Pre-Purchase Building Report...Pre-Purchase Building Report 15 Sample Street Anytown NSW 2000 This...

Building and Pest Inspections Page 1 of 28

Pre-Purchase Building Report

15 Sample Street Anytown NSW 2000

This Inspection and Report are in Accordance with Australian Standard AS 4349.1 – 2007 “Inspection of Buildings” Part 1: Pre-purchase inspections – Residential buildings – Appendix C

Building and Timber Pest Inspections PO Box 162 Eastwood NSW 2122 Phone: 1300 556 156 Fax: (02) 9874 0105 Email: [email protected]


INDEX

1.0 Administrative Details 3

2.0 Inspection Details 3

3.0 Details of Inspection Agreement 4

4.0 Property Description 5

5.0 Other Inspections and Reports Required 5

6.0 Access Summary 6

7.0 Summary Of Notable Items – Photographic 7

Inspection Findings – In Detail

8.0 Roof Exterior 13

9.0 Roof Interior 14

10.0 External Building Elevations 14

11.0 The Site – Landscaping Elements 15

12.0 Rooms 16

13.0 Hallways 17

14.0 Kitchens 17

15.0 Bathrooms 17

16.0 Laundry 18

17.0 Sub-floor 18

18.0 Building Services 19

19.0 Conclusion – Overall Condition of the Property 20

20.0 Crack Register 21

21.0 Terminology and Definitions 22

22.0 Important Advice 23

23.0 Scope and Limitations of the Report 26


1.0 ADMINISTRATION

Property Inspected: 15 Sample Street Anytown

Purpose of Inspection: Pre-purchase Building Inspection

Inspection Date and Time: 28th July, 2011 at 2pm

Client: John Citizen

Referring Agent: None

Account To: John Citizen

Report Delivery Details: [email protected]

Report Number and Version Number B110701 Version BV1

Note: This Report should not be relied upon if the contract for sale becomes binding more than 30 days after the date of the initial inspection. A Re-inspection after this time is essential.

2.0 INSPECTION DETAILS

Date of Inspection:

28/7/11

Time of the Inspection:

2pm

Weather conditions at the time of Inspection:

Fine

Weather conditions previous to day of Inspection:

Fine

Building Furnished:

Fully furnished with extensive stored items

Building Tenancy:

Occupied

Important Note: Where a property is furnished and/or occupied at the time of inspection, it is important to understand that the furnishings and stored items can conceal defects. These defects may only become visible when the property is vacated. For this reason it is strongly recommended that a further inspection be carried out when the property is vacant.


3.0 DETAILS OF THE INSPECTION AGREEMENT Agreement Number:

Date of Agreement: Time Agreement was sent:

Method Sent:

110701 26/7/11 10.30am

email

It is important to understand the limitations of this report by reading the Scope and Limitations in the Inspection Agreement and attached at the back of this report on page 20. The report is solely for the use and benefit of the client named in the administrative section of this report. The Purpose of the Inspection The purpose of the inspection is to provide advice to a prospective purchaser or other interested party regarding the condition of the property at the time of inspection. The advice is limited to inspection and reporting of building elements in accordance with Appendix C AS 4349.1 – 2007. Scope of the Inspection The inspection shall comprise visual assessment of the property to identify major defects and to form an opinion regarding the general condition of the property at the time of the inspection. In accordance with AS 4349.1, the report does not include an estimate for the cost of rectification of defects. Cost estimates can be prepared as a separate report. Acceptance Criteria The overall condition of this building shall be compared with a similarly constructed and reasonably maintained building of a similar age. Due to the age of many buildings, it may not comply with current building codes or Australian Standards. Therefore the building can only be assessed relatively, by comparing it with a building that was constructed in accordance with the generally accepted practice at the time of construction and which has been maintained such that there has been no significant loss of integrity and strength, or serviceability and amenity. Are there any specific requirements or conditions requested by the client/client’s representative regarding the inspection and report: No Were there any Changes to the Inspection Agreement: No IMPORTANT – STRATA TITLE Where an item in the inspection findings in the report is noted as being part of the Common Area, the item is outside the Scope of this Report. It is Strongly recommended that an inspection and Report of these areas be obtained prior to any decision to purchase the property.

END OF SECTION


4.0 PROPERTY DESCRIPTION Type of Property

Freestanding house

Number of Bedrooms

3 Bedrooms, 1 bathroom

Age Approximately

Approx 70 years old

Type of Construction

Brick veneer / timber framed / brick pier and strip footing

Roof Construction

Pitched Terracotta tile and skillion metal roof

Floor Construction

Tongue and groove floor boards, sections covered in tile and carpet. Suspended slab to bathroom

Balcony / Verandah

Rear timber covered deck and pergola

Out buildings

Garage converted to a granny flat

Other

Pool (not covered in this report)

5.0 OTHER INSPECTIONS AND REPORTS REQUIRED It is strongly recommended that the following Inspections and Reports be obtained prior to any decision to purchase the property. Obtaining these will better equip the purchaser to make an informed decision. These inspections fall outside the guidelines of the Australian Standard for Residential Building Inspections and are excluded from this report. Timber Pest Inspection Electrical Inspection Plumbing Inspection

Asbestos Inspection Mechanical Services Drainage Inspection

Mould Inspection Appliance Inspection Air conditioning Inspection

Alarm/Intercom/Data Systems Structural Engineer Geotechnical Inspection

Durability of Exposed

Surfaces

Fire Compliance Swimming Pool Inspection

Council Plan Inspection Hazards Inspection Fire place / Chimney

Estimating Report Garage Door Electrical Gas Fitting Inspection

Heritage Assessment Valuation Assessment Bush fire zone Inspection


6.0 ACCESS SUMMARY The Inspection included the building and the site, including fences that are up to 30 metres from the building and within the boundaries of the site. Areas inspected: Roof Exterior, Roof Interior, Building Exterior, Building Interior, Sub-floor, The site, Up To one Outbuilding. Areas NOT inspected at all and the Reasons Why: Rear subfloor area below lounge / dining room – no access hole. Rear skillion roof voids – Concealed cavity, no access hole. Fences neighbour’s side – no access. Rear fence – covered by timber screening. Left side of Granny flat – stored items Areas NOT fully inspected and the Reasons why: Roof Space – Insulation covered Ceiling joists, ceiling linings and electrical services . Interior floors and walls – carpets and rugs covered floors, rooms contained furniture and stored items, cupboards contained stored items, Exterior - Vegetation covered fences and retaining walls, garden beds covered external walls and timber structures. RECOMMENDATIONS TO GAIN ACCESS AND RE-INSPECT The areas and/or sections of the property to which access should be gained are: Rear Sub-floor area, ceiling joists and linings, internal floor linings, External fences, retaining walls, external walls and timber structures, concealed cavity areas and flat roof sections. Further inspection and reporting of these areas is ESSENTIAL once access has been obtained and prior to a decision to purchase the property, in order to determine if any concealed major defect or safety hazard exists. FACTORS THAT INFLUENCED THE INSPECTION OR REPORT OUTCOME Limitations to the Inspection, apart form Access restrictions noted above, and how these limitations have affected the inspection and the information in the report: Were there Limitations to the inspection: Yes / No Details: Details of apparent Concealment of possible Defects. Was there evidence of apparent concealed defects was seen: Yes / No Details: Information Provided to the Inspector that has a bearing on the Inspection and / or Report and from whom and when that information was provided: Was Additional Information Provided: Yes / No Details:

END OF SECTION


7.0 PHOTO SUMMARY OF NOTABLE ITEMS

NOTE: You must read and understand the full Report. The following section is a photographic summary of some notable items. The Summary is not the Report and cannot be read in isolation to the report. The Summary DOES NOT contain all the significant items found at this property. Where a discrepancy exists between the Summary and the Report, the information in the Report will take precedence. Minor defects are common to most properties and may include minor blemishes, corrosion, cracking, weathering, general deterioration, unevenness, and physical damage to materials and finishes, such as de-silvering of mirrors. It is expected that defects of this type would be rectified as part of normal ongoing property maintenance. As such, minor defects are not detailed in this report. For an overall assessment of minor defects at the property see Conclusion section. 7.01

External Paths to the left side of the building slope towards the sub-floor vents. Storm-water is able to flood under the building, and can cause a range of damp related issues. Consult remedial builder to remedy external drainage and improve sub-floor ventilation.

