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Sample address

Inspection Type: Pre Purchase Builders Report

Name Client

Address client@gmail.com Phone 027xxxxxx

Date 14th May 2012 Time 130 pm Weather Fine

Persons in Attendance Inspector and Agent

Inspector Grant Bennett Phone: 021775470I hereby certify that I have carried out the inspection of the property site at the above address in accordance withNZS 4306:2005 Residential property inspection – and I am competent to undertake this inspection

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Scope: The purpose of the inspection is to identify significant Faults or defects visible at the time of the inspection. Thereporting of any significant Fault or Defect is on an exceptional basis, rather than reporting on items, which are in acceptablecondition for their age. This Inspection is strictly non invasive consisting of the building elements which could be seen easily,and does not include any item that is closed in or concealed (which could include flooring, framing, plumbing, drainage,heating, ventilation, wiring) or which required the moving of anything impeding access or limiting visibility such as (floorcoverings, furniture, appliances, personal property, vehicles, vegetation, debris or soil). The customer agrees to assume allthe risk, for any condition or problems that may be concealed at the time of the inspection. Nothing will be dismantled duringthe inspection, and there will be no destructive testing performed. We do not test appliances, therefore we are unable toreport any such items are free from defect, and no determination of their efficiency will be made. Please note that thisinspection has been conducted at a particular time of day and under those climatic conditions. Whilst we have taken everycare to comment on all aspects of the dwelling, we cannot comment on past or future events that do not occur during ourinspection. There may be some historical evidence present that we have had to make assumptions for, these areas of theproperty will be stated in the report. Any recommendations contained in the report are suggestion only and it shall be theresponsibility of the person carrying out any works to ensure the most appropriate remedy is carried out in conjunction withany further discoveries, warranty’s, manufacturers recommendations and local authority consents. We hope you have foundthe report of this property detailed and informative. The report has been formulated in this way to make for ease of reading,and for quick reference. Some photos supplied can be indicative of multiple occurrences and should not be seen in isolation.If for any reason you have been unhappy with our service, please let us know, as this is the way we can make improvements.If you have any questions after reading this report please contact us and we will be happy to discuss any items with you.

Reasonable Access: As defined by NZS4306-2005, reasonable access is areas where safe, unobstructed access isprovided and the minimum clearances specified in the table below are available, or where these clearances are not available,areas within the inspector’s unobstructed line of sight. Note: It shall be clearly stated if no access was available, or access tolimited areas only was available at the time the inspection was carried out.

Area Accessmanhole

(mm)

Crawl space(mm)

Height

Roof space 450 x 400 600 x 600 Accessible from a 3.6m ladder*

Subfloor 500 x 400 Vertical clearance Timberfloor: 400** Concretefloor: 500

Roof exterior Accessible from a 3.6m ladder*

*Or such other means of access that meet OSH requirements ** From underside of bearer

Exclusions From the Report will Include: Building codes, zoning ordinance violations, geological stability, soil conditions,structural stability, engineering analysis, termites or other infestations, asbestos, formaldehyde, water or air contaminants ofany kind, toxic moulds, rotting(non visual), electromagnetic radiation, environmental hazards, appraisal of property value,repair estimates, detached buildings, sheds, underground condition of pool and spa bodies and related piping, items markedas not inspected within the report, private water systems, septic systems, saunas, specialized electronic controls of any kind,elevators, dumb waiters, water softener and purification systems, solar systems, internal system components, securitysystems, system adequacy or efficiency, prediction of life expectancy of any item or system, minor and/or cosmetic problems,latent or concealed defects.

