SPPI: Specialist Inspections · House Status: Vacant Possession partly furnished Client: SAMPLE...

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SPPI: Specialist Inspections NZS4306 Compliant Residential Property Inspection Specialist 0800 920 009 www.sppi.co.nz Inspection Details: Comprehensive Plaster Cladding Inspection Non-invasive Moisture Testing Infrared Thermal Imaging Weather-tightness Assessment Builders Report Inspection Address: Sample Report which is made up from a number of different properties. This purpose of this report is to give an example of the comprehensive reporting and scope of our inspections for all property types but specific to monolithic plaster cladding in this report. Reference: SAMPLE REPORT Date: SAMPLE REPORT Time of Inspection: 9:30AM Weather: Internmitent showers in the 48 hours on or prior to the day of inspection House Status: Vacant Possession partly furnished Client: SAMPLE REPORT Client Contact Number: SAMPLE REPORT Client Email: SAMPLE REPORT Report is prepared for the client only and not transferable SPPI PO Box 80-274 Green Bay Waitakere 0643 Auckland Inspector: Mark Drew NZS 4306 Compliant Building Inspectors Member of Master Builders Association Member of Building Officials Institute of NZ ISO Qualified Thermographer Professional Indemnity Insurance: Policy Number: NI/02778/000/12/D Public Liability Insurance: Policy Number: 20058861-BPS-005 Page 1 of 33 www.sppi.co.nz Freephone: 0800 920 009

Transcript of SPPI: Specialist Inspections · House Status: Vacant Possession partly furnished Client: SAMPLE...

Page 1: SPPI: Specialist Inspections · House Status: Vacant Possession partly furnished Client: SAMPLE REPORT Client Contact Number: SAMPLE REPORT Client Email: SAMPLE REPORT Report is prepared

SPPI: Specialist Inspections NZS4306 Compliant Residential Property Inspection Specialist 0800 920 009 www.sppi.co.nz

Inspection Details: Comprehensive Plaster Cladding InspectionNon-invasive Moisture TestingInfrared Thermal ImagingWeather-tightness AssessmentBuilders Report

Inspection Address: Sample Report which is made up from a number of different properties.This purpose of this report is to give an example of the comprehensive reporting and scope of our inspections for all property types but specific to monolithic plaster cladding in this report.

Reference: SAMPLE REPORT

Date: SAMPLE REPORT

Time of Inspection: 9:30AM

Weather: Internmitent showers in the 48 hours on or prior to the day of inspection

House Status: Vacant Possession partly furnished

Client: SAMPLE REPORT

Client Contact Number: SAMPLE REPORT

Client Email: SAMPLE REPORT

Report is prepared for the client only and not transferable

SPPIPO Box 80-274Green BayWaitakere 0643Auckland

Inspector: Mark DrewNZS 4306 Compliant Building Inspectors Member of Master Builders AssociationMember of Building Officials Institute of NZISO Qualified Thermographer

Professional Indemnity Insurance: Policy Number: NI/02778/000/12/D

Public Liability Insurance: Policy Number: 20058861-BPS-005

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Table of Contents:1. Cover Page:

2. Table of Contents:

3. Summary:

4. Weather-tightness Assessment:

5. Ground to Cladding Clearances Further Investigation:

6. Internal Deck Further Investigation/Remedial Work:

7. Recessed Joinery Risk Awareness:

8. Deck Boundary Joists Remedial Work/Preventative Maintenance:

9. Deck Boundary Joists EIFS Cladding Risk Awareness:

10. Roof to Wall Junctions Risk Awareness/Preventative Maintenance:

11. Internal Gutter Risk Awareness:

12. Mid-Section Banding Risk Awareness:

13. Fascia Concealed Internal Gutter Further Investigation:

14. Remedial Work/Further Investigation:

15. Architectural Feature Further Investigation/Remedial Work.

16. Recessed Joinery Further Investigation/Remedial Work:

17. Remedial Work Ground to Cladding Clearances N/West Corner:

18. Sub-floor Excessive Dampness/Rising Damp Preventative Maintenance:

19. Preventative Maintenance Crack Repairs:

20. Preventative Maintenance Roof to Wall Junctions:

21. MDU Probe Installation:

22. General Observation Deck Parapet Wall Height Safety Concern:

23. Moisture Testing:

24. Infrared Thermal Imaging:

25. Exterior Cladding:Plaster Cladding Maintenance Guidelines:

26. Sub-floor:

27. Roof / Roof Space:

28. Site/Services:

29. Internal Inspection:

30. Internal Inspection Wet Areas:

31. Certification:

32. Glossary:

33. Terms and Conditions:

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Summary:All properties have cosmetic imperfections.SPPI's inspections are to NZS4306:2005 Standards: Under NZS4306:2005 guidelines our inspection and reporting are for;

• Significant Defects• Significant Maintenance• Gradual Deterioration• Particular Attributes

General:This is a SAMPLE REPORT made up of particular attributes (risk areas) from a number of properties we have recently inspected.The purpose of this report is to give you an indication of the comprehensive content and detail including images you will receive in our reports.