7.02

Sub-floor shows high moisture levels. This is caused by external drainage problems as shown in the above photo. Excessive moisture under the building can cause structural problems and material deterioration.


7.3

External timber cladding to gable ends is damaged. Possible entry of water. Can lead to ceiling and roof frame water damage. Carpenter to repair and replace as required.

7.4

Down pipes not connected to storm-water system adjacent to rear timber deck, on both ends. This can cause flooding under building and other moisture related problems such as timber decay, mould and mildew and other material deterioration. Consult Roof plumber to inspect and advise on upgrade to storm water system.


7.5

Corrosion to small roof addition. Evidence of extensive previous inappropriate repairs indicates roof is not watertight. Moisture damage was located internally to ceiling and carpet. Consult Roofer / roof plumber to inspect and advise on repairs.

7.6

Distortion and damage along gutter line to rear flat roof section over lounge/dining room. Water ponding and inadequate falls to gutter. Can leak under storm conditions. Consult Roofer / roof plumber to inspect and advise on upgrade.

7.7

Hole to the gable end on right side of building. Patch hole to prevent possible entry by pests such as rats, mice and birds.


7.8

Underside of eaves lining to rear timber deck area. Water damage evident – possible defective guttering – back flooding into eaves. Roof plumber to inspect and advise on upgrade to gutter. Fibre cement lining may contain Asbestos. This inspection does not report on Asbestos. Carry out asbestos inspection if the presence of Asbestos is of concern.

7.9

Dining room end wall - Dampness to upper and lower wall. Minor water damage evident. Damp Proof Course not sighted. Roof over small addition not watertight. Consult remedial builder to inspect and advise on wholistic damp related rectification work. See section on DOWNPIPES and SUBFLOOR

7.10

Evidence of minor moisture damage and peeling paint to all bedrooms, front sitting room and small addition. Consult remedial builder to inspect and advise on wholistic damp related rectification work.


7.11

Surface damage to bath. Corrosion to bath waste. Iron bath requires re-surfacing

7.12

Timber decay to rear decking boards. Possible safety hazard. Carpenter to repair and replace as required.

7.13

Terracotta roof tiles are weathered and covered with lichen. Consistent with the age of the building. The weather-proof glazing has deteriorated, reducing the tiles ability to shed water. Roof is not watertight. Consult roofer to inspect and advise.


7.14

Cracked floor tile at bathroom entrance. Appearance defect. Replace.

END OF SECTION


INSPECTION FINDINGS – In Detail

8.0 ROOF EXTERIOR

Item Description of Defects

Recommendation for Further Investigation

8.1 Tiled Roof Sections

Several cracked or broken tiles. Tile glazing has deteriorated - extensive lichen growth on terracotta tiles to all tiles sections. Evidence of previous / inappropriate repairs at roof section junctions - this indicates roof may leak under storm conditions.

Consult roofing contractor or roof plumber to inspect and repair as required. Ensure tiled roof is watertight.

8.2 Metal roof sections

Corrosion to small roof addition. Distortion and damage along gutter line to rear skillion section over lounge/dining room. This is causing water ponding. Lifting barge capping – fixing failure. Evidence of previous / inappropriate repairs indicates roof is not watertight.

Consult roofing contractor or roof plumber to inspect and repair as required. Ensure roof is watertight

8.3 Flashings & Vents and roof penetrations

Flashing between roof sections inadequate Evidence of previous / inappropriate repairs Can leak under storm conditions

Roof plumber to inspect and upgrade as required. Ensure all flashings and silicone seals are watertight.

8.4 Eaves, Fascias and Barge Boards

Widespread Wood decay to fascias, fixing failure. Eaves linings may contain Asbestos – common in properties of this age.

Carpenter to repair and replace damaged sections. Carry out Asbestos Inspection and Analysis

8.5 Gutters Older style gutters - Corrosion through paint and peeling paint in some areas. Gutters contain debris & leaves due to overhanging trees – this can cause back flooding into eaves. Evidence of back flooding into the eaves – moisture stains and water damage on cornice to front room and eaves linings to rear deck area. Roof valleys are rusted

Consult Roof plumber or remedial builder – Inspect gutters Repair and replace damaged sections. Remove overhanging vegetation Re-fix as required

8.6 Downpipes and Storm-water connections

Not connected to storm-water system adjacent to rear timber deck on both ends – can cause flooding under house and further moisture related problems.

Roof plumber to inspect and upgrade as required. Connect to Storm-water System

8.7 Solar Services, TV, satellite aerials (Note only)

TV aerial support is rusted and not vertical.

Service technician to check adequacy and quality of reception


9.0 ROOF INTERIOR

Item Description of Defects Recommendation for Further Investigation

9.1 Roof Covering

Roof Tile wire tie downs are generally inadequate – broken or missing Roof Tiles can be blown off in strong winds causing damage or injury. Possible safety hazard.

Consult roof tiler to .inspect and repair as required.

9.2 Roof frame

Water staining to valley boards and rafters indicating possible previous leak – not raining at the time of inspection. (see ROOF EXTERIOR section). Defective connection on Underpurlin – adjacent to access hole.

Check roof is watertight. Consult Remedial builder or Carpenter to further investigate and remedy.

9.3 Ceiling joists

Not inspected due to extensive bulk glass wool insulation batts.

Consult Remedial builder or carpenter to further investigate.

9.4 Sisalation and Insulation

Sisilation not present Bulk Insulation installed to roof space. - Obstruction to visual inspection of Ceiling Joists, Ceilling linings and electrical services.

9.5 Electrical Services

The low voltage Halogen down lights do not have fire resistant enclosures and some fittings exceed minimum clearances from combustible materials such as timber framing and insulation. This is a Potential Safety Hazard

Strongly recommend engage Licensed Electrician to check down lights and wiring for compliance to Australian Standards and ensure no fire risk.

9.6 Limited Access – less 600mm Very important

Where crawl space in the roof void was less than 600mm, no inspection was carried out. These areas include outer building perimeter where roof meets walls, top of wall frames to external walls, skillion or flat roof sections, eaves, shallow pitched roof sections and add ons.

A further invasive or special purpose inspection of these areas is strongly recommended as they may contain concealed defects.

10.0 EXTERNAL BUILDING ELEVATIONS


10.1 Walls - masonry

No external cracking was noted at the time of the inspection, however, the brick exterior has recently been cement bagged and painted. This may conceal cracking or other defects to this building element.

Monitor surface condition over time and re-inspect if cracks appear.

10.2 Walls – cladding

Shiplap timber cladding to gable ends has several large holes. Possible water ingress and damage to internal ceilings and roof frame.

Carpenter to repair and replace as required.

10.3 Damp Proof Course

Not sighted If the DPC is not visible at the time of the inspection we recommended to carry out a special invasive inspection to determine the

The DPC (damp proof course) is a physical moisture barrier that should be located in brickwork close to ground level to prevent the brickwork absorbing moisture (wicking) upwards and into the building. Commonly the


adequacy of the DPC.

DPC is not visible to the inspector at the time of inspection. Older buildings generally contain defective or absent DPC and in modern buildings it is often poorly installed.

10.4 Windows

The timber windows are generally in poor condition and present with: Cracked glazing, timber decay to frames and sills, peeling paint, painted shut / do not operate, sash requires repair.

Glazing installed in areas that have a high potential for human impact must comply with Australian Standard Safety glazing requirements. Glazing that is thin, inadequately installed, cracked or old can break into shards capable of causing terrible injury. Consult glazier to advise and upgrade as required. Engage carpenter or remedial builder to repair or replace.

10.5 Verandah Timber deck / pergola

Wood decay to decking boards - possible safety hazard Structural deterioration to pergola connections. Missing bolts from bolted connections. Water damage to eaves linings – guttering appears inadequate.

Builder to further investigate and advise for repair and replace Consult Roof plumber to inspect and upgrade guttering. Structural engineer to asses structural adequacy of external timber structures.

11.0 THE SITE


11.1 Driveways

Cracks to concrete – possible trip hazard

Remove trip hazard.

11.2 Paths / paving / Steps

Subsidence / uneven sections to concrete pathways - possible trip hazard Inadequate surface drainage – Paths slope toward building. Paths Cover subfloor air vents allowing storm-water to drain into subfloor – (see SUBFLOOR section)

Consult remedial builder to rectify issue with paths and wall vents. Paths should be a minimum of 75mm lower than the damp proof course, air vents, slab edges and cladding.

