled roof (usually of angular cross section, but sometimes semi circular), fitted together with flanged or overlapping joints Rise the vertical distance through which an element rises (eg rise of the roof, a stair or step) Riser the vertical face of a step in a flight of stairs or vertical drainage or plumbing pipe Rising damp the vertical movement of moisture up masonry, causing unsightly staining and dampness on internal walls Roof truss a structural frame designed to carry the loads of a roof and its coverings over the full span without intermediate support Rot fungal decay of timber, caused by fungus under conditions of excessive moisture and absence of adequate ventilation. Rough-sawn timber direct from the saw – usually used for structural rather than joinery purposes Sapwood in the living tree the wood containing living cells located between the heartwood (deadwood) and the bark. When the tree is felled this section of the tree still retains differences to the heartwood and is prone to attack by some pests Sarking a pliable waterproof membrane fixed under roof or wall covering to collect and discharge any water that may penetrate, often combined with reflective foil to give improved thermal insulation Sash the framed part of a window unit into which the glass is fitted, and which can be moved by pivoting or sliding Sealant group of non-hardening materials, applied in liquid or plastic form between adjacent building materials to seal joints against the penetration of moisture Seasoned timber air or kiln dried timber Setting a trowelled finishing coat of lime putty and/or plaster of paris, applied to cement render or concrete surfaces Settlement downward movement of the soil of any part of the structure that it supports Sheet flooring made up of large rigid sheets Shingles thin pieces of wood, slate or other material, usually oblong in shape and used in overlapping rows for the covering of roofs or walls Shutter a hinged or moveable cover or screen for a window or other opening, usually fixed externally and sometimes louvered Sill a horizontal member at the bottom of a window frame Skillion a roof shape consisting of a single sloping surface without a ridge Skirting moulding to cover the joint between floor and wall lining Skylight a glazed opening in a roof and/or ceiling, designed to admit daylight to the space below Slab on ground a floor system of reinforced concrete with thickened edges placed directly on the ground over a vapour proof membrane Sleeper pier a freestanding pier, usually of masonry, supporting floor framing Soffit the underside of eaves or the visible underside of a beam, lintel, arch, reveal, vault or suspended concrete slab Soffit lining sheeting or boarding fitted as lining material in lined eaves or soffits Softwoods non pored timbers, timbers from trees that grow pine cones and needles. The term does not refer to the hardness of the timber. Span the horizontal distance between points of support for load bearing structural members Stability the resistance of structure to sliding, overturning or collapse Stress grade visual or mechanical strength grading of timber Stringer in stair construction, the inclined structural member on both sides of the stair treads and risers Strip footing poured in a continuous strip (eg under the length of the wall) Strut structural support to a purlin, that transfers load to the wall frame or strutting beam Strutting beam a structural beam used to support struts where no internal walls are available, loads are transferred to other walls Stud a vertical structural member in the wall framing to which lining or cladding can be fixed Sub-floor vent a brick with openings or a brick with steel mesh to provide cross flow ventilation to the sub-floor void. Swarm termites swarm during colonising flight Termites insects that have species that can cause significant damage to timbers in service Termite shield (barrier) termite shields are commonly known as ant capping, ant capping is intended to expose termite workings during periodic inspections of the sub-floor areas Termiticides chemicals used to control termites. Timber framed construction in which the structural member are of timber or depend on a timber frame for support Tongue and groove a strong jointing system for timber boards where on one side is grooved to allow insertion of tongue from adjacent board Top plate a horizontal structural member forming the top side of wall framing, or laid on and strapped to a masonry wall, which carries the ceiling joists and supports rafters Transom the horizontal member of a window frame, door frame, or opening between head and sill Tread the horizontal portion or length of each strip in a stairway Trench mesh steel mesh in lounge narrow lengths for the reinforcement of concrete strip footings Trim mouldings to doors, windows, joinery or openings Trimmer a timber cross member inserted around an opening in timber framing (eg around access holes, skylights, chimneys) Truss a frame designed to carry loads over a full span without intermediate support Underpurlin a horizontal structural roof member supporting the underside of rafter at right angles Valley the intersection of two sloping roof surfaces to form an open drain or gutter Valley board boarding that forms a base or support for the valley gutter, commonly called a valley metal Verge the overhanging edge of the roof covering along the gable Verge capping the timber or metal cap between the top of the barge board and the roof surfaces Verge tile full or half roof tile in any course, fixed parallel to and projecting over or flush with, the verge of a gable roof. Commonly referred to as an end tile. Vermin proofing wire mesh fixed to the bottom plate and set into mortar joint in brick veneer buildings to prevent the entry of vermin (rats, possums etc’) into the wall cavity Wall tie galvanised or stainless steel wire built into cavity walls to bind the inner and outer leaves or to attach a single masonry leaf to the timber frame in brick veneer construction Warp the general term for distortion of timber due to variations in moisture content Water table the natural and variable level of groundwater in soil, usually referring to the upper level of the soil wholly saturated with groundwater Weatherboard types of boards designed to function as an effective exterior wall cladding to timber framed buildings Weathering gradual deterioration of timber or materials exposed to natural elements Weather strip 1. a strip of galvanised steel or plastic built into the horizontal joints of external fibre cement cladding to render them watertight 2. a brass strip set into a threshold to resist the penetration of rain Weep hole a hole or opening placed in the perpendicular joints of a masonry wall above the level of a flashing or at the bottom of a cavity to permit the drainage of any accumulated moisture within the cavity Yard gully a gully which is installed at such a level and position that in the event of the sewer overflowing, any overflow will occur externally without entering the interior of the building AGE FACTORING OF A BUILDING: Affects from weather and climate Temperature and weather can play a big factor in your inspection. For example, a drought may not be the optimal weather condition in which to discover a potential and/or active water problem within the sub-floor or lower areas of a building. To determine the age of the building, start by checking the title, asking the former owners or querying the real estate agent who found it for you. Also, check to see if there is a date on the hot water unit or stamped on other fixtures. Of course, these dates may simply indicate a remodelling date, but they offer some clues. NEW DWELLINGS With new dwellings, expectations of a