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PH: 021 2322387 PH: 0212322387 FAX: 092389615 PrePurchase Residential Property inspection on: Sample
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Pre-‐Purchase Residential Property inspection on:
Sample
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Dear Customer RE: Pre Purchase Inspection: Thank you for the opportunity to inspect your proposed purchase which was undertaken in fine conditions on ……... Please find following my completed report which I encourage you to read in its entirety. The property report is not a guarantee that all defects (and/or future defects) have been identified. The inspection is carried out solely on a visual basis. All efforts have been made to identify possible defects (and/or future defects). The property report is not a guarantee that the house meets all the requirements under the Building Act at the time of construction and/or under the Building Act at the time of inspection. The purpose of the report is to identify areas of interest/concern, NOT to provide independent expert advice on specific elements and NOT to recommend solutions to faults identified. The purpose of the inspection is to provide an impartial, technically knowledgeable and visually thorough account of the properties general state being the next best step toward assisting a purchaser in determining the appropriateness of the purchase to their individual threshold for maintenance and repair. Inspect House NZ recommend that quotes and advice are sought from Independent Qualified Persons on receipt of the property report for a more specific qualification of comments made by the Property Inspectors in the report, regarding any faults/defects identified, if more intrusive investigation is desired or simply in relation to any comment made. This also applies to any verbal communication made by the Property Inspectors regarding any faults or defects identified or comments made. The purpose of seeking further Independent Qualified Persons involvement (e.g. plumber, electrician, roofing contractor, cladding specialist, building surveyor etc.) would assist you in making an even greater informed choice should you choose to purchase the property rather than relying on misinterpreting a comment from Inspect House NZ or not being sure of the extensiveness of any faults/defects mentioned. If you require any clarification or wish to discuss any details of the report with me please do not hesitate to contact me on 0212322387. If you require a more detailed discussion, re
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the inspection, this can be arranged with a half an hour, face to face meeting for $100 plus GST. Then we can sit down together and I can go through the report in detail with you. By accepting this report it will be taken by Inspect House NZ that you have read the report in its entirety including this cover letter, the Limitations of the report and About the Report sections and that you fully understand and accept these conditions. If you do not accept this report and it’s conditions you will need to notify Inspect House NZ in writing on receipt of this report. Yours sincerely Morgan Kircher
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CONTENTS JOB BOOKING EXPERIENCE & QUALIFICATIONS CERTIFICATE OF PROPERTY INSPECTION THE REPORT RECOMMENDATIONS SUMMARY ABOUT THE REPORT
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JOB BOOKING Date: Our Reference: Ordered by: Mobile Number: Email Address: Real Estate Agent: Address of Property: Residential: Approximate Age of Property: Number of Bedrooms: Other relevant information: INVOICING Bank account details: ANZ 060401037690600 Kircher Trading Ltd Please pay on receipt of report. EXPERIENCE & QUALIFICATIONS
-‐BCITO Carpentry Trade Qualified
-‐12 years experience in the construction industry
-‐Licensed Building Practitioner
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CERTIFICATE OF PROPERTY INSPECTION Date: Client: Site Address: Property Inspector: Morgan Kircher Company: Inspect House NZ Position: Director Date of Inspection: The following areas of the Property have been inspected: a) Site b) Subfloor c) Exterior d) Roof Exterior e) Roof Space f) Interior g) Services h) Accessory Units, Ancillary Spaces and Buildings Any limitations to the coverage of the Inspection are detailed in the Written Report. CERTIFICATE I hereby certify that I have carried out the Residential Property Inspection and I am competent to undertake this Inspection.
Signature:
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THE REPORT LIMITATIONS OF THIS REPORT Disclaimer As part of Kircher Trading Limited trading as Inspect House NZ (“we”, “our”, “us”) are bound by the New Zealand Property Inspection Standards NZS 4306:2005 (the Standards). We will meet the minimum requirements set out in these standards and you as the client agree to be bound by these. We are required to outline the following:
DEFINITIONS
ACCESSORY UNITS (as defined in the Unit Titles Act). Any area usually with a specified purpose, which does not comprise part of the dwelling unit footprint, but is intended to be used in conjunction with the unit.