Disputes and Limitation on Liability: The Customer understands and agrees that any claim against the accuracy of thereport, in the form of errors or omissions is limited to the failure on the part of the inspector to follow the Standards of Practiceas outlined in the New Zealand standard-4306:2005 (a copy is held at our office for viewing if required). The customeragrees to notify the us of any dispute in written form, within ten working days of discovery. The Customer further agrees thatwith the exception of emergency conditions, no repairs, replacements or alterations of the claimed discrepancy shall be madebefore we can re-inspect the said item(s). The Customer understands and agrees that any failure to notify us as stated aboveshall constitute a waiver of any and all claims. Any claims connected with the completion of the Inspection and/or report, ourliability shall be limited to a sum that does not exceed the cost of the Inspection. We will not be liable to you for anyconsequential loss of whatever nature suffered by you or any other person. The content of the report is confidential intendedsolely for the customer and shall not be relied upon by any third parties. We accept no responsibility for anything done or notdone by any third party in reliance, whether wholly or partially, on any of the contents of the report.

Terms of trade: The Customer acknowledges that they are liable for the full cost of the Inspection and agree to payHomeCheck Wellington Ltd in full, upon delivery of the report. Delivery of the report is considered an acceptance of thiscontract. Payment terms are strictly Three(3) days. In the event of the need to recover the debt, this will include any legaland/or collection expenses that may be incurred in the recovery. Interest for the full amount of the inspection will be incurredat the rate 2% per week three(3) days from the date the report was delivered..

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MOISTUREThis was a non invasive survey. Areas of typical concern such as around windows, doors,plumbing fittings, and along exterior walls where accessible, have been scanned with an industrystandard “Protimeter” moisture meter from the interior. This is to get an idea of any moistureFluctuations, if any, within the wall framing or linings. Any Fluctuations are assessed with regardto location, level, surroundings and substrate type(s). Results are listed in each subsection in thefollowing pages. This scanning method does not constitute a weathertightness guarantee. Levelswill vary from house to house. Different locations and types of surroundings, as well as currentatmospheric conditions can all affect the moisture level within a wall from time to time.Further invasive investigation is always recommended when elevated fluctuations are found,unless indicated otherwise. An invasive survey may be able to indicate actual levels of moisture tothe timber framing, flooring and some other substrates. Safe and Dry Levels for your more modernhomes timbers are less than older homes that can have a slightly elevated reading without concern.

COUNCIL RECORDS INSPECTIONOften you are advised by your lawyer to obtain a LIM (Land Information Memorandum). This is acomputer generated print out of some of the information the council holds on file, mostlypertaining to the “Land”. If there are any known problems or unusual important features, theseshould show up. For instance the LIM might reveal the property is subject to flooding, or containsa council drain which may not be built over, or a protected tree or building. It should also help youto figure out how the district plan applies to the site. Sometimes the council will also supply pagesof area plans showing the known storm water and sewage drains, zoning and other details.

There is also something called a “Building File” held at council which contains documentsrelating to any buildings on that site. However, the council only has records of works it knowsabout. Frequently alterations have been done to older houses without council knowledge. So it is agood idea to check the council “Building File” as part of due diligence, or we can do this for youfor a small fee. Some council's also have a small fee for accessing these files.

Additions done, check for permitt /consent and compliance documents

MAINTENANCEThe current condition of a home is often only as good as it’s past maintenance. This is the singlemost important factor in a homes lifespan after the initial construction.

Past maintenance on this home appears SatisfactoryFuture maintenance expectations are in line with age and materials used (low)

Overall condition with regard to age, type and expectations of similar properties is - Average

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SITE FEATURESGROUNDS

Locale Non Coastal

Wind Zone High

Site wind Protection Reasonable from foliage and landscape

Section Slope/contour Moderate right to left

Driveway Concrete

Paths Concrete

Section Run Off Sloped toward dwelling in areas but swails anddrainage appear efficient

Stairs (External) N/A

Lawns/Gardens Over grown

Retaining Walls No concerns

Fencing N/A

FIXTURES

Garage Free standing concrete construction

Carport None

Shed Various sheds noted

TV Aerial Sky dish noted

Clothes line Extenda line

Letter box Timber type

Other exterior solar panels(not part of inspection)

no concerns

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DWELLING ENVELOPE

NZS4306:2005 WEATHERTIGHT RISK ASSESMENT

NZS4306:2005 provides a guide for weather associated moisture risks. This assessment should be considered asinformation only and does not indicate the dwelling has defects unless stated further.