11.3 Garden beds

Garden beds against building – this can cause moisture related problems such as footing movement and material deterioration in subfloor (see SUBFLOOR section) Garden Beds Obstruct visual inspection of external building elements.

Garden beds are not recommended against the side of buildings. If gardens are located against a building, they should be kept below the internal floor levels by a minimum of 75mm so that entry by termites into the building framework can be detected.

11.4 Trees / Vegetation

Large trees close to building Overhanging branches - blocked gutters Excessive vegetation against building Trees and stumps are favoured nesting sites for termites.

Trees should be a minimum of 5m from any structure. Tree roots can cause cracking and damage to any nearby structure, such as paths, driveways, footings walls, pools, retaining walls etc. Consult tree surgeon to asses integrity of tree. Falling braches can cause damage to structures and cause injury. Remove stumps as these attract termites


11.5 Fences

Timber fence to right boundary is in poor condition. Wood decay Evidence of Termite damage – see pest report Leaning - Partial collapse - possible safety hazard Covered by vegetation – complete visual inspection not possible.

Budget for replacement Engage fencing contractor for replacement as required Termite damage located – see pest report.

11.6 Granny flat

The original garage has been converted into a self-contained unit. Some councils areas require development approval - Possible illegal structure

Check with council for development approval and compliance with building codes.

11.7 Pool

A pool is located at the property. Not inspected as part of this report. Granny flat has doors opening onto pool area – Possible Safety Hazard.

Strongly recommended Pool inspection. Fencing may not comply with State Legislation. Fines can be levied at pool owners for non compliance to fencing legislation

12.0 ROOMS

Inspection item

Description of Defects Recommendation for Further Investigation

12.1 Ceilings

Evidence of minor moisture damage and peeling paint to all bedrooms and front sitting room. Moisture damage to cornice to front sitting room indicates guttering defect.

Roof plumber or Remedial builder to inspect roof and repair leaking areas. See section on THE SITE – Pathways slope towards subfloor vents – This leads to excessive damp under house and condensation inside on the ceilings and windows.

12.2 Walls

Dining room end wall - Dampness to upper and lower wall. Minor water damage evident. Damp Proof Course not sighted.

Consult remedial builder to inspect and advise on wholistic damp related rectification work. See section on DOWNPIPES and SUBFLOOR

12.3 Floors

Hairline cracks to floor tiles in entry and kitchen areas. Floor tiles have been installed on top of timber floorboards. Cracks are common in these situations and are caused by movement in the timber floors.

Suitable substrate must be installed between timber floor boards and tiles to prevent movement cracking. Remedial builder to carry out invasive inspection to ensure suitable floor tile installation. Further cracking is possible.

12.4 Windows

The timber windows are generally in poor condition and present with: Cracked glazing, timber decay to frames and sills, peeling paint, painted shut / do not operate, sash requires repair.

Engage Carpenter to rectify as required. Glazing installed in areas that have a high potential for human impact must comply with Australian Standards Safety glazing requirements. Glazing that is thin, inadequately installed, cracked or old can break into shards capable of causing terrible injury. Consult glazier to check suitability of glass and replace as required.


13.0 HALLWAYS

Inspection item


13.1 Smoke

alarms

Not present

Smoke alarms are required by law on ceilings on all floor levels between kitchens and bedrooms. Have alarms installed and tested by a Licensed Electrician

14.0 KITCHENS

Inspection item


14.1 Floors

Several Floor tiles have hairline cracks. Floor tiles have been installed on top of timber floorboards. Cracks are common in these situations and are caused by movement in the timber floors.

Suitable substrate must be installed between timber floor boards and tiles to prevent movement cracking. Remedial builder to carry out invasive inspection to ensure suitable floor tile installation. Further cracking is possible.

14.2 Cupboards / Benchtops

Kitchen cupboards show wear and tear consistent with age. Moisture damage and Veneer peeling / delamination below sink.

Upgrade as required

14.3 Sinks & taps

Water is Operational – Mild water hammer noted

14.4 Appliances

Gas cooktop Electric Oven Ducted Rangehood Dishwasher Not tested as part of this report

Obtain any warranties for these appliances. Carry out special appliance test report if concerned.

15.0 BATHROOMS

Inspection item


15.1 Walls

Tiles

Wall tiles present with wear and tear consistent with age Mould / mildew to tile grouting Grout deterioration.

Tiler inspect and repair grout.

15.2 Bath

Surface damage Corrosion to bath waste. Flexible sealant has deteriorated. Bath taps operational.

Iron bath requires resurfacing. Consult waterproofing specialist to inspect and test for adequacy.

15.3 Shower Recess and Tiling

Inadequate sealant between wall and bath junction. Grout deterioration Shower screen shows wear and tear. Water is operational

Consult waterproofing specialist to inspect and test for adequacy.

15.4 Hand Basins and Taps

Water operational.

Replace as required.


Minor chips to porcelain basin.

15.5 Toilets

Water supply turned on and cistern flushed

15.6 Vanity – joinery

Water supply turned on and cistern flushed Cracking / chips Leaking Not stable / level

Engage plumber to inspect and advise.

15.7 Windows

Timber window frame in shower recess. Water staining Moisture damage

Glazing installed in areas that have a high potential for human impact must comply with Australian Standards Safety glazing requirements. Glazing that is thin, inadequately installed, cracked or old can break into shards capable of causing terrible injury. Consult glazier to advise and upgrade as required

15.8 Moisture readings

Surrounding walls have moderate moisture readings.

Waterproof membrane may be inadequate, concealed damage may exist. Consult waterproofing specialist to inspect and test for adequacy.

15.9 Services

Exhaust fan missing one heat bulb Fan operational

Exhaust fans are important to help reduce moist conditions in bathrooms – excessively moist conditions can lead to mold and mildew.

16.0 LAUNDRY

Inspection item


16.1 Floors /

Tiles Floor waste – falls

Laundry located in converted granny flat. No floor waste in laundry. Possible flooding damage.

Check with council for building approval.

16.2 Tub / basin

Operational

17.0 SUBFLOOR

Inspection Item Description of Defects Recommendation for Further Investigation

17.1 Termite

(ant) caps

Inadequate Some capping is missing or incorrectly installed.

Ant caps are essential for the detection of termite entry into the house. Builder or Pest Management Company to inspect and advise on adequate termite protection System. See Advice Section

17.2 Bearers & joists

Cracking / splitting to bearer under hallway. Floors may sag under weight. Evidence of Creosote Treatment to subfloor timbers.

Carpenter to repair or replace defective bearer. Creosote Further information should


also be obtained from the Department of Health NSW (02 9391 9000) with regard to the health implications of these products in a dormant state.

17.3 Wet areas Minor Moisture damage to flooring timbers below kitchen areas. See Section on KITCHEN tiled floors.

Remedial builder required to further investigate tiled floor installation. Invasive testing recommended.

17.4 Sub floor Ventilation

Inadequate Upgrade

Poor ventilation leads to damp conditions in the sub-floor. This will cause material deterioration to the structural elements of the house. Building professional or Pest Management Company to inspect and advise on upgrading ventilation

17.5 Drainage

Excessively moist conditions under house. Inadequate external surface drainage. Paths do not slope away from house. Down-pipes not connected to storm water system.

Remedial Builder / Drainer to inspect and advise on wholistic external surface drainage.

17.6 Stored timber & debris

Debris under house obstruct full inspection and may conceal defects.

Stored timber items or loose timber debris to sub-floor areas can attract termites and increase the risk of termite attack. Removal strongly recommended

18.0 SERVICES

Inspection Item Description of Defect Recommendation for Further Investigation

18.1 Water

heaters

Gas storage unit adjacent to kitchen. Install date Sept 2009 Relief valve not connected to drain This can create damp conditions conducive to Termite attack.

Hot water exceeding 50C can cause scalding injuries. We recommend a licensed plumber check the hot water services and that a temperature control device is in place and operational. Capacity of units must be sufficient for purpose.

18.2 Water supply

Moderate water hammer was noted.