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ANCILLARY SPACES AND BUILDINGS any area, usually with the specified purpose, which does not comprise part of the dwelling unit footprint.
COMMON PROPERTY An area that is owned collectively by all the unit owners and defined as such in the Unit Titles Act.
INSPECTOR A person, partnership or company qualified and experienced to undertake property inspections.
MINOR FAULT OR DEFECT A matter which, in the view of the age, type or condition of the residential building, does not require substantial repairs or urgent attention and rectification and which could be attended to during normal maintenance.
MULTI-‐UNIT PROPERTY(IES) Any property that accommodates more than one residential dwelling unit and where the owners have collective obligations.
PROPERTY INSPECTION A non-‐invasive visual inspection of a residential building carried out in accordance with 2.3 the standards.
PROPERTY REPORT The report referred to in section 3 of the standards
REASONABLE ACCESS Areas where it is safe, with unobstructed access is provided and the minimum clearances specified in table one (1) are available; or where these clearances are not available, areas within the inspector’s unobstructed line of sight.
Table One- Reasonable access
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Area Access
Manhole (mm) Crawl Space (mm)
Height
Roof Space
450 x 400 600 x 600 Accessible from a 3.6 m ladder*
Sub-Floor
500 x 400 Vertical Clearance Timber floor: 400** Concrete floor: 500
Roof Exterior
Accessible from a 3.6 m ladder*
* Or such other means of access that meet OSH requirements. ** From underside of bearer.
SIGNIFICANT FAULT OR DEFECT A matter which requires substantial repairs or urgent attention and rectification.
SPECIAL PURPOSE as defined in section 4 of the standards as being an inspection and/or assessment that falls within the area of the Inspectors expertise.
SURVEY A separate, detailed inspection and report that may require invasive and/or specialised testing equipment, and may require the special knowledge of a relevantly qualified expert.
WEATHER TIGHTNESS RISK this is defined in Appendix A of the Standards
DISCLOSURE
Our non-‐invasive residential building inspection (“inspection”) and Report (‘report”) will provide the following information in accordance with the Standards
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The scope of our inspection and report;
Any limitations to our inspection and report; and
These terms and conditions are to be read agreed and accepted in writing and in conjunction with the Letter of Engagement for services before any inspection can be carried out for client (“you” “your”). The Letter of Engagement will provide the following in accordance with the Standards:
The name of the person/s who have applied for the inspection and report;
The Inspector/s name and any specialist Inspection Company appointed to provide a more detailed report;
The date in which the inspection is to be conducted and the report is due back to the client;
The specified scope of inspection being conducted of the premises;
Any special-‐purpose property inspection items that are to be included in the non-‐invasive residential building inspection report;
Our fee for the inspection to be conducted and report to be produced;
Our limitations and conditions; and
Our professional liability cover.
NON-‐INVASIVE RESIDENTIAL BUILDING REPORT PREPARED IN RELATION TO THE STANDARDS
The inspection process will be preformed directly in accordance with the Standards. You agree that upon you agreeing in writing to these terms that you are also bound by these Standards indefinitely in relation to this report.
Copies of these Standards are available to you upon request from us for your inspection, or alternatively you may contact Standards New Zealand and purchase a copy of these Standards for your own record.
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Our inspectors have relevant trade experience and qualifications to carry out the inspection.
We will certify that the inspection has been carried in accordance with the Standards and the Inspector meets the competences of the Standards.
We will give consideration to Weather tightness Risk. However it will be conducted in accordance with the Standards Appendix A, however if it is outside our area of expertise this would be subject to a specialist report.
SCOPE OF THE NON-‐INVASIVE RESIDENTIAL BUILDING INSPECTION
In accordance with the Standards, the scope of the inspection is limited to a visual inspection of the components of a building only, in which the Inspector has reasonable access in accordance with table one of the definitions and being in their clear line of sight. A non-‐intrusive moisture meter maybe used by our inspectors around accessible joinery or areas in the building identified to be risk areas.
Note: the moisture meter reading utensil is an aid only and their results are not conclusive. No liability is to be incurred by us in relation to a moisture reading and a specialist will be required to conduct a specialised report in relation to this.