Monolithic Plaster Cladding General Information:There is a misconception that monolithic plaster cladding leaks for no reason.The architectural design and particular attributes (risk areas) associated with the property will dictate the overall weather-tightness risk assessment.Through awareness of the particular attributes (risk areas) and in conjunction with scheduled exterior house painting and maintenance or recommended preventative maintenance generally monolithic plaster clad properties can maintain an acceptable level of weather-tightness.

Weather-tightness Risk Assessment Monolithic Plaster Cladding:With monolithic plaster cladding it is very much a case by case with the architectural design, particular attributes (risk areas) associated with the property and how well it has been maintained dictating if and where it will likely have problems and the overall weather-tightness risk assessment of the property.A property with no high moisture readings or signs of moisture ingress can still have a High Risk Weather-tightness Assessment. A High Risk Weather-tightness Assessment does not necessarily mean that the property does or will leak but means there is a higher chance of it developing issues over time.

Moisture Detection:Moisture detection results would be entered here.

Infrared Thermal Imaging:Analysis of the Infrared images would be entered here.

Remedial Work:Generally moisture damage that we find is a gradual deterioration caused by moisture ingress over a number of years and directly associated with an architectural detail or application fault which have been identified as problematic with monolithic plaster cladding and are referred to as particular attributes (risk areas).

Preventative Maintenance:Preventative maintenance recommendations would be entered here.

Maintenance:Maintenance recommendations would be entered here.

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Weather-tightness Assessment:Particular Attributes: Particular Attributes (at risk areas) are included in our report under the NZS:4306 regardless of whether they have moisture ingress issues at the time of inspection. This enables you the prospective purchaser through awareness of the risk areas to assess not only the condition of the property on the day of inspection but also take into consideration the particular attributes (at risk areas) associated with the property.It also gives you the purchaser the information to plan risk management of the areas in the form of regular routine checks, regular scheduled maintenance or preventative maintenance.General Building Assessment:

Wind Zone: Indications are open wind zone

Site Exposure: Exposed

Complexity of Design: High Complexity of Design

Number of Stories: Multiple Story

Number of Cladding Types: Single cladding type

Roof Planes: Multiple Roof Planes

Monolithic cladding: Texture Coated Fibre Cement (TCFC) and/or Exterior Insulated Finish System (EIFS)

Cavity System: TCFC and/or EIFS do not have a cavity system.

Eaves: The property has POOR eave cover

Particular Attributes (Risk Areas): EXAMPLES

• Poor Ground to Cladding Clearances. See page 5 for details.• Internal Deck. See page 6 for details.• Recessed Joinery. See page 7 for details.• Deck Boundary Joists fixed against the cladding. See page 8&9 for details.• Roof to Wall Junctions. See page 10 for details.• Internal Gutter/Flat Roof. See page 11 for details.• Mid-Section Banding. See page 12 for details.• Fascia Concealed Gutter. See page 13 for details.

Moisture Testing and Visual Inspection Results:

Areas with Visual Signs of Moisture Ingress and/or High Moisture Readings would be recorded in this area. This report is a Sample report made up of particular attributes (risk areas) taken from a number of properties we have recently inspected. See pages 14-18 for examples.

Summary:There is a misconception that monolithic plaster cladding leaks for no reason.The inserts of particular attributes (risk areas) associated with monolithic plaster cladding in this SAMPLE REPORT are examples of where and why monolithic plaster cladding can develop moisture ingress issues. The more particular attributes (risk areas) a property has the higher the risk of it having or developing moisture ingress issues, which is why you should not rely on Moisture testing and Infrared thermal imaging and get a comprehensive monolithic plaster cladding inspection and weather-tightness assessment.

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Ground to Cladding Clearances Further Investigation:

General Description:The property had poor ground to cladding clearances which can be problematic with monolithic plaster cladding. The area adjacent to the Front Entrance and the West wall also had poor Water-proofing thresholds between the internal finished floor level and external ground height.Internal Inspection:Internal Inspection of the adjacent areas showed signs of moisture ingress under the stairwell and high moisture readings adjacent to the Front Entrance.Further Investigation:Further Invasive Investigation is required to determine the source of moisture ingress damage if any and remedial work required.Preventative Maintenance:To address the ground to cladding clearance issues a grate and channel can be installed and/or the external ground height lowered.Recommendation:Recommend discussing options with a suitably qualified licensed tradesman.Remedial work needs to be carried out by a suitably qualified licensed tradesman. Remedial work needs photos and documentation of the work carried out including the LBP number of the tradesman for us to be able to amend remedial work into our report.

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Internal Deck Further Investigation/Remedial Work:

Genral Description:Internal Decks are a risk area with all cladding types due to the fact that if they do leak moisture ingress is inside the building line.

Water-proofing thresholds were acceptable

Water proofing membrane was in an acceptable condition .

Deck to cladding clearances were acceptable

Indications are that there was a leak around the gutter/rain-head junction. Further Investigation is required.

Parapet walls had timber capping with a top fixed guard-rail with no camber. Indications are that the parapet wall to cladding junction is leaking. Further Investigation is required.

Further Investigation:There were signs of moisture ingress in the Sub-floor and garage sighted which require Further Invasive Investigation to determine the source of moisture ingress damage if any and remedial work required if any.Remedial work needs to be carried out by a suitably qualified licensed tradesman.