Concealed plumbing not tested as part of this report - Recommend a qualified plumber carry out Plumbing Inspection – see other reports

18.3 Smoke alarms

Not present Not tested as part of this report

Smoke alarms are required on ceilings on all floor levels between kitchens and bedrooms. Have alarms tested by a Licensed electrician

18.4 Sewage system

Not tested as part of this report Recommend a suitably qualified plumber carry out Plumbing Inspection See other reports

18.5 Storm water system

Not tested as part of this report The property has a number of damp related issues (see SITE and SUBFLOOR sections) – We strongly recommend further investigation of the Strom water System

Recommend a qualified plumber carry out Plumbing Inspection – see other reports

END OF SECTION


19.0 CONCLUSION – OVERALL CONDITION OF THE PROPERTY Sometimes the amount of detail contained in the report may lead the client to think the condition of the property is worse than it really is. Generally speaking most buildings will contain defects and require repairs or maintenance of some kind. This is especially true of older buildings that were constructed with methods, standards and materials that differ vastly from today’s expectations. It is important to keep this in mind when reading the report. For this reason, the Conclusion is useful to gain an overall picture of the property’s condition, relative to similar or comparable properties. Occurrence of Minor Defects The occurrence of minor defects in this building is considered to be TYPICAL, when compared with a building of a similar type and age, that has been reasonably well maintained. Occurrence of Major Defects The occurrence of major defects in this building is considered to be TYPICAL, when compared with a building of a similar type and age, that has been reasonably well maintained. Summary of Overall Condition of the building Therefore the overall condition of the building is considered to be AVERAGE. (See Terms and Definitions on page 21 for explanation criteria).

END OF SECTION


20.0 CRACK REGISTER Cracks are common in most buildings and do not always indicate failure of structural performance of a building element. However, it is not possible to confirm if cracking is a structural defect without further INVASIVE INSPECTION by a suitably qualified engineer. Cracking in building elements can constitute a defect in a variety of ways, but will essentially constitute one or more of the following: 1) Appearance Defect - Cosmetic blemish usually caused by typical building movements. 2) Serviceability Defect - Water leakage or windows and doors sticking. 3) Structural Defect - Impaired structural performance of the building, or building element. CRACKS IN THIS BUILDING An entry in the box below means the inspector discovered cracks during the inspection that may be of possible structural significance. It is recommended that the client engage suitably qualified structural engineer to further investigate the significance of the cracking. Description Width

Hairline cracks to the internal floor tiles in living and kitchen areas. This is common when tiles are installed over timber floorboards with insufficient sub-floor support to floors and no allowance for flex and movement. Appearance defect. Cracking may continue. Note: No notable cracks were reported in the external masonry structure, however, the building has recently been cement rendered (bagged) and painted. This process can conceal existing cracks. If cracks were concealed, they can re-emerge over time.

0.1mm

Minor cracking may not be noted in the report and other cracking may exist in the building or manifest at any time. The client understands that their failure to follow the above recommendations will discharge the company and inspector of responsibility for any problems, defects or structural failure arising from their lack of action.

END OF SECTION


21.0 TERMINOLOGY and DEFINITIONS TERMS USED IN THE CONCLUSION – OVERALL CONDITION OF PROPERTY LOW: The frequency or magnitude of major/minor defects is considered to be less than expected for a well-maintained building of similar type and age. TYPICAL: The frequency or magnitude of major/minor defects is considered to be typical (as expected) for a well-maintained building of similar type and age. HIGH: The frequency or magnitude of major/minor defects is considered to be higher than expected for a well-maintained building of similar type and age. BELOW AVERAGE: The opinion regarding the general condition of the building when compared to a building of a similar type and age is lower than expected. A high number of significant defects are present. The property has been poorly maintained and may require significant rectification work. AVERAGE: The opinion regarding the general condition of the building when compared to a building of a similar type and age is ‘as expected’. A typical number of significant defects are present. The property has been maintained to a reasonable level and requires rectification work in keeping with most other properties of this type. ABOVE AVERAGE: The opinion regarding the general condition of the building when compared to a building of a similar type and age is higher than expected. A low number of significant defects are present. The property has been well maintained and may only require minimal rectification work, less than other properties of this type. MINOR DEFECT: A defect other than a major defect – not individually reported on – Items such as minor blemishes, corrosion, cracking, weathering, general deterioration, unevenness, and physical damage to materials and finishes, such as de-silvering of mirrors. MAJOR DEFECT: Is a Defect requiring building works to avoid unsafe conditions, loss of function or further worsening of the defect item. TERMS USED TO DESCRIBE TYPES OF DEFECTS DAMAGE: The building material or item has deteriorated or is not fit for it’s designed purpose. DISTORTION, WARPING, TWISTING: The item has moved out of shape or has moved from it’s intended position and no longer fulfills it’s intended purpose. WATER PENETRATION, DAMPNESS: Moisture has gained access to parts of the building not designed to withstand moisture. MATERIAL DETERIORATION: The item is subject to one or more of the following defects; rusting, rotting, corrosion, decay, and is no longer performing its intended purpose as designed. OPERATIONAL DEFECT: The item or part does not function as intended. INSTALLATION: The installation of an item is unacceptable, has failed or is absent. OTHER TERMS USED IN THE AGREEMENT OR REPORT ACCESS HOLE (COVER): An opening in the structure to allow for safe and reasonable entry to carry out inspection. ACCESSIBLE AREA: An area of the site where sufficient safe and reasonable access is available to allow inspection within the scope of the inspection. ASSESSMENT CRITERIA: The Subject Building shall be compared with a building that was constructed in accordance with the generally accepted practice at the time of construction and which has been maintained such that there has been no significant loss of strength and serviceability. BUILDING ELEMENT: A portion of a building that, by itself, or in combination with other parts, fulfils a particular function. CLIENT: The person or entity for whom the inspection is being carried out and whose details appear on the cover page of this agreement. DAMP PROOF COURSE: Bricks are very absorbent and can act like a sponge, sucking water and moisture upward from the ground and foundations below a building. The DPC is a critical moisture barrier in the brickwork of a building just above ground level, but below internal floor level. The absence of, or a defective DPC can lead to a range or moisture related problems in a building. Rectification of such failings is costly and difficult. DEFECT: A fault or deviation from the intended condition of the material, assembly or component. FEE AGREEMENT : An agreement between the inspector and the client that details the scope and limitations of the proposed inspection, as well as the agreed fee. The agreement usually is written but can be verbal. GENERAL ASSESSMENT: The relative condition of the property when compared with a building of a similar age and similar style. INSPECTION: Close and careful scrutiny of a building carried out without dismantling, in order to arrive at a reliable conclusion as to the condition of the building. INSPECTOR: The person or organization responsible for carrying out the inspection (see also Our/Us/We) INVASIVE: An inspection procedure that involves damaging or moving building elements, furnishings or personal possessions. Procedures that include but are not limited to; moving, removing, breaking, dismantling, de-constructing, lifting, gouging, chipping, scraping, unscrewing, cutting, or physically interacting with, in any way. LIMITATION: Any factor that prevents full and proper inspection of the property


NON-INVASIVE: An inspection procedure which relies solely on that which can be seen by the inspector at the time of the inspection, without physically moving or removing building elements, furnishings or personal possessions. OUR/US/WE: Means the company, partnership or individual named below that you have requested to carry out the property inspection and report. OUTBUILDING: Any ancillary building or structure not attached to the main dwelling by means of common walls, such as garage, laundry, shed, granny flat etc. OWNER: The Vendor or the person currently holding the title of the property. PERSON: Any individual, company, partnership or association, which is not the client. POOR: Below average in quality or condition. Less than adequate, may require rectification. PROPERTY: The structures and boundaries etc up to 30 meters form the exterior walls of the main building but within the boundaries of the land on which the main building is erected. RECOMMENDATION: Where applicable the inspector shall include recommendation for further inspection by a specialist inspector such as a pest inspector, electrician, structural engineer, plumber, fire safety consultant etc to undertake further investigation of some specific aspect of the building. REPORT: The document and any attachments issued to you by us following our inspection of the property. SAFE AND REASONABLE ACCESS: Does not include the use of invasive inspection methods or moving furniture or stored goods. The Standard defines the extent of safe and reasonable as follows: “The extent of accessible areas shall be determined by the inspector at the time of the inspection, based on the conditions encountered at the time of inspection. The inspector shall also determine whether sufficient space is available to allow safe access. The inspection shall include only accessible areas and areas that are within the inspectors line of sight and close enough to enable reasonable appraisal”. See also the attached access table. SAFETY HAZARD: A major defect, building element or condition at the property, which could pose a risk to the health and safety of the occupants in the foreseeable future. SCOPE: That which will be covered by the inspection and report SUBJECT BUILDING: The property to be inspected as requested by the client. VISUAL INSPECTION: An inspection of the property that is non-invasive and forms the basis of this inspection and report. It includes areas that are safe and reasonable to access and are within the inspector’s line of sight. YOU/YOUR: The party identified on the cover page of this agreement as the client.