finished product with little or no problems are justified. Minor items that may need repair commonly found in a new dwelling may include: · Items found on a routine defects list * Gypsum plasterboard jointing and shadowing · Nail popping * Paint touch ups · Scratches and markings to finished woodwork * Missing or poor fitting of miscellaneous hardware · Binding doors * Cracked window panes · Dirty Air Conditioning filters, ducting and vents * Improper ground levels and grading. These items are usually repaired by the builder, though some builders may request that you wait for the one year inspection for these types of repairs. Minor settlement, tape and nail pops, and other plasterboard imperfections are normal. On the other hand, a new dwelling should not show any signs of foundation settlement, water infiltration, severe wall settlement, severely damaged materials (i.e. cladding, roofing, trims etc’), erosion, improperly functioning appliances or mechanical components. Many times, the builder should assume all liabilities and warranties for the dwelling and it’s components for a period of seven years for structural items and three years for minor defects. A recently renovated dwelling may be inspected for traits found in a newer dwelling. THE EARLY YEARS: A dwelling that is 2-10 years old may begin to show minor wear and settlement. Most foundations settlement will commonly have occurred by this time. However, if a drainage problem has been left unresolved, further settlement may result. By this time some ongoing maintenance will be required, such as caulking, painting and annual mechanical maintenance. The dwelling should be structurally and mechanically sound. These are some of the normal conditions expected in a dwelling of this age: · Gypsum plasterboard imperfections * Binding doors · Nail popping * Minor Settlement cracks · Paint touch ups * Improper grading Any severe structural movement or items may be covered under the home or builder’s warranty. MIDDLE AGED DWELLINGS: A dwelling that is 11-20 years old may begin to show more wear, tear and settlement. There may be a need to repair and/or replace some components, such as those affected by localised decay, peeling sealants, failing appliances, aged air-conditioning, cladding, caulking, cosmetic surfaces, minor plumbing, chimney cowls and trays and other items. A metal roof life span is 15-25 years, though this often will vary. The dwelling should be structurally sound and electrical wiring satisfactory at this age. As a building ages, it is normal to expect settlement in areas such as foundations, flooring, walls, roof, ceilings and other areas. Some inherent conditions due to the age are normal. You should expect to upgrade some components even before their life expectancy is reached, even the best maintained and cared for dwelling will need some repairs. Lead paint and asbestos may be present in buildings of this age. HISTORIC & OLD BUILDINGS: The owners of a historic building should be fully aware that the dwelling may have suffered extensive settlement or have outdated building techniques and components. Fireplaces may be built with unlined flues and should be evaluated for safe operation. Settlement, plaster failing, drummy render, cracks, binding doors, uneven flooring, inadequate electrical wiring and heating components are common for buildings of this age. SUMMARY: All of the above examples are a broad generalization chosen to provide an idea of what are generally considered to be acceptable conditions for the variously aged buildings. Some older dwellings may be in pristine condition, while newer structures may age poorly due to various factors. The sole purpose of this synopsis is to underscore that signs of aging in buildings are expected. Much of what you may discover will not necessarily be a catalyst for an immediate repair. Statistical life expectancy may vary from functional life expectancy. It should be understood that an inspection is not considering the various Building Codes and Standards. ROUTINE MAINTENANCE: Routine maintenance is probably the most important aspect of owning a property and retaining the structural integrity of the property together with future value, the saying “ a gram of prevention is like a kilo of cure” has a lot of merit. Whether your plans for the property may be to make a profit from the sale of the property, avoid major repair bills, make the structure on property last or just the security of a sound property, routine maintenance is the key to long term peace of mind. Don’t be fooled by the term “Property Maintenance”, maintaining a property requires a lot more than just the flooring and/or walls of your house, as everything on your property is related in one way or another, you must take care of your structures various components and the grounds that surround the structures. The real trick to maintaining a property is to avoid thinking about it from time to time or once every few years. Effective property maintenance is an on-going, year round project, although frequency may vary depending on prevailing weather conditions, severe storms, heavy rainfall, drought, usage, materials, design and many other factors. Properties that are considered to be maintenance free for example a full brick home or an aluminium clad home, are not really maintenance free at all, rather the maintenance expected is minor – such as external caulking and/or sealants. Properties that are considered high maintenance are those homes with timber cladding and/or fibro cladding etc’ Properties with such items as a HVAC system installed will likely require more maintenance of filters etc’ if pets are kept on a property or if the dwelling houses a large family, buildings in close proximity to bays or the ocean will need frequent maintenance to exterior components and/or even interior components as materials are exposed to a more rapid deterioration where influenced by airborne sea salts. Regardless of how high maintenance a given property may be, time spent keeping the property in shape will be returned to you in saved repair bills, return on investment and potentially avoidance of shear frustration. Create a checklist to prompt you into action as you identify symptoms, visual signs, indicators or clues could indicate a deeper, hidden problem. For example, a moisture stain or deflection to ceiling may indicate a broken roof tile, you have to be a sort of detective, evaluate all the options and use a process of elimination. The more you are able to identify the less you need to rely on the aid of professionals. Preventative maintenance is essential, identifying and carrying out repairs before a problem develops is the ideal, this is not always possible but below are a few tips that may help you to identify potential problems in the early stages. Just remember that whenever a problem is identified and attended to is always going to be better than leaving this problem develop into a major concern. Have your property inspected for termites on a regular basis, ideally at least every season change however no less that at least once every 12 months, frequently I have had to comfort people when I have found extensive damage that they can ill afford to repair. Check for moisture frequently, I am of the opinion that purchasing a moisture meter for some $700 is well worth it, moisture provides a good indicator as to possible concealed problems of decay and termite problems and identifies leaks well in advance of visual signs becoming apparent. Have your property painted at least once every two years. Well maintained properties are rare, good maintenance reflects positive attitude. This report is Copyright & can’t be forwarded to any 3rd party without expressed permission of Stephen Koelewyn