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Recessed Joinery Risk Awareness:

The risk with recessed joinery is that if they do leak moisture ingress is directly inside the buildingline.

The exterior cladding was well maintained and in good overall condition.

The cladding to joinery junctions were well sealed.

Cladding to joinery clearances were acceptable

Sills had suitable camber.

Head flashing were acceptable but had minimal cover pass the joinery in areas.

The property had generally poor eave cover compounding the associated risk.

Internal Inspection:Internal Inspection of the adjacent areas using moisture testing, visual and thermal imaging recorded no obvious signs of moisture ingress or high moisture readings.General Information/Maintenance:Through awareness and scheduled exterior house painting, including joinery to cladding resealing the recessed joinery can maintain an acceptable level of weather-tightness.

Specialist Inspections SPPI recommend an annual weather-tightness inspection with all monolithicplaster cladding to be carried out during winter to ensure that the particular attributes (risk areas) and property in general is maintaining a good level of weather-tightness.

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Deck Boundary Joists Remedial Work/Preventative Maintenance:

General Description:The Deck Boundary Joists/Ribbon Plate are fixed directly against the cladding which can be very problematic with TCFC cladding. The TCFC cladding relies heavily on its plaster and paint for weather-tightness.The issue with the Deck Boundary Joists being fixed against the cladding is that moisture can become trapped between the cladding and Deck Boundary Joists which depending on the paint andplaster condition (which will deteriorate of time) can lead to moisture ingress through the Fibre cement board sheet and/or sheet joins causing moisture ingress and possible gradual deterioration of the Sub-floor.Internal Inspection:Internal Inspection of the adjacent areas recorded obvious signs of moisture ingress and/or damagein the Garage.Sub-floor inspection:Sub-floor inspection showed no obvious signs of moisture ingress or damagePreventative Maintenance:Recommend that the boundary joists/joists are removed from the cladding by either installing additional deck posts and bearers so that the deck is freestanding from the cladding or suitably packing the Deck Boundary Joists off the cladding.Further Invasive Investigation is required in the Garage to determine what remedial work is required.Remedial work needs to be carried out by a suitably qualified licensed tradesman. Remedial work needs photos and documentation of the work carried out including the LBP number of the tradesman for us to be able to amend remedial work into our report.

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Deck Boundary Joists EIFS Cladding Risk Awareness:

General Description:The Deck Boundary Joists are recessed into the EIFS polystyrene cladding. The EIFS polystyrene sheet on this property is approx 40mm thick making the Deck Boundary Joist/Ribbon plate almost flush with the cladding.The main risk areas are at the ends of the Deck Boundary Joist/Ribbon plate to cladding junctions which appear to be relying heavily on sealant for there weather-tightness which is against good trade practice.Internal Inspection:Internal Inspection of the adjacent areas using moisture testing, visual and thermal imaging recorded no obvious signs of moisture ingress or high moisture readings.Summary:Indications are that the Deck Boundary Joists detail is maintaining an acceptable level of weather-tightness. Through awareness of the particular attributes (risk areas) and in conjunction with scheduled exterior house painting we would expect that an acceptable level of weather-tightness can be maintained.Preventative Maintenance:Specialist Inspections SPPI recommend an annual weather-tightness inspection with all monolithicplaster cladding to be carried out during winter to ensure that the particular attributes (risk areas) and property in general is maintaining a good level of weather-tightness.

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Roof to Wall Junctions Risk Awareness/Preventative Maintenance:

General Description:Roof to Wall Junctions are risk areas with all cladding types. It is very important that special attention is paid to these areas during scheduled exterior house painting and maintenance to ensurethat the junctions remain well sealed.Kick out Flashing:Roof to Wall Junctions on this property did not have suitable Kick out Flashings installed and are relying largely on sealant for there weather-tightness which is against good trade practice.Internal Inspection:Internal Inspection of the adjacent areas using moisture testing, visual and thermal imaging recorded no obvious signs of moisture ingress or high moisture readings.Preventative Maintenance:Recommend installing Kick out Flashings. Scope of work would require that the cladding at the Roof to Wall Junction is removed and reinstated when the Kick out Flashing is installed. Recommend inspection of the framing during this process and if there are any signs of moisture ingress or damage Further Invasive Investigation would be required which would involve removing the gib board at the adjacent areas to check the framing for possible moisture damage.Further Investigation:Not Required at the time of inspection. Remedial work/Preventative Maintenance should be carried out by suitably qualified licensed tradesman

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Internal Gutter Risk Awareness:

Genral Description:Internal Gutters are a risk area with all cladding types due to the fact that if they do leak moisture ingress is inside the building line.

Water proofing membrane was butynol and acceptable for this application.

Water proofing membrane was in an acceptable condition.

Internal Inspection:Internal Inspection of the adjacent areas using moisture testing, visual and thermal imaging recorded no obvious signs of moisture ingress or high moisture readings at the time of inspection.

Further Investigation:Not required.

Preventative Maintenance:Not Required.