22.0 IMPORTANT ADVICE Drainage It is important that storm-water can easily drain away from the building. Poor drainage leads to excessively moist conditions under and around the property, which can cause a number of problems; Material deterioration (rot and decay), the swelling and contraction of foundation material which leads to cracks in building elements, as well as conditions favored by termites. Retaining walls Retaining walls over 1 meter high require council approval and should be built to an Engineer’s specifications. Visual inspection of retaining walls will not adequately determine their performance. Stresses such as soil movement, water build up and tree roots are constantly changing and as such, failure can occur at any time. Please understand that we cannot accept liability for the failure of such walls. As rectification can be costly, it is strongly recommended that the client engage a suitably qualified engineer to assess the adequacy of any walls at the property and to check approval with council for their construction. Storm-water & Sewage It is illegal for storm-water to discharge into the sewage system however, it is common in older properties that were built before such legislation existed. It is not possible to determine visually if site drainage is attached to storm-water mains or the sewage system. This can only be determined by a specialist. Therefore we cannot accept liability for the costs associated with rectification of this problem should it be discovered at a later date. In addition to this, it can only be assumed unless clearly evident, that the storm-water system and the site drainage are discharging as expected. The lines cannot be located, traced or tested. This is not within the expertise of the inspector or the scope of the report. Showers & waterproofing Shower enclosures, baths and bathroom / laundry floors are all examined for evidence of seepage which can indicate possible membrane absence or failure. However, because the membrane is


hidden behind the tiles it is not possible to determine if a membrane has been installed correctly or is performing adequately. Only the evidence can be reported. In addition to this, membranes are a flexible material installed across the junction between different building elements. Naturally, these elements will experience differential movement over time. For this reason a membrane may fail at any time. It is recommended that regular inspection be carried out to detect any changes and prevent damage to the building. If a building has been un-occupied for a period of time, the evidence of leaks may be undetectable. Wall & floor Tiles Tiles can crack or dislodge from their substrate for a number of reasons. The substrate may be unsound, the adhesive unsuitable or excessive moisture, movement and wear and tear can all be causes of tile failure. Any defect relating to the condition of the tiles at the time of the inspection will be noted, however we cannot accept liability for any future failing of wall and floor tiles. Glazing in windows and doors Glass in windows and doors should comply with Australian Standards and a complex set of building codes. It is not within the expertise of the inspector or the scope of this report to determine if a building’s windows or glazing complies. Older buildings generally do not contain safety glass. Glass that extends close to the ground (<1m), or glass in any doors, should be checked by a licensed glazing contractor and safety glass installed if required. Old glass breaks into large shards and can cause terrible injuries. Painting Painting can be used to conceal defects (usually minor) in a building prior to sale. Problems such as moisture related mould & mildew, cracks and structural issues, rising damp, impacts and even smells can all be concealed by professional paintwork. We cannot accept liability for problems that become apparent in the future (after the inspection) due to the concealed nature of the defect at the time of the inspection. Trees Large trees and shrubs can present a number of problems with regard to ongoing maintenance and defects in buildings. Roots can damage services in the ground, damage paths and driveways, or find their way under bathrooms, footings and other building elements. Additionally a tree or large shrub that is close to a building will draw excessive moisture from the ground in that area, this can cause differential movement of the footings causing cracks and structural problems. A common problem is for gutters and down-pipes to become blocked by leaves. During heavy rainwater will flow over the back of the gutter and into the building causing extensive material damage. A Geotechnical Inspection can determine the foundation material and provide advice on the best course of action on the best course of action with regards to trees that are close to a building. Garden Beds Garden beds are not recommended against the side of buildings. Excessive watering can cause a range of moisture related problems. If gardens are located against a building, they should be kept below the internal floor levels by a minimum of 75mm so that entry by termites into the building framework can be detected. Water heaters It is not possible to determine the actual service life of a water heater as they can fail at any time. Typically the life of a water heater is 10 years. Where possible the manufacture date should give an indication of the typical remaining service life. Water heaters should be checked by a licensed Plumber to adequately assess the condition of the heater and suitability of its size for your needs. Down-lights Flush mount down-lights generate large amounts of heat and can pose a possible fire risk. Where insulation is installed suitable ‘fire rated’ fittings should be installed. They should be free from lose


material such as insulation, timber framing members, debris or stored items. We are not qualified to comment on electrical fittings, if you are in doubt, a licensed electrician should carry out a specialized Inspection. External Timbers All external timbers (especially those in contact with the ground) will eventually decay. It is recommended not install timber in contact with ground. If in ground use is necessary, use suitable treated timber to prevent decay and timber pest attack. All above ground external timber should be treated and coated with further protective finish such as paint, oil or estapol. External timber building elements require a dedicated maintenance routine to extend their service life. In the harsh Australian conditions painting is recommended every 5 years and oil or estapol every year. Pest Management A building report is not a pest inspection report. It is strongly recommended a Timber Pest Inspection be carried out. Termites are a common problem in Australia. Every home should have an Integrated Pest Management System to control termite activity. Damp Proof Course The DPC is physical moisture barrier that should be located in brickwork close to ground level to prevent the brickwork absorbing moisture (wicking) upwards and into the building. Commonly the DPC is not visible to the inspector at the time of inspection. Older buildings generally contain defective or absent DPC and in modern building it is often poorly installed. If the DPC is not visible at the time of the inspection the report will recommended to carry out a special invasive inspection to determine the adequacy of the DPC. Swimming Pools Pools and Spas are not part of the standard building report under Australian Standards and are not covered by this report. We strongly recommend a pool expert should be consulted to examine the pool and the pool equipment and plumbing as well as the requirements to meet the newly State imposed laws for pool fencing. Failure to conduct this inspection and put into place the necessary recommendations could result in Fines for non-compliance under State Legislation Septic Tanks Septic Tanks are not cover by this report and should be inspected by a suitably qualified Plumber.

END OF SECTION


23.0 SCOPE AND LIMITATIONS OF THE INSPECTION AND THIS REPORT Important Information: Any person who relies upon the contents of this report does so acknowledging that the following clauses, which define the Scope and Limitations of the inspection, form an integral part of this report. 1. This Report is NOT an all-encompassing report dealing with the building from every aspect.

It is a reasonable attempt to identify any obvious or significant defects apparent at the time of inspection. Whether or not a defect is considered significant or not depends to a large extent on the age and type of the building inspected. This report is not a Certificate of Compliance with the requirements of any Act, Regulation, Ordinance or By Law. It is not a Structural Report. Should you require any advice of structural nature you should contact a structural engineer.

2. THIS IS A VISUAL INSPECTION ONLY limited to those areas and sections of the property fully accessible and visible to the inspector at the time of the inspection. The inspection DID NOT include breaking apart, dismantling, removing or moving objects including but not limited to, foliage, mouldings, insulation, sisalation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The inspector cannot see inside walls, between floors, inside skillion (flat) roofing, behind stored goods in cupboards and other areas that are concealed or obstructed. The inspector DID NOT dig, gouge, force or perform any other invasive procedures. Visible timbers CANNOT be destructively probed or hit without the written permission of the property owner.

3. This Report does not and cannot make comment on: defects that may have been concealed; the assessment or detection of defects (including rising damp and leaks) which may be subject to the prevailing weather conditions at the time of the inspection; whether or not services have been used for some time prior to the inspection and whether this will affect the detection of leaks or other defects (e.g. in the case of shower enclosures, the absence of any dampness at the time of the inspection does not necessarily mean that the enclosure will not leak); the presence or absence of timber pests; gas fittings; common property areas; environmental concerns; the proximity of the property to flight paths, railways or busy traffic; noise levels; health and safety issues; heritage concerns; security concerns; fire protection; site drainage (apart from surface drainage); swimming pools and spas; detection and identification of illegal building work; detection and identification of illegal plumbing work; durability of exposed finishes; neighborhood problems; document analysis; electrical installation; any matters that are solely regulated by statute; any area(s) that could not be inspected by the consultant. Accordingly this report is not a Guarantee that defects and or damage do not exist in any inaccessible or partly inaccessible areas or sections of the property. (NB Such matters may upon request be covered under the terms of Special-purpose Property Report).