METHAMPHETAMINE INSPECTION AND REPORTING
It is an essential pre-‐condition to you using our services that you agree and accept that we are not legally responsible for any loss or damage you might suffer related to your use of our services in which we have provided you access to, whether from errors or omissions in the services you receive or information or from any other use of the website. In short, your use of our services provided is at your own risk.
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We aim to have the results from the non-‐invasive swab testing returned from the samples taken within 14 working days from the day the samples are taken. We accept no liability should the results of the test exceed this time frame. You accept that should the result return as a positive we hold the right to share the results with any stakeholder in the property without liability or recourse.
Our liability is only limited to the purposes of the Consumer Guarantees act 1993 for any breach of a term of this agreement is limited to:
the supplying to you of the services again; or
the payment of the costs of having the services supplied to you again.
We may disclose information in good faith and where we are required to do so:
by law or by any court;
to enforce the terms of any of our customer agreements;
to protect our rights, property or health and safety, and our customers or third parties; or
to banks or financial institutions with the purpose of preventing fraud and as proof of any transaction.
REASONABLE ACCESS TO BE PROVIDED FOR INSPECTION/S
You undertake to provide us with reasonable access to your residential property inclusive of all Accessory Units, Ancillary Spaces and Buildings, Common Areas and or any other area required for entry by us in order to provide a comprehensive inspection.
CONFIDENTIAL REPORT
You acknowledge and agree that the director(s) and employee(s) of Inspect House NZ shall not be held liable to you.
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This is solely limited to the building report and excludes the methamphetamine testing.
The inspection and report is to be conducted and prepared for you solely and exclusively for your own information.
This report may not be relied upon by any third party or other person/s.
You agree to maintain the confidentiality of the report and agree not to disclose any part of it to any other person.
You may distribute copies of the inspection report to the Vendor and the real estate agents directly involved in this transaction, but said persons are not specifically intended beneficiaries of this Agreement or the report. We do not in any way intend to benefit the Vendor or the real estate agent/s directly or indirectly through our report.
You agree to indemnify, defend and hold us harmless from any third party claims arising out of any distribution of the report.
LIMITATIONS AND CONDITIONS ON THE NON-‐INVASIVE RESIDENTIAL BUILDING INSPECTION REPORT
The report is a reasonable attempt by us to identify any Significant Fault or Defect visible at the time of the inspection providing you with an informed visual inspection of areas in the building that are potential of risk. The report will also identify and note for your consideration any Minor Fault or Defect.
Significant Fault or Defect will be identified and addressed in the report. However we will only alert you to the area, a specialist will be required to conduct any further testing and/or remedial work. We are not liable for any invasive testing that occurs as a result of our identification of a Significant Fault or Defect.
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Subject to any statutory provisions, if we become liable to you, for any reason, for any loss, damage, harm or injury in any way connected with the completion of the Inspection and/or report, our liability shall be limited to a sum not exceeding the cost of the Inspection and report.
LIMITATIONS AND CONDITIONS ON THE NON-‐INVASIVE RESIDENTIAL BUILDING INSPECTION
The inspection and report are only intended to be used as a general guide to help you make your own evaluation of the premises. The inspection and report are to be conducted for the purpose of providing information. The report is not a reflection of the value of the premises, nor does it make any representation as to the advisability of purchase.
The report is only an expression of our opinion based upon the visual observation of the areas of the premises with Reasonable Access provided for the inspection.
The Inspection and report are not intended to be used as an exhaustive report. It is not to imply that every component was inspected, or that every possible defect of the premises was discovered.
We will not disassemble any equipment, nor will we be preforming an intrusive or destructive inspection, inclusive of moving of furniture, appliances or stored items, or excavation.
Any and all components and conditions which by the nature of their location are concealed, deliberately hidden, camouflaged or difficult to inspect are excluded from the report.
Any suggestions or recommendations contained in the report are suggestion only and it shall be the responsibility of the person or persons carrying out the work to ensure the most appropriate remedy is carried out in conjunction with any further discoveries,
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warranty’s or manufacturers recommendation and warranty’s, and any necessary local authority consents obtained prior to proceeding with remedial work.
Inspections of any Electrical systems, water reticulation or plumbing, air conditioning system, dishwashers, stoves, hobs, heating systems, aerials, swimming pools or spas of the premises are outside of the scope of our inspection and report. Our Inspector/s will, however, conduct a brief inspection of the hot water system, the plumbing system, the electrical system (including testing the accessible power points and lights in each room).