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Mid-Section Banding Risk Awareness:

General Information:It was common practise to install banding over the mid-section sheet joins which usually did not have any Z flashing or similar flashing detail. The associated risk with this detail is when the top junction between the banding and junction is not adequately sealed and miosture becomes trapped behind the banding leading to moisture ingress. Timber banding is the most problematic.General Description:Indications are that the Mid-Section banding is polystyrene and is suitable for this application. Mid-Section Banding had acceptable camber and was well sealed at the time of inspection.Internal Inspection:Internal Inspection of the adjacent areas using moisture testing, visual and thermal imaging recorded no obvious signs of moisture ingress or high moisture readings.Further Investigation:Not Required at the time of inspection.Remedial work:Not Required at the time of inspection.Summary:Through awareness of the particular attributes (risk areas) and in conjunction with scheduled exterior house painting and maintenance the Mid-Section Banding can maintain a good level of weather-tightness.

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Fascia Concealed Internal Gutter Further Investigation:

General Description:Fascia Concealed Internal Gutter System is an internal gutter system. The associated risk with a Fascia Concealed Internal Gutter System is that if they become blocked or leak moisture egress is often into the soffit and inside the building line It is important with internal gutter systems that the gutters are kept clear and unobstructed. Recommend gutters are cleaned at least annually before winter. Overflows:The Fascia Concealed Internal Gutter System on this property had overflows installed.Internal Inspection:Internal Inspection of the adjacent areas using moisture testing, visual and thermal imaging recorded signs of moisture ingress or high moisture readings in the First Floor Family room.Further Investigation:Further Investigation is required to determine the source of moisture ingress damage if any and remedial work required.Remedial work needs to be carried out by a suitably qualified licensed tradesman. Remedial work needs photos and documentation of the work carried out including the LBP number of the tradesman for us to be able to amend remedial work into our report.

Specialist Inspections SPPI recommend an annual weather-tightness inspection with all monolithicplaster cladding to be carried out during winter to ensure that the particular attributes (risk areas) and property in general is maintaining a good level of weather-tightness.

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Remedial Work/Further Investigation:

Remedial Work/Further Investigation:There was obvious signs of moisture damage sighted in the Sub-floor which requires further investigation to determine the source of moisture ingress/egress damage and remedial work required.Moisture egress is consistent with a shower mixer plumbing leak. The adjacent area externally has a Roof to Wall Junction with no suitable Kick out Flashing installed. The storage room adjacent to the shower over bath had signs of moisture damage and high moisture readings recorded.

Remedial work needs to be carried out by a suitably qualified licensed tradesman. Remedial work needs photos and documentation of the work carried out including the LBP number of the tradesman for us to be able to amend remedial work into our report.

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Architectural Feature Remedial Work.

General Description:The property has a number of Architectural Features at the Front of the property which are poorly designed and Indications are that high moisture readings and moisture damage is from this detail.Recommendation:Recommend that the poles and lighting are removed and that the areas are closed in or that the poles are removed at the a suitable camber is installed at the base of the cladding.Remedial Work:There was moisture damage sighted to the bearers and/or floor joists which will require remedial work. Further Invasive Investigation is required to determine the degree of damage and remedial work required. Recommend discussing with a suitably qualified licensed tradesman to determine what if any of the remedial work can be carried out without building consents.

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Recessed Joinery Further Investigation/Remedial Work:

Window Window

Correct Fault

Cladding Cladding

The risk with recessed joinery is that if they do leak moisture ingress is directly inside the buildingline.

The exterior cladding was well maintained and in good overall condition.

The cladding to joinery junctions were well sealed.

The cladding had suitable camber at the sill.

Joinery to cladding clearances were POOR

Head flashing were acceptable.

Internal Inspection:Internal Inspection of the adjacent areas had signs of moisture ingress which is consistent with joinery mitre leaks. Permission was given to drill into the bottom plate of the framing. There were signs of moisture damage to the timber filings recorded in the first floor Family room and S/West bedroom which require Further Invasive Investigation.Further Investigation:Further invasive investigation is required to determine the source of moisture ingress, damage and remedial work required. If the source of moisture ingress is through the joinery mitres we recommend that all joinery is checked and that the bottom plate is drilled into and checked for signs of moisture ingress or decay where applicable. The direction of the prevailing weather will largely determine which joinery is effected by moisture ingress.Preventative Maintenance:Recommend that the joinery to cladding clearances are addressed and if applicable install sill flashings. Remedial work needs to be carried out by a suitably qualified licensed tradesman. Remedial work needs photos and documentation of the work carried out including the LBP number of the tradesman for us to be able to amend remedial work into our report.