4. COSUMER COMPLAINTS PROCEDURE: In the event of any claim or dispute arising out of, or relating to the Inspection or Report, You must notify Us as soon as possible of the dispute or claim by email, fax or mail. You must allow Us (which includes persons nominated by Us) to visit the property (which visit must occur within twenty eight (28) days of your notification to Us) and give Us full access in order that we may fully investigate the complaint. You will be provided with a written response to your dispute of claim within twenty eight (28) days of the date of the inspection. If you are not satisfied with our response, You must within twenty one (21) days of Your receipt of our written response refer the matter to a Mediator nominated by Us from the Institute of Arbitrators and Mediators of Australia. The cost of the Mediator will be borne equally by both parties or as agreed as part of the mediated settlement. Should the dispute or claim not be resolved by mediation then the dispute or claim will proceed to arbitration. The Institute of Arbitrators and Mediators of Australia will appoint an Arbitrator who will hear and resolve the dispute. The Arbitration, subject to any directions of the Arbitrator, will proceed in the following manner:


a) The Parties must submit all written submissions and evidence to the Arbitrator within twenty one (21) days of the appointment of the arbitrator; and

b) The arbitration will be held within twenty one (21) days of the Arbitrator receiving the written submissions.

The Arbitrator will make a decision determining the dispute or claim within twenty one (21) days of the final day of the Arbitration. The Arbitrator may, as part of his determination, determine what costs, if any, each of the parties are to pay and the time by which the parties must pay any settlement or costs. The decision of the Arbitrator is final and binding on both parties. Should the Arbitrator order either party to pay any settlement amount or costs to the other party but not specify a time for payment then such payment shall be made within twenty one (21) days of the order. In the event you do not comply with the above Complaints Procedure and commence litigation against Us then You agree to fully indemnify Us against any awards, costs, legal fees and expenses incurred by Us in having your litigation set aside or adjourned to permit the foregoing Complaints Procedure to complete.

5. ASBESTOS DISCLAIMER: No Inspection for Asbestos was carried out at the property and no report on the presence or absence of Asbestos is provided. If during the course of the Inspection Asbestos or materials that may contain Asbestos happen to be noticed, then this will be noted in the report. Building build prior to 1982 may have wall or ceiling sheeting and other products including roof sheeting that contains Asbestos. Even buildings built after this time and up to the mid 1990’s may contain some Asbestos. Asbestos sheeting should be fully sealed. If concerned or if the building was built prior to 1995 or is Asbestos is noted as possibly being present within the property, then you should seek advice from a qualified Asbestos removal expert as to the amount an importance of the Asbestos present and the cost of sealing or removal. Drilling, cutting or removing sheeting or products containing Asbestos is a serious health risk. Seek specialized advice.

6. MOLD, MILDEW AND NON-WOOD DECAY FUNGI are commonly known as mould. No inspection for mould will be carried out at the property and no report on the presence or absence of mould will be provided. Mould is usually an indicator of moisture related problems; therefore the report will only make reference to moisture and not to Mould. If in the course of the inspection Mould happens to be noticed by the inspector then this may be noted in the general remarks of the Report. If Mould is noted and you are concerned as to the possible health risks associated with Mould, You should seek advice from a Government authority or suitably qualified industry health professional.

7. LEAD PAINT AND CREOSOTE. No inspection for lead based paint and Creosote was carried out at the property and no report on the presence of these is provided. It must be assumed that any building built prior to 1970 does contain lead paint. Also, Creosote is applied to timber to prevent possible decay or as a deterrent to timber pest attack. Health authorities in certain states have identified these products as possible cancer causing agents. Work Cover NSW sets out strict guidelines on working with and/or removal of these and other Asbestos related products. It is strongly recommended that further information be obtained from Work Cover NSW (131 555) before any work is undertaken involving these materials. Further information should also be obtained from the Department of Health NSW (02 9391 9000) with regard to the health implications of these products in a dormant state.

IMPORTANT DISCLAIMER DISCLAIMER OF LIABILITY: No liability shall be accepted on an account of failure of the report to notify any problems in the area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access is denied to the inspector (including but not limited to any area(s) or section(s) so specified by the report. DISCLAIMER OF LIABILITY TO THIRD PARTIES: Compensation will only be payable for losses arising in contract or tort sustained by the client named on the front of this report. Any third party


acting or relying on this report in whole or part does so at their own risk. However, if ordered by a real estate agent or a vendor for the purpose of auctioning a property then the inspection report may be ordered up to seven (7) days prior to the auction, copies may be given out prior to the auction and the report will have a life of fourteen (14) days during which time it may be transferred to the purchaser. Providing the purchaser agrees to the terms and conditions of this agreement then they may rely on the report subject to the terms and conditions of this agreement and the report itself. CONTACT THE INSPECTOR Often it is difficult to fully explain situations, problems access difficulties, building faults or their importance in a manner that is easy to understand by the reader. Should you have any difficulty in understanding anything contained in this report then you should immediately contact our office for further explanation. If you have any questions at all or require any clarification then contact us prior to acting on this report. Inspection carried out by: Justin Hammerschmidt Contact Phone: 0418 223356 License: 147429C Insurance Accreditation Number: 05741 Signed: ……………………………………………………….. Date: …………………………….

Page 1 of 18 © Copyright RAPID Solutions 04/2002

Pre-Purchase Timber Pest Report

15 Sample Street Anytown NSW 2000

This Inspection and Report are in Accordance with Australian Standard AS 4349.3-2010

Building and Timber Pest Inspections PO Box 162 Eastwood NSW 2122 Phone: 1300 556 156 Fax: (02) 9874 0105 Email: [email protected]


Pre-Purchase Timber Pest Report Purchaser: Regarding Structure at: Inspection Date: Report Prepared Date: Visual Timber Pest Inspection & Report in accordance with AS 4349.3 Summary Only IMPORTANT DISCLAIMER This Summary is supplied to allow a quick and superficial overview of the inspection results. This Summary is NOT the Report and cannot be relied upon on its own. This Summary must be read in conjunction with the full report and not in isolation from the report. If there should happen to be any discrepancy between anything in the Report and anything in this Summary, the information in the Report shall override that in this Summary. The Report is subject to Terms and Limitations. ACCESS Are there any Area(s) and/or Section(s) to which Access should be gained? . Yes, read the report in it’s entirety. TIMBER PEST ACTIVITY Were active subterranean termites (live specimens) found? No - read the report in its entirety Was visible evidence of subterranean termite workings or damage found? Yes - read the report in its entirety Was visible evidence of borers of seasoned timbers found? Yes - read the report in its entirety Was evidence of damage caused by wood decay (rot) fungi found? Yes - read the report in its entirety Important: We strongly recommend the purchaser make inquiry from the vendor about Timber Pests and in particular Termites for this property.

For complete and accurate information You must refer to the following complete Visual Timber Pest Report.

END OF SECTION


TERMS & LIMITATIONS: Important Information Any person who relies upon the contents of this report does so acknowledging that the following clauses, which define the Scope and Limitations of the inspection form an integral part of the report.

1. THIS IS A VISUAL INSPECTION ONLY in accord with the requirements of AS 4349.3 Inspection of buildings Part 3: Timber pest inspections. Visual inspection was limited to those areas and sections of the property to which reasonable access (See Definition) was both available and permitted on the date of Inspection. The inspection DID NOT include breaking apart, dismantling, removing or moving objects including, but not limited to, foliage, mouldings, roof insulation/sisalation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The inspector CANNOT see inside walls, between floors, inside skillion roofing, inside the eaves, behind stored goods in cupboards, in other areas that are concealed or obstructed. The inspector DID NOT dig, gouge, force or perform any other invasive procedures. An invasive inspection will not be performed unless a separate contract is entered into. In an occupied property it must be understood that furnishings or household items may be concealing evidence of Timber Pests which may only be revealed when the items are moved or removed. In the case of Strata type properties only the interior of the unit is inspected.