The structure appeared to be generally sound.

Property drainage was not tested Property drainage was not tested, the drainage may need futuee improvements based on observations made at the time of the inspection.

Every property has flaws to one degree or another, the inspected building appears to serve the intended purpose, and the test of time would indicate that the building is sound however numerous items will possibly need future attention as part of general ongoing maintenance.

CONCLUSION:

NON DESTRUCTIVE STRUCTURAL PEST INSPECTION REPORT

Future Periodic Structural Pest Inspections Recommendation:

No significant leaks to sewer pipes and/or stormwater pipes and/or water pipes was observed at the time of the inspection.

Leaks to sewer pipes and/or stormwater pipes and/or water pipes was observed at the time of the inspection, moisture could attract termites and/or cause other damage.

No significant Lyctus brunneus (Powderpost beetle) evidence was located at time of inspection.

No significant Anobium punctatum (furniture beetle) evidence was located at the time of the inspection in the dwelling.

Timber fences are aged with localised decay.

External timbers have initialising decay at joints, it is important to properly seal the timbers to minimise further decay and maximise material durability.

External timbers are weathered, it is important to seal these timbers to maximise material durability.

No significant wood decay was located at the time of inspection.

All external timbers have normal weathering.

No ant capping has been installed as this was not a common building practice at the time the building was constructed.

The joints in the ant capping have not been fully soldered and termites could go undetected.

Ant capping has evidence of corrosion, therefore the ant capping is considered in-adequate as ant capping can not serve the intended purpose.

Stephen Koelewyn - NSW Builders Licence 45109c - Building Consultant Licence BC213 (Now Obsolete) - Pest Control Licence 2025

Send mail to steve@ausinspect.com.au with questions or comments about this web site. Links to my site are permitted and would be appreciated. Copyright © 1992-2012 AUSINSPECT Last modified: Thursday, 02 February 2012

Send mail to steve@ausinspect.com.au with questions or comments about this web site.
Links to my site are permitted and would be appreciated.
Copyright © 1992-2012 AUSINSPECT
Last modified: Thursday, 02 February 2012