Number of storeys 2 High

Wind Zone High

Roof /Wall junctions Medium

Eave width Very High to areas

Complexity High

Decking Medium

cantilevered deck joists rely onun-viewable flashings andsealants, high risk rating

lack of eaves and angledjunctions raise risk ratings

STRUCTURE

Type Single dwelling house

Design level Subject to NZS3604 and specific engineer design

Living Orientation North/East

Modifications Significant structural remoldelling noted includingupper extention

Compliance some items do not comply check all records.

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FRAMINGGenerally the majority of framing cannot be seen due to linings and assumptions are sometimes made based on

experience, any visible or known concerns will be stated

WALL FRAMING

Type Timber assumed for extensions only, majority is formedconcrete

Condition Unknown however no visible concerns

Treatment Both Herbicide and Fungicide expected

Insulation Expected Inspected while being constructed andrefurbished

ROOF FRAMING

Type Timber

Condition Average

Method Pitched roof

Treatment Unknown

Borer No visible signs

Man hole location In hallway and kitchen

Insulation Fiberglass Batts

no concerns

LIMITATIONSFraming not visible , fully lined

RECOMMENDATIONSNone

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FOUNDATIONSEXTERIOR

Type Concrete Slab

Condition Generally good

INTERIOR

Access door N/A

Type Concrete foundation as part of slab

Condition Not applicable

Joists/bearer Condition N/a

Borer N/A

Ventilation Not applicable

Ground Condition N/a

FLOORING

Type Concrete to lower level partical board to upper

Condition Appears sound, no concerns

Treatment n/a

Borer N/A

Insulation no able to sight

no view available

LIMITATIONSPercentage unviewable 100%

RECOMMENDATIONSNone

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ROOF AND FIXTURESAll roofing materials have a definitive lifespan and this is variable on a number of factors like location, design and

appropriate application as well as regular maintenancePITCHED ROOF

Type Corrugated Colour steel

Condition Average overall

FLAT ROOF

Type none

ConditionFLASHINGS

Type ColourSteel

Condition Average

Design detailing standard level, appears functional

SOFFIT/EAVES

Type and size Cement sheet Differing sizes

Condition Average

FASCIA

Type Timber

Condition Average

CHIMNEY

Type Masonry

Condition Appears sound

tape flashings on skylightconsidered temporary remedy

upper downpipe didcharges ontoflashing

sheets have minimal extensioninto gutter, see interior section

LIMITATIONSNone accessed by ladder

RECOMMENDATIONSconsider re-pitching skylight with more robust flashings and extending upper roof further into gutter.

extend downpipe with spreader past vulnerable flashing.

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CLADDINGS

Exterior claddings protect the framework and can also provide the visual appeal of the home. New Zealand homescan be clad in a vast variety of materials and combinations of them. Each cladding system has it’s pro’s and con’s

and it is recommended that you become familiar with the maintenance requirements.

Main Type Concrete walls form cladding system

Other Types Weatherboards , horizontal steel panel system

Condition Appear sound

Finishes Paint

Joinery Aluminium and PVC framed double glazed

Flashings/trims Average condition

Design detailing Weak, could contribute to moisture ingress

Comments multiple complex junctions and flashing systemsemployed make this property hard to assess

retro fitted joinery flashingsappear to rely on sealants for

weathertighness

poorly designed drip edge maypromote moisture ingress into

overhang

angled joinery not fitted withhead flashings, relies on sealant

poor cover from cut fascia fascia detailing not to bestpractice, this design requies

flashings

covered entrance not consideredweathertight

RECOMMENDATIONSkeep vigilant with maintenance especially to sealants. design changes would prove costly

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PLUMBING AND DRAINAGE

INTERNAL

Water Pipes (Condition) PVc(Average)

Hot water System (Condition)(Average) appears to be integrated into

home heating boiler

Age Of Cylinder Unknown

Waste pipes (General Condition) PVc(Average for age)

Header Tank N/a

Drainage In Ceiling N/a

EXTERNAL

Waste pipes Under Floor Buried under slab(not sighted)

Gulley Traps All appear to be in good condition

Gulley Trap Lids All appear to be good

Stormwater drains All appears to be working well

Guttering PVc and steel

Downpipes PVc

Driveway/Paving Sump Needs checking regularly

Gas Meter (Position) N/a bottle supply

Toby (Position) At front of property

gutters full drains clogged

LIMITATIONSNo pressure testing or appliance testing was undertaken as part of this visual inspection. The majority of waterpiping is installed behind lined wall cavities. We attempt to locate faulty or non-compliant elements which are

easily visible.