Note: Our Inspector/s are not a qualified plumber/s, electrician/s or gas fitter/s.
Should a verbal report be conducted we are not liable to you or any third party present as the report provided will be based off a visual inspection of the areas where reasonable access is provided, at the time of the inspection.
Matters which are not within the scope of the Inspection outlined in the Standards are inclusive of, but are not limited to:
The existence of formaldehyde, lead paint, asbestos, toxic or flammable materials, pest infestation and other health or environmental hazards;
The condition of playground equipment;
The efficiency measurement of insulation or heating and cooling equipment;
Any internal or underground drainage or plumbing;
Any systems which are shut down or otherwise secured;
Water wells (water quality and quantity);
Zoning ordinances;
Cosmetics or building code conformity;
Intercoms, security systems, fire detection systems, heat sensors (any general comments about these systems and conditions are informational only and do not represent an inspection or form part of the report).
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The Inspection and report should not be construed as a compliance inspection of any building, legal or territory authority standards, codes or regulations. The report is not intended to be a warranty or guarantee of the present or future weather tightness, adequacy or performance of the structure it’s integrity, its systems, or their component parts. The report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general statements based on information about similar components and occasional variations are to be expected between such estimates and actual experience.
You accept that the Inspector will not detect some faults due to the following:
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The fault only occurs intermittently.
Part of the home has not been used for a while and the fault usually occurs after regular use (or detection of the fault would only occur after regular use).
The type of weather that would normally reveal the fault is not prevailing at, or around, the time of the inspection.
The fault has been deliberately concealed.
Furnishings are obscuring the fault.
We have been given incorrect information by you, the vendor (if any), the real estate consultant, or any other person.
The fault is/was not apparent on a visual Inspection.
DISPUTES
Any dispute that arises as a result of the inspection or report provided is to be submitted to us in writing immediately.
You agree that upon raising a dispute of any form the contents of the report provided by us is not to be used to satisfy any terms of a sale and purchase agreement until the dispute has been resolved in all respects.
You agree that if, after raising a dispute, you chose to use the report to proceed with the transaction, that you acknowledge your dispute is null in void and that you waive any claim against us indefinitely in relation to this report.
In the event of a claim/dispute regarding damage to a home, you will allow us to investigate the claim prior to any repairs to the home be undertaken or completed. You agree that if you do not allow us to investigate the claims of damage before any repairs are carried out that you waive your rights to continue with and/or make any future claim against us.
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In the event of any dispute, you agree not to disturb, repair, or attempt to repair anything that may constitute evidence relating to the dispute, except in the case of an emergency.
TERMS OF TRADE
In consideration for us providing you with the Inspection and report, you agree to the following:
Payment is due prior to the inspection being undertaken and the report released. Accounts which are not paid by the due date shall incur a late payment interest charge of 15% of the total amount owing for each calendar month in which the account is overdue, together with all debt collection costs. All work in progress will be billed monthly, with a final invoice issued on completion. If a quotation is given for the Inspection/report, any expenses incurred in addition to the quote, will be on the basis of cost to us, plus 15%. If, after a subsequent quotation/estimate, any additional work is found to be required you will be contacted for your approval before any further work is completed.
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We have no responsibility or liability for any cost, loss or damage arising from:
any errors or omissions from information, data or documents not prepared by us, our employees, or other persons under the direct control of us;
any act or omission, lack of performance, negligent or fraudulent act by you;
any act or omission, lack of performance, negligence or fraud by any consultant, contractor or supplier to you, or any of your employees or agents.
Where the content of any report is relied upon for industry research or evaluation purposes, such research or evaluation shall not include any data that may allow for the identification of any property or any personal information included in the report in any way.
You shall pay all costs and expenses (including legal costs on a solicitor/Client basis) resulting from any breach of these terms of trade by you or the enforcement by us of these terms of trade.
The parties agree that this document and all of its contents are governed by the legislation of New Zealand at all times.
CANCELLATION FEE
If you cancel the inspection you agree, that in consideration for us arranging a time for the inspection to be conducted that you will pay us a cancellation fee equal to the full cost of the inspection and report, provided however that if we have received twenty-‐four hours’ (one full working day) written notice of cancellation no fee will be payable and you will be refunded in full.