2. SCOPE OF REPORT: This Report is confined to reporting on the discovery, or non discovery, of infestation and/or damage caused by subterranean and dampwood termites (white ants), borers of seasoned timber and wood decay fungi (hereinafter referred to as "Timber Pests"), present on the date of the Inspection. The Inspection did not cover any other pests and this Report does not comment on them. Dry wood termites (Family: KALOTERMITIDAE) and European House Borer (Hylotrupes bujulus Linnaeus) were excluded from the Inspection, but have been reported on if, in the course of the Inspection, any visual evidence of infestation happened to be found. If Cryptotermes brevis (West Indian Dry Wood Termite) or Hylotrupes bujulus Linnaeus are discovered we are required by law to notify Government Authorities. If reported a special purpose report may be necessary.

3. LIMITATIONS: Nothing contained in the Report implies that any inaccessible or partly inaccessible areas or sections of the property being inspected by the Inspector on the date of the Inspection were not, or have not been, infested by Timber Pests. Accordingly this Report is not a guarantee that an infestation and/or damage does not exist in any inaccessible or partly inaccessible areas or sections of the property. Nor is it a guarantee that a future infestation of Timber Pests will not occur or be found.

4. DETERMINING Extent of damage: The Report is NOT a structural damage Report. We claim no expertise in building and any observations or recommendations about timber damage should not be taken as expert opinion and CANNOT be relied upon. The Report will not state the full extent of any timber pest damage. The Report will state timber damage found as 'slight', `moderate', `moderate to extensive’ or ‘extensive’. This information is not the opinion of an expert. If any evidence of Timber Pest activity and/or damage resulting from Timber Pest activity is reported either in the structure(s) or the grounds of the property, then You must assume that there may be concealed structural damage within the building(s). This concealed damage may only be found when wall linings, cladding or insulation is removed to reveal previously concealed timbers. An invasive Timber Pest Inspection (for which a separate contract is required) is strongly recommended and You should arrange for a qualified person such as a Builder, Engineer, or Architect to carry out a structural inspection and to determine the full extent of the damage and the extent of repairs that may be required. You agree that neither We nor the individual conducting the Inspection is responsible or liable for the repair of any damage whether disclosed by the report or not.

5. MOULD: Mildew and non wood decay fungi is commonly known as Mould and is not considered a Timber Pest. However, Mould and their spores may cause health problems or allergic reactions such as asthma and dermatitis in some people. No inspection for Mould was


carried out at the property and no report on the presence or absence of Mould is provided. Should any evidence of Mould happen to be noticed during the inspection, it will be noted in the Other Information (5.11) section of this report. If Mould is noted as present within the property and you are concerned as to the possible health risk resulting from its presence then you should seek advice from your local Council, State or Commonwealth Government Health Department or a qualified expert such as an Industry Hygienist.

6. DISCLAIMER OF LIABILITY: No liability shall be accepted on account of failure of the Report to notify any Termite activity and/or damage present at or prior to the date of the Report in any areas(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Licensed Inspector (including but not limited to any area(s) or section(s) so specified by the Report).

7. DISCLAIMER OF LIABILITY TO THIRD PARTIES: Compensation will only be payable for losses arising in contract or tort sustained by the Client named on the front of this report. Any third party acting or relying on this Report, in whole or in part, does so entirely at their own risk.

8. COMPLAINTS PROCEDURE: In the event of any dispute or claim arising out of, or relating to the Inspection or the Report, or any alleged negligent act or omission on Our part or on the part of the individual conducting the Inspection, either party may give written Notice of the dispute or claim to the other party. If the dispute is not resolved within twenty one (21) days from the service of the written Notice then either party may refer the dispute or claim to a mediator nominated by Us. The cost shall be met equally by both parties or as agreed as part of the mediated settlement. Should the dispute or claim not be resolved by mediation, one or other of the parties may refer the dispute or claim to the Institute of Arbitrators and Mediators of Australia who will appoint an Arbitrator who will resolve the dispute by arbitration. The Arbitrator will also determine what costs each of the parties are to pay.

9. In the event any litigation is brought as a result of the inspection and/or report, you indemnify us against any legal fees and expenses incurred where you have not first allowed us the opportunity to visit the property to investigate the complaint and provide you with a written response within 28 days.

END OF SECTION


VISUAL TIMBER PEST REPORT

1. Brief Description of Structure(s) Inspected:

1.1 Building Type:

Masonry and timber framed Construction Floors: Timber and concrete. Walls: Masonry. Roof : Metal. Outbuilding(s): None

Any building or part of a building that is constructed on a concrete slab is always more susceptible to termite attack because of possible concealed termite entry.

1.2 Areas Inspected:

Only structures, fences &/or trees within 50m of the building but within the property boundaries were inspected. The areas inspected were: - The areas inspected were: -, Rooms, , The Site. Other areas also inspected, if any, were: Trees, Fences

Areas NOT Inspected:

The sub floor, the roof space

No inspection was made, and no report is submitted, of inaccessible areas. These include, but may not be limited to, cavity walls, concealed frame timbers, eaves, flat roofs, fully enclosed patios subfloors, soil concealed by concrete floors, fireplace hearths, wall linings, landscaping, rubbish, floor coverings, furniture, pictures, appliances, stored items, insulation, hollow blocks/posts, etc. Weep holes and slab edges covered by ground levels and stored goods, Walls and fences neighbour’s side

1.3 Other Area(s)* to which REASONABLE ACCESS for Inspection was NOT AVAILABLE and the Reason(s) why include: Walls and fences neighbours side

Please note since a complete inspection of the above areas was not possible, timber pest activity and/or damage may exist in these areas.

1.4 Area(s) in which Visual Inspection was Obstructed or Restricted and the Reason(s) why include:

The floors were covered with ply sheeting. Please note since a complete inspection of the above areas was not possible, timber pest activity and/or damage may exist in these areas.


1.5 High Risk Area(s) to which Access should be gained, or fully gained, since they may show evidence of Timber Pests or damage: The roof void The sub floor Concealed cavity areas – particularly the first floor voids 1.6 Was the property furnished at the time of inspection? .

No.

Where a property is furnished at the time of the inspection then you must understand that the furnishings and stored goods may be concealing evidence of Timber Pest Activity. This evidence may only be revealed when the property is vacated. A further inspection of the vacant property is strongly recommended in this case.

END OF SECTION


2 SUBTERRANEAN TERMITES:

2.1 Were active termites (live insects) present at the time of the inspection:

None found at the time of the inspection

If the answer was “none found at the time of the inspection” then the following termite description is not applicable. Go to 2.2.

A termite nest was NOT located.

2.2 Visible evidence of subterranean termite workings and/or damage

Where workings and/or damage was found, it was in but not necessarily limited to the following areas: Fence posts – Old fence post to eastern boundary – side passage. Floor voids to bedroom 2 – Extensive mudding Extensive damage to ground floors Skirting boards and architraves

NOTE: Where evidence of termite activity was found in the grounds then the risk to buildings is very high. An immediate treatment to eradicate the termites and to protect the building(s) should be carried out. Where the evidence of termite workings was found in the grounds or the building(s) then the risk of a further attack is very high.

2.3 Was any evidence of timber damage visible?

Yes

Extensive termite damage was visible.

Fence posts – Old fence post to eastern boundary – side passage. Floor voids to bedroom 2 Extensive damage to ground floor linings – no inspection of subfloor but limited sighting of damage to joists and bearers. Skirting boards and architraves

VERY Important:

If live termites or any evidence of termite workings or damage was reported above within the building(s) or in the ground and fences then it must be assumed that there may be concealed termite activity and/or timber damage. This concealed activity or damage may only be found when alterations are carried out such as when wall linings, cladding or insulation are removed or if you arrange for an invasive inspection. We claim no expertise in structural engineering or building. We strongly recommend that you have a qualified person such as a Builder, Engineer, Architect or other qualified expert in the building trade determine the full extent of the damage, if any. This may require an invasive inspection. We take no responsibility for the repair of any damage whether disclosed by


this report or not. (See Terms & Limitations).

Where visual evidence of termite workings and/or damage is reported above, but no live termites were present at the time of inspection, you must realise that it is possible that termites are still active in the immediate vicinity and the termites may continue to cause further damage. It is not possible, without benefit of further investigation and a number of inspections over a period of time, to ascertain whether any infestation is active or inactive. Active termites may simply have not been present at the time of inspection due to a prior disturbance, climatic conditions, or they may have been utilising an alternative feeding source. Continued, regular, inspections are essential. Unless written evidence of a termite protection program in accord with "Australian Standard 3660" with ongoing inspections is provided, you must arrange for a treatment in accord with "Australian Standard 3660" to be carried out immediately to reduce the risk of further attack.