RECOMMENDATIONSNormal and usual maintenance keep all drains and gutters clean

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ELECTRICALNo circuit or appliance testing was undertaken. This is not a compliance certificate and can only be undertaken by

a registered electrical inspector. We are attempting to find any significant defects that are clearly visible, pleasenote most wiring is installed behind lined wall cavities and is not visible

Power Connection Overhead

Meter Board Position Inside in hallway

Condition Of Meter Board Average for age

Switch Board Fuse and Breakers on Meter board

Cabling materials Appears to be partially rewired , somerubber coated circuits appear live

rubber coated cables noted

SECURITY

Alarm System None found

Alarm Control Panel Not applicable

Exterior lights No

Security Lights No

Smoke Sensors None sighted

Security Door Locks Yes fitted to some doors

Security Window Locks None sighted

detector not installed

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INTERIOR SPACES

Floor coverings Carpet and sealed timber

Majority Walls linings Plaster board , masonry

Majority Ceiling linings Plaster board

Joinery function Good

Trims painted and stained timber

Heating ducted radiators, woodburner

Moisture fluctuations Slightly elevated

General Comments -

minor moisture stains andfluctuations noted under short

cut roofing as above

poor fitting door would suggestminor movement, no significant

concern

RECOMMENDATIONSNormal and usual maintenance

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KITCHEN

Floor coverings Cork Tiles

Walls Plaster board

Ceilings Plaster board

Heating Central Heating (radiator)

Rangehood/Extract None

Waste Disposal No waste diposal

Bench Top seals Do not appear functional

Tapware Average for age

Moisture fluctuations Acceptable around fittings

General Comments Wear and Tear in line with age

poor seal at benctop walljunction

RECOMMENDATIONSseal wall/ benchtop junction

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BATHROOM

Floor coverings Cork Tiles

Walls cement fibre sheets with timber battens, timberweatherboards

Ceilings cement fibre sheets with timber battens

Heating None

Ventilation Passive only via Window

Shower seals/linings Appear functional

Shower design over bath, relies on wel sealed tiles

Bath seals Appear functional

Vanity seals Appear functional

Toilet seals Appear functional

Tapware Average function for age

Moisture fluctuations Acceptable around fittings

General Comments Wear and Tear in line with age and high usage area

seal to skylight consistent withpast issues, see roofing

swelling around vanity appersdry at time of inspection

RECOMMENDATIONSNormal and usual maintenance , expect higher than normal due to materials used.

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LAUNDRY

Floor coverings Tiles

Walls Plaster board

Ceilings none

Ventilation No ventilation noted

Laundry Tub No tub

Tapware Not applicable

Dryer Vent None

Other Fittings cenral heating boiler

Moisture fluctuations Acceptable around fittings

General Comments low celing height noted

no concerns

RECOMMENDATIONSNormal and usual maintenance

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DECKING

Types timber and steel framed

Condition Appears sound

Design detailing Weak, could contribute to moisture ingress

Comment see below

no balustade present, does notcomply with regulations

steel structure designed byengineer

RECOMMENDATIONSNormal and usual maintenance , check compliance documentaion and engineering cerificates

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APPENDIX GALLERY

cracked glazing noted to entrycover

joinery penetration relies onsealant, however under front

entry cover

excavation around footingsappears to be remedied to good

standard, no concerns

moisture entry to garage noted,see next pic

wek design to flashings allowsmoisture into garage

partially expose vent noted,questions arise as to unviewable

flashing design

skylight installed with minimumpitch, seals under pressure.