We strongly recommend that invasive testing and further moisture ingress/weather tightness investigation be undertaken on all properties containing plaster cladding (monolithic) and take no responsibility for current or future defects relating to this cladding system.
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The inspector who undertook the inspection can be contacted so that any implications or unresolved issued can be explained and clarified. The report is not intended for the use of any person other than the person to whom the report is addressed.
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EXTERIOR Roof - Pressed metal chip tile
Issues found - A lot of dented tiles and chips are coming off. There is moss growing on the roof. Some of the tiles are not securely fixed down. Requires a roofing treatment specialist to remedy it.
The gable end cladding is too close to the roofing material.
Spouting - PVC
Issues found - The spouting is filled with vegetation which will end up blocking the spouting and water will overflow and possibly break the pvc spouting.
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Downpipes PVC
Issues found - The hole in the downpipe needs to be repaired.
Soffits
There is no overhang in some places and others are 400 mm wide.
Post and beam junction under overhangs have no mechanical connections.
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Fascia/Barge Board - Timber
Issues found - The fascia is rotting in places. Needs to be replaced.
Wall Framing
N/A unable to inspect without invasive inspection.
Up to 1992, most timber used for house framing in New Zealand was radiata pine treated with boron. From the early 1990s, a range of alternative timber framing
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treatment options for radiata pine became available. From 1998 to April 2004, homes were often built with untreated kiln-dried radiata pine framing.
Cladding - Brick veneer
Issues found - Brick column between the front and back door has been added at a later date and may not have proper concrete footings or be tied into the existing wall. Needs to be checked by an LBP.
Flashings -
Issues found - Not installed correctly on roof penetrations. Need to be checked by a roofing specialist.
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Windows/Joinery - Aluminium Ranchsliders - Aluminium FOUNDATIONS Blockwork
Issues found - Blockwork corner broken out because the deck fixing is too close to the edge. An LBP blocklayer should be consulted.
Subfloor Construction - Concrete slab Decks - Wooden - Present owner built the deck. Issues found - Some pile to bearer connections are not there.
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Paintwork - Appears to be in reasonable condition. Driveway - cobbles Fencing - Heights of wooden fences - 1500, 1800 and 2500 more or less. Issues found - Boards are broken.
Gate Issues found - The gate won't latch shut. Needs top of post moving over.
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INTERIOR Flooring - Concrete slab. Timber-look overlay Carpet and tile Ceiling Issues found - There is patchy paint in the family room. Needs to be repainted. May need further investigation for dampness.
Walls - plasterboard Bathroom/ Wet areas Issues found - There are cracks in the shower lining of the main shower.
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Kitchen Issues found - The range hood appeared not to be working. The corner cupboard doors are loose and won't open. Doors/Door Hardware Issues found - The main toilet door is expanding at the bottom edge and the door stop is missing. The bottom edge needs sealing and a doorstop needs to be fitted. Some door latches/catches are loose and some need refitting. Windows/Joinery - aluminium Issues found - The left hand side at bottom of lounge window has been patched and repaired. Needs further investigation - may be moisture issues.
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Garage - Separate building. Brick and fibre cement board. Locked up. Issues found - has damage to the fibre cement board. Needs repairing.
Security - Yes HEATING AND INSULATION Heating Has a Smart Vent installed. Ceiling insulation Yes - 75 mm fibreglass. Wall insulation Not sighted.
PLUMBING - (Our inspectors are not plumbers and can only advise on a visual basis)
Pipes Not sighted
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ELECTRICAL - (Our inspectors are not electricians and can only advise on a visual basis)
Switchboard Issues found - There is no head flashing and it needs sealing down the sides. Wiring All appears in reasonable order PEST EVIDENCE No
EVIDENCE OF MOISTURE AND MOULD
DEVICES USED TROTEC T650 A Trotec T660 is a non-invasive moisture meters were used in search & measure mode via radio frequency taken at selected locations e.g. around joinery, below or behind dangerous flashings, at affected ground locations, etc. Moisture levels above 30% are above fibre saturation levels in the timber. Direct resistance measurements
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at or above this level is deemed by the industry as inaccurate. The relative comparison between %MC readings above this level is still useful however so the measurements if recorded will be reported if applicable in this document. 18%, 40 digits Trotec or 18 digits dielectric method is the benchmark figure used measured on exterior walls from the inside.