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Remedial Work Ground to Cladding Clearances N/West Corner:

General Description:The drive has been installed against the cladding at the N/West corner of the property. Sub-floor inspection shows that an intermediate flashing is installed. Indications are that moisture migration is under the flashing through the concrete drive with no noticeable water proofing installed between the concrete and framing.Invasive Inspection Ground Floor Bathroom:Invasive Inspection showed some damage to the bottom plate at the North&West boundaries. The area is structurally sound and we would not expect any rapid deterioration in the near future. Damage sighted is from a gradual deterioration of a number of years. Remedial Work:The expected Scope of work to address the ground to cladding clearances would involve removingthe driveway from the cladding and installing a concrete nib wall to the base of the framing to above the driveway height, a suitable water proofing membrane and protective barrier would then be installed. Remedial work needs to be carried out by a suitably qualified licensed tradesman and permits could be required. Installing a grate and channel drain to the North boundary.Indications are that there is moisture ingress at the northern wall which will also need to be replaced. We would expect that flashings and joinery in and adjacent to the bathroom would need to be replaced.Remedial work needs to be carried out by a suitably qualified licensed tradesman. Remedial work needs photos and documentation of the work carried out including the LBP number of the tradesman for us to be able to amend remedial work into our report.

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Sub-floor Excessive Dampness/Rising Damp Preventative Maintenance:

General Description:The natural fall of the land is towards the Sub-floor of the property. Due to landscaping and decks it would be very difficult to address the moisture getting into the subfloor.There has been scoria drains and drain-coils partially installed. The Concrete Block walls at the N/East and S/West boundaries means that there is poor ventilation in the Sub-floor with the issue compounded by the natural fall off the land.Recommendation:

• Indications are that the water proofing membrane on the Concrete Block base wall adjacentto the garage does not go low enough to stop moisture migration into the garage. See following page for details. Expected Scope of work would involve removing the scoria drain and water proofing the Concrete Block base before re-installing the scoria and drain-coils.

• Recommend installing a Polythene Vapour Barrier to the Sub-floor ground to address any rising damp issues.

• A mechanical DVS or similar system may also be required.• Recommend that floor joist are painted with Farme saver, Metalex or similar wood

preserver as a preventative maintenance measure.

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Preventative Maintenance Crack Repairs:

General Description:There were hairline cracks in the cladding at the N/West which require professioanl repairs to ensure that the property has a good long-term level of weather-tightness.Scope of Work:Scope of work involves grinding out the cracks and inserting a fiberglass or similar reinforcing mesh and plastering with a Flexi-plast or similar plaster system.Recommendation:Recommend that targeted repairs are carried out to the hairline crack in the cladding to ensure that the cladding has an acceptable level of weather-tightness. Recommend that Remedial work is carried out by a suitably qualified licensed tradesman. Remedial work needs photos and documentation of the work carried out including the LBP number of the tradesman for us to be able to amend remedial work into our report.Internal Inspection:Internal Inspection of the adjacent areas using moisture testing, visual and thermal imaging recorded no obvious signs of moisture ingress or high moisture readings.

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Preventative Maintenance Roof to Wall Junctions:

The property has a number of Roof to Wall Junctions which are relying heavily on sealant for thereweather-tightness which is against good trade practice.Recommend installing suitable Kick out Flashings.Remedial work needs to be carried out by a suitably qualified licensed tradesman. Remedial work needs photos and documentation of the work carried out including the LBP number of the tradesman for us to be able to amend remedial work into our report.

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MDU Probe Installation:

Sample Images of the MDU Probe Installation Process

General Description:Recommend installing MDU probes at key areas.Installing MDU probes is the least invasive means to get invasive moisture readings and check the framing for signs of moisture damage. MDU probes are left in permanently and can be used to monitor the area during recommended annual weather-tightness inspections. Any high moisture readings or signs of moisture damage to the timber filings recorded during MDU probe installation will be Further Invasive Investigation.General Information:Timber samples were taking to send to the laboratory to determine if the timber is treated or untreated.Samples were taken the the Lounge and N/West Bedroom with MDU probes installed. There were high moisture readings recorded at both areas which require Further Invasive Investigation.

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General Observation Deck Parapet Wall Height Safety Concern:

The parapet guard-rails of the Internal Decks are very low and are a fall hazard.at the time of construction 900mm was the standard guard-rail height which has been increased to 1m the parapet guard-rails were approx 750&800mm.The adjacent unit has addressed this issue by installing a glass balustrade which is a cost effective way to address this issue.

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Moisture Testing General Information:Location: Maximum Reading: Meter: Summary:

Ground Floor:

Garage 50%+ Resistance Not applicable Sample Report

Bedroom S/East 35 Capacitance Acceptable readings indicating dry.

Bathroom 37 Capacitance Acceptable readings indicating dry.

Bedroom N/East 27 Capacitance Acceptable readings indicating dry.

Laundry 37 Capacitance Acceptable readings indicating dry.

First Floor:

Front Entrance 32 Capacitance Acceptable readings indicating dry.

Bedroom S/West 34 Capacitance Acceptable readings indicating dry.

Bedroom North 35 Capacitance Acceptable readings indicating dry.

Bathroom 35 Capacitance Acceptable readings indicating dry.

Storage 50%+ Resistance Not applicable Sample Report

Second Floor:

Kitchen 36 Capacitance Acceptable readings indicating dry.

Dining 33 Capacitance Acceptable readings indicating dry.

Lounge 32 Capacitance Acceptable readings indicating dry.

Moisture Testing Equipment and Moisture Test Result Explanations:

SPPI have three different moisture testing meters. We have Capacitance only meter, a Resistance only meter and a dual Capacitance / Resistance combination meter. Capacitance Dielectric Meter Readings Trotec T650 and Extech MO257 of below 50 are within normal industry guidelines for timber framing and gib board lining.Capacitance Dielectric Meter Readings Protimeter Surveymaster of below 150 are within normal industry guidelines for timber framing and gib board lining.Resistance Moisture Meter Readings Trotec T500 & Protimeter Surveymaster of 18% and below are within normal industry guidelines for timber framing and gib board lining.SPPI have a range of meters giving us the equipment to cross reference inspection results helping eliminate false readings and substantiate high moisture readings.

Moisture Readings Summary:

There were high moisture readings recorded in the Garage and first floor Storage cupboard which will require further investigation and remedial work.See pages: Not applicable Sample Report

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Infrared Thermal Imaging Inspection:

Analysis of the Infrared images showed no thermal anomalies which require further investigation which have not already been identified.

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Exterior Cladding: EIFS: Exterior Insulated Finish SystemEIFS Cladding is a light weight cladding system with very good insulation and energy efficiency qualities. EIFS is a polystyrene sheeting with a standard thickness of 40mm and was direct fixed to the framing over building paper. The fixings can move within the polystyrene sheet giving it a lower risk of cracking compared with other plaster systems. The EIFS polystyrene sheets have good moisture resistant qualities compared to other plaster cladding systems.

Monolithic Cladding: EIFS is a monolithic cladding system

Cavity System: EIFS does not have a cavity system

Cladding Condition: Cladding was in an acceptable condition.

Plaster Finish: Plaster was in an acceptable condition.

Paint Finish: Paint was in an acceptable condition.

Mid-Section Banding: Not applicable

Ground to Cladding Clearances Ground to Cladding Clearances were acceptable

Joinery Description: Aluminium joinery was in an acceptable condition.

Joinery to Cladding Junction: Joinery to cladding junctions were acceptable

Joinery Head Flashings: Head flashings were acceptable

Joinery Sill Detail: Joinery sills had suitable camber and were well sealed.

Foundation: Concrete foundations with a concrete floor.

Summary:Not applicable to other content in this Sample Report which is made up from a number of different properties.

Plaster Cladding Maintenance Guidelines:

• Characteristics EIFSIt is important that the cladding to joinery junctions are kept well sealed, this includes removing the old sealant which fails over time. Joinery to cladding sealing is as important as the exterior painting. It is important that any penetrations through the cladding are correctly re-sealed.

• Paint Details:An Elastromeric paint is required to be used for plaster cladding.Recommended paint: Dulux AcraTex Elastomeric 201

• Paint Colour:It is important that the elastromeric paint has a Light Reflective Value (LRV) of over 40 is used.. Cracking can occur to the plaster when the cladding is painted with colours with a LRV of under 40 (Dark colours) due to the thermal expansion and contraction.

• Remedial Work / Maintenance:Specialist Inspections SPPI recommend that maintenance is carried out by suitably qualified licenced tradesman experienced in the maintenance, painting, sealing and remedial work of monolithic cladding. Recommended Plaster Cladding Repair and Painting Specialist if required:Elite Exteriors: Shafraz 021 025 88406 [email protected]

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Sub-floor:Inspected Comments

Description: Concrete Block Base with a Timber sub-floor on Senton Piles

Foundation Piles: Foundations were structurally sound

Bracing: Bracing was well anchored with no obvious signs of damage or removal

Flooring: Particle board flooring or similar

Perimeter Joists: Perimeter joists had no signs of moisture ingress or damage sighted.

Joists & Bearers: Joists and Bearers were structurally sound with acceptable verticality andalignment.

Vapour Barrier: Vapour barrier was present and in acceptable condition where sighted

Insulation: Not present

Sub-floor Clearances: Sub-floor substrate to ground clearances were acceptable.

Ground Condition: Ground condition was in acceptable condition with no excessive dampness.

Obvious Structural Alteration:

There was no obvious structural alteration or damage recorded.

Rising Damp: There were no obvious signs of rising damp recorded.

Ventilation: Ventilation was present and indications are that it is sufficient.

Plumbing:

Plumbing Feed Type: The majority of the plumbing is hidden in the wall cavities where sightedcopper and buteline water pipes were in good condition.

Plumbing Waste: PVC waste pipes were in good condition and well sealed with no obvious signs of leaks or damage at the time of inspection.

Summary:Sub-floor was structurally sound and in an acceptable condition.Not applicable to other content in this Sample Report which is made up from a number of different properties.

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Roof / Roof SpaceInspected Comments

Roof Description: Asphalt or simialr roof tiles are a low maintenance roof system with good weather-tightness when installed to manufacturers specifications.Asphalt roof tiles are laid over a plywood substrate making them difficult to damage when walked on.

Roof Condition: Roof was in an acceptable condition.

Roof Pitch: Indications are roof material is acceptable for the pitch of the roof.

Roof Flashing's: Roof flashings were acceptable

Penetrations: Penetrations were acceptably sealed

Bedding and Pointing: Not applicable

Gutters: Fascia concealed internal gutter system.

Down-pipes: PVC Down-pipes were in an acceptable condition.