RECOMMENDATIONS The roof needs to be investigated by a roofing specialist with regard to the dents in the tiles, loose tiles and also the moss growing on the roof. The roof penetration flashings need to be investigated. The broken downpipe needs to be repaired and the connection between the post and beams on the overhangs needs to have mechanical fixings (galvanised straps and bolts). SUMMARY Over all property is in reasonable condition for its age. ABOUT THE REPORT
This report is based on experience and reasonable opinion and is not a guarantee against moisture ingress at the time of inspection or in the future. This inspection has been done to the writer’s best ability with all reasonable care taken using visual and non-invasive testing with meters as noted. This report is a guide only (as per NZ Standard) and not a guarantee against moisture ingress or structural failure and is to be accepted as such by the owner. All reasonable attempts have been made to identify any significant defects visible at the time of the inspection. The inspector has not moved furniture, fixtures, stored items, soils, plants, checked window/door locks, etc at the time of inspection. He cannot see inside walls or other concealed areas and cannot detect damage or defects that are not visible in most cases. The aid of testing equipment was used at the time of inspection, but these tools have limitations and cannot detect defects in all circumstances. Whether or not services have been used for some time prior to an inspection being carried out may affect the detection of leaks and other defects. For example, in the case of a shower enclosure, the absence of any dampness at the time of inspection does not necessarily mean that the enclosure will not leak. A non-invasive moisture meter was used as an aid in this inspection. This in itself cannot be used to confirm or eliminate the possibility of moisture or deterioration in
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the framing timber or underlying materials. It is of limited use with some plaster systems and other factors. This property report is not a Code of Compliance Certificate or a Certificate of Acceptance under the Building Act. It is also not a statement that the property complies with the requirements of any other Act, regulation or by-law. Nor is this property report a warranty against problems developing with the building after the date of this report. This inspection should not be confused with an appraisal, building code inspection or any guarantee of any kind, but as a tool to aid you to be better prepared and knowledgeable. All reasonable measures have been employed to detect possible defects but give no warranty against, and is not limited to: (a) the assessment of an apparent defect which may be subject to extreme weather conditions (b) misinformation supplied by vendor, agent, person for whom report being prepared (c) concealment, intentional or otherwise, of a possible defect (d) assessment of any apparent defect which may occur intermittently or usually occurs after regular use (e) presence of chattels, furnishings and personal effects (f) adequacy of footings (g) adequacy of concealed damp-proof membranes (h) adequacy of concealed drainage (i) swimming pools, spa pools, saunas and associated equipment (j) the operation of fireplaces and chimneys (k) intercom systems (l) floor coverings (m) appliances, including but not limited to; dishwashers, waste disposal units, ovens, ducted vacuum systems (n) structural stability (other than pipe instability) (o) hazards (p) hot water cylinders (q) window/door locks, bolts, etc. (r) any other factors limiting the preparation of this report. In terms of any local Government Act; it is an offence for any person to lead or divert surface water from roofs and/ or yards into the sanitary sewers. Inspections – over three metres. OSH regulations state that working at heights over three metres is done safely. If climbing over three metres then OSH state – guarding, safety nets or fall arrest systems should be in place. This is impracticable in the situation of house inspections, therefore our policy is, that Inspectors only climb as far as their ladders take them, keeping their own personal safety paramount.
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This report is provided without prejudice or malice. Reasonable access – areas where safe, unobstructed access is provided and the minimum clearances specified below are available; or where these clearances are not available, areas within the inspector’s unobstructed line of sight. a) Roof space – access manhole 450 x 400mm; crawl space 600x 600mm; height accessible from a 3.6m ladder or such other means of access that meet OSH requirements. b) Subfloor – access manhole 500 x 400mm; crawl space vertical clearance timber floor 400mm (from underside of bearer) Concrete floor 500mm. c) Roof exterior – accessible from a 3.6m ladder or such other means of access that meet OSH requirements. The writer was not present at the time of construction and cannot be responsible for failures if work was not done to manufacturer’s specifications.