Satellite Dish: Present not tested

Soffit's / Eaves: The property had acceptable eave cover

Roof Space:

Roof Substrate: Trusses were in an acceptable condition.

Roofing underlay: Present not tested

Insulation: Insulation was present in the roof space inspection. This is not a statement as to the efficiency or rating of the insulation.

HRV: Not present

Summary:Roof and Roof Space were structurally sound and in an acceptable condition with a good overall level of weather-tightness.Not applicable to other content in this Sample Report which is made up from a number of different properties.

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Site:Driveway: Driveway was in an acceptable condition.

Permanent Paving / Paths Permanent Paved areas were in safe and stable condition

Fences: Fences were in an acceptable condition.

Landscaping: Established in an acceptable condition.

Storm water: Cesspit installed were clear and unobstructed with no signs of blockages at the time of inspection.

The majority of plumbing, drainge and stormwater systems are hidden in wall cavities or under ground therefore we can not give an opinion on there functionality or effectiveness. There were no signs of blockage or discharges sighted to indicate that there are any drainage or stormwater problems.For a specialist drainge and stormwater inspection contact: Drain Surgeons Ltd 0800 37 2000

Services:Power Supply: Underground Power Supply

Water supply: Metered town supply

Gas: Natural gas to the property. Present not tested

Switchboard: Circuit-breakers

Electrical Wiring: TPS wiring was installed where sighted

Plumbing / Drainage:Plumbing Waste: PVC waste pipes were in good condition and well sealed with no

obvious signs of leaks or damage at the time of inspection.

Gully Traps: Gully traps were clear and unobstructed at the time of inspection

Deck Timber:Substrate: Timber joists and bearers were in an acceptable condition.

Decking: Decking was in an acceptable condition.

Stairs: Treads and stringers were structurally sound and were in an acceptablecondition.

Guard-rail: Guard-rail was in an acceptable condition

Retaining Walls:Retaining Walls: Keystone and Timber Retaining walls had acceptable verticality and

alignment with no obvious signs of damage or repair recorded.

The main structure of retaining walls are under ground therefore we can not make any representations as to the structural integrity of the retaining walls.

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Internal Inspection:

With all properties of this age there will be cosmetic imperfections and general wear and tear, our inspection is for significant defects. Internal inspection covers all living, family and bedrooms. Specific rooms will not be mentioned unless there are moisture ingress and/or damage, remedial work or further investigation required

Inspected Comments

Walls: Painted Gib board or similar walls were in an acceptable condition.

Ceilings: Painted Gib board or similar ceilings were in an acceptable condition.

Floor Coverings: Floor coverings were suitable for there application and were in an acceptable condition.

Doors: Internal doors were in an acceptable condition.

Joinery: Joinery was in an acceptable condition.

Alarm: Alarm Present not tested

Fire Detection: Present not tested

Garage Door: Was in a working condition at the time of inspection.

Kitchen:

Kitchen Cabinetry: Kitchen cabinets were in an acceptable condition.

Kitchen Bench Top: Kitchen bench top and sink were in an acceptable condition.

Oven: Wall oven present not tested.

Hobs: Gas hobs were in a working condition at the time of inspection.

Waste Disposal: Waste disposal was in a working condition at the time of inspection.

Extraction Fan: Extraction fan was in a working condition at the time of inspection.

Dishwasher: Dishwasher was Present not tested

Summary:Interior was in an acceptable condition for the age and style of the property.Not applicable to other content in this Sample Report which is made up from a number of differentproperties.

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Internal Inspection Wet Areas:Inspected Comments

Bathrooms/En-suites:

Moisture Testing: There were no high moisture readings recorded at the time of inspection

Flooring: Floor coverings were suitable for there application and were in an acceptable condition.

Toilets: Toilets were in an acceptable condition.

Showers: Tiled showers rely heavily on the assumed water proofing membrane installed under the tiles which can not be inspected. Inspection of the adjacent areas to the tiled showers showed no obvious moisture egress or damage.Tiled showers were in an acceptable condition at the time of inspection..

Baths: Bath was in an acceptable condition.

Vanities: Vanities were in an acceptable condition.

Laundry

Moisture Testing: There were no high moisture readings recorded at the time of inspection

Flooring: Floor coverings were in an acceptable condition.

Tubs/Cabinetry: Laundry tub was in an acceptable condition.

Hot Water Cylinder: Electric hot water cylinder. Rheems

Year of manufacture: 1991

Capacity: 180 litres

Pressure: Mains

Overall: Wet areas were in good overall condition

Areas of concern: There were no areas of concern at the time of inspection.

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Certification: I hereby certify that I have carried out the inspection of the property at

Address: Sample Report which is made up from a number of different properties.This purpose of this report is to give an example of the comprehensive reporting and scope of our inspections for all property types but specific to monolithic plaster cladding in this report.

Reference: SAMPLE REPORT

Date: SAMPLE REPORT

In accordance with NZS4306:2005 and that I am certified to undertake this inspection.

Signature:

Inspector: Mark DrewManaging Director SPPICertified Building Inspector NZS4306:2005Member Master Builders AssociationMember Building Officials Institute of NZISO Qualified ThermographerProfessional Indemnity Insurance Policy #NI/02778/000/12/DPublic Liability Insurance Policy # 20058861-BPS-005Important Note: Public Liability and Professional Indemnity Insurance are not house insurance or home warranty insurance cover. House and Contents Insurance Cover is recommended if you purchase this or any property.

Limitations: The client shall assume all risk, for any conditions or problems that may be concealed at the time of inspection. No item shall be dismantled, moved, or dislodged during the inspection, and there will be no destructive testing undertaken. An investigation of the condition and location of underground drainage and services and of hidden electrical, gas and plumbing is not included.No invasive or destructive inspection methods have been used in the assessment and concealed work can not be inspected, therefore no opinion or warranty can be offered in respect of the said concealed work.

An inspection carried out in accordance with NZS4306:2005 is not a statement that a property complies with the requirements of any act, regulation or by-law, nor is the report a warranty against any problems developing after the date of this report.

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Glossary:

Particular Attributes Explanation:

It has been well publicised that plaster clad properties can have issues. Every issue we find can be directly attributed to an architectural detail fault, an application fault or lack of routine maintenance. Plaster cladding does not fail for no reason.Particular Attributes are areas which have been identified that can be problematic with moisture ingress issues. Regardless of whether these areas have

• No high moisture readings • No signs of moisture ingress • No signs of significant damage

Under the NZS4306:2005 we have to include these areas in our report.This enables you as a prospective purchaser through awareness of the areas to assess any risk involved. It also gives you the purchaser the information to plan risk management of the areas in the form of regular routine checks and regular scheduled maintenance.

Highlighted Text Colour Legend:

Red Text: Red text generally indications are that there is remedial work and/or further invasive investigation required. Red text indicates that there is / could be significant damage. Red text content generally has images and further details on a separate page as detailed.

Blue Text: Blue text generally indicates that there is maintenace and/or preventative maintenance required.Blue text is generally a Low to Medium Priority.

Green Text: Green text is used to bring to your attention details or attributes of the property which significantly increase the weather-tightness or durability of a property.

Terms Legend:

Good condition:The item is in a condition expected for the age and style of the propertyGenerally good:The item is good overall condition, there could be isolated areas with excessive wear and tear.Average condition:The item described is in standard below that expected for the age and style of the property. The item describes is in a functional conditionPoor condition:The condition of the item described is below an acceptable standard. There is damage or excessive wear which requires remedial work or replacementFurther invasive investigation:There will areas which will be assumed as having moisture ingress and/or damage which will require further invasive investigation identify if there is significant damage and/or the source of moisture ingress and/or what remedial work is required.SPPI recommend that the invasive investigation is initially done by removing gib board when possible. Gibboard is generally easier and cheaper to replace than the exterior cladding. Removing gib board also does not further compromise the exteriors weather-tightness.Remedial Work:Remedial Work is the work required when the property has issues which need to be repaired so that the structural integrity and weather-tightness of the property is to an acceptable standard. Preventative Maintenance:Preventative maintenance are recommendations to address high risk areas which with property. Preventative maintenance are to increase the overall weather-tightness of a property.

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Terms and Conditions:

Pricing: As per the Prices and Services page at www.sppi.co.nz

Booking Inspections: Booking by our online booking facility.

Payment: Payment by credit or debit card in our online secure payment facility.

Scope of Inspection: SPPI inspections are carried out under the guidelines of the NZS4306:2005. The inspection is a visual non-invasive inspection of the property with the intention of inspecting and reporting on

• Significant Defects• Particular Attributes• Gradual Deterioration• Significant Maintenance Required

Limitations and Liabilities:

Our inspections are intended to give the highest standard of assessment of the condition of the property and are carried out under NZS4306:2005 guidelines. With out destructive testing it is not possible to be 100% certain that significant defects have been discovered.Our inspection is confined to the limitations specified by NZS4306:2005 for residential property inspections.Due to these factors it is not possible for us to guarantee that all potential defects have been discovered. Not withstanding anything in this or any other agreement with Specialist Pre-Purchase Inspections,the liability of Specialist Pre-Purchase Inspections, the person carrying out the inspection, and all of Specialist Pre-Purchase Inspections employees, contractors, directors and shareholders (“the protected parties”), for any loss, damage or delay arising from any act, default or omission (whether negligent or otherwise) in relation to the inspection, the report, or any service provided by, or statement made by, or act of, any of the protected parties (“the defects”) is restricted to any bad faith defects; is excluded in the case of all other defects made in good faith, including mistakes, mis-descriptions and omissions whether made negligently or recklessly, and whether they occurred during the course of the inspection, were made verbally, in the written report, or otherwise howsoever; shall be limited to physical damage or injury to any person or property which in any case is the foreseeable result of the defect. Shall be excluded in the case of economic and consequential loss (including loss of rent or enjoyment of the property) In any event is limited to the fee paid to Specialist Pre-Purchase Inspections.The above limitations are sever-able with the intention that if any one of them is unenforceable then the other limitations is still enforceable.This limitation of liability binds the person who requested the report and any other person to who the report is provided to, together with their successors and assigns.The report generated by Specialist Pre-Purchase Inspections is not to be relied upon by any person other than the person to whom the report is addressed to.

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