General remarks: A more thorough INVASIVE INSPECTION is available. Where any current visible evidence of Timber Pest activity is found it is strongly recommended that a more invasive inspection is performed. Trees on the property have been visually inspected for evidence of termite activity to a height of 2m where access was possible and practical. It is very difficult, and generally impossible to locate termite nests since they are underground and evidence in trees is usually well concealed. We therefore strongly recommend that you arrange to have trees test drilled for evidence of termite nests.

2.4 Was evidence of a possible previous termite treatment found?

No

WARNING: If evidence of drill holes in concrete or brickwork or other signs of a possible previous treatment are reported then the treatment was probably carried out because of an active termite attack. Extensive structural damage may exist in concealed areas. You should have an invasive inspection carried out and have a builder determine the full extent of any damage and the estimated cost of repairs as the damage may only be found when wall linings etc are removed.

2.5 Durable Notice (Termite Management Notice)

Normally if a termite treatment has been carried out then a durable notice should be located in the meter box indicating the type of termite shield system, treated zone or a combination has been installed.

No durable notice was found.

This firm can give no assurances with regard to work that may have been previously performed by other firms. You should obtain copies of all paperwork and make your own inquiries as to the quality of the treatment, when it was carried out and warranty information. In most cases you should arrange for a treatment in accord with "Australian Standard 3660" be carried out to reduce the risk of further attack.

END OF SECTION


3 BORERS OF SEASONED TIMBER

Lyctus brunneus (powder post beetle) is not considered a significant pest of timber. Damage is confined to the sapwood so treatment or timber replacement is not usually required. However, you should have a building expert investigate if any timber replacement is required. Anobium punctatum (furniture beetle) and Calymmaderus incisus (Queensland pine beetle) must always be considered active, unless proof of treatment is provided, because, unless the timber is ground up, one cannot determine conclusively if activity has ceased. Total timber replacement of all susceptible timbers is recommended. A secondary choice is treatment. However, the evidence and damage will remain and the treatment may need to be carried out each year for up to three years.

3.1 Was visible evidence of borers found?

Yes

Moderate damage found in but not necessarily limited to:

Floor boards – Entrance room / living room

Note: Potential safety hazard to foot traffic

3.2 We claim no expertise in building and if any evidence or damage has been reported then you must have a building expert determine the full extent of damage and the estimated cost of repairs or timber replacement (See Terms & Limitations). Borer activity is usually determined by the presence of exit holes and/or frass. Since a delay exists between the time of initial infestation and the appearance of these signs, it is possible that some borer activity may exist that is not discernible at the time of inspection.

3.3 Borer recommendations:

Replacement of all susceptible timbers is always preferred since, in the event of selling the property in the future it is probable that an inspector will report the borers as active (see above). A chemical treatment to control and/or protect against Furniture beetle and/or Queensland pine beetle can be considered as a less effective, lower cost option. Before considering this option you should consult with a builder (See Terms & Limitations) to determine if the timbers are structurally sound. Following the initial treatment a further inspection is essential in twelve months time to determine if further treatment is needed. Treatments over a number of consecutive years may be required.

END OF SECTION


4 WOOD DECAY CAUSED BY WOOD DECAY FUNGI

4.1 Was evidence of wood decay fungi (wood rot) found?

Yes.

4.2 Moderate to Extensive damage was found but not necessarily limited to:

Fascia and barge boards, verandah beams, wet area cupboards, External and internal door and window frames, Skirting boards and Architraves, External Windows, Handrails – possible safety hazard. Floor boards – Possible safety Hazard

If any evidence of fungal decay or damage is reported you should consult a building expert to determine the full extent of damage and the estimated cost of repairs or timber replacement (See Terms & Limitations).

END OF SECTION


5 CONDITIONS THAT ARE CONDUCIVE TO TIMBER PESTS

5.1 Water leaks:

Water leaks, especially in or into the sub-floor or against the external walls e.g. leaking taps or down pipes and or guttering, increases the likelihood of termite attack. Leaking showers or leaks from other ‘wet areas’ also increase the likelihood of concealed termite attack. These conditions are also conducive to borer activity and wood decay.

At the time of the inspection were leaks found to be present?

Yes

Building envelope is not watertight.

Roof covering not watertight, Downpipes and Gutters not connected to the stormwater system, wet areas are not watertight high termite risk, concealed damage may exist, Water heater relief valve not connected to drain.

We claim no expertise in building and if any leaks were reported then you must have a plumber or other building expert determine the full extent of damage and the estimated cost of repairs.

5.2 Moisture:

At the time of the inspection high moisture readings were found: Extensive high moisture readings taken throughout property but in particular bedroom 2.

Internal Ceilings, Skirting boards & internal walls, walls adjacent to wet areas, external walls around pathways due to poor drainage.

High moisture readings can be caused by any one of the following: poor ventilation, ineffective drainage, leaking pipes, leaking roofs, defective flashing or by concealed termite activity. The areas of high moisture should be investigated by way of an invasive inspection. If high moisture was reported then you must have a further physical inspection carried out by a building expert specialising in dampness, investigate the moisture and its cause and determine the full extent of damage and the estimated cost of repairs.

5.3 Drainage:

Poor drainage, especially in the sub-floor, greatly increases the likelihood of wood decay and termite attack. We claim no expertise in plumbing and drainage, however it appears that drainage is generally:

Inadequate – Pathways do not slope away from building, drains poor generally.

Where drainage is considered inadequate a plumber, builder or other building expert must be consulted.


5.4 Hot water services and air conditioning units which release water alongside or near to building walls need to be connected to a drain (if this is not possible then their water outlet needs to be piped several meters away from the building) as the resulting wet area is highly conducive to termites.

Is there a need for this work to be carried out? Yes – Hot water service internally

5.5 Ventilation: Ventilation, particularly to the sub-floor region is important in minimising the opportunity for Timber Pests to establish themselves within a property.

We claim no expertise in building, however, the ventilation appears to be generally Inadequate.

No Weep holes

Insufficient vents

Where ventilation is considered inadequate a builder or other expert should be consulted.

5.6 Slab Edge Exposure:

Where external concrete slab edges are not exposed there is a high risk of concealed termite entry. In some buildings built since July 1995 the edge of the slab forms part of the termite shield system. In these buildings an inspection zone of at least 75mm should be maintained to permit detection of termite entry. The concrete edge should not be concealed by render, tiles, cladding, flashings, adjoining structures, paving, soil, turf or landscaping etc. Where this is the case you should arrange to have the slab edge exposed for inspection. Concealed termite entry may already be taking place but could not be detected at the time of the inspection. This may have resulted in concealed timber damage.

Does the slab edge inspection zone fully comply?

No – Concealed slab edges - infill slab – Allows concealed entry of termites

Note: A very high proportion of termite attacks are over the edge of both Infill and other concrete slabs types. Covering the edge of a concrete slab makes concealed termite entry easy. Infill slab type construction has an even higher risk of concealed termite ingress as the slab edge is concealed due to the construction design and cannot be exposed. The type of slab may only be determined by assessment of the construction plans by a qualified person e.g. Builder, Architect. Construction Plans may be obtainable by your conveyancer. Termite activity and or damage may be present in concealed timbers of the building. We strongly recommend frequent regular inspections in accordance with AS 3660.2. Where the slab edge is not fully exposed or the slab is an infill slab or the slab type cannot be determined then we strongly recommend inspections every 3 to 6 months in accordance with AS 3660.2. Infill slab: A slab on the ground cast between walls. Other slabs should be in accordance with AS 2870 - 1996 and AS 3660.1-2000.


5.7 Weep holes in external walls: It is very important that soil, lawn, concrete paths or pavers do not cover the weep holes. Sometimes they have been covered during the rendering of the brick work. They should be clean and free flowing. Covering the weep holes in part or in whole may allow undetected termite entry.

Were the weep holes clear allowing the free flow of air?

None present

5.8 Termite Shields (Ant Caps) should be in good order and condition so termite workings are exposed and visible. This helps stop termites gaining undetected entry. Joins in the shielding should have been soldered during the installation. Whenever it is observed that the joins in the shielding have not been soldered then the shielding must be reported as inadequate. It may be possible for a builder to repair the shielding. If not, a chemical treated zone may need to be installed to deter termites from gaining concealed access to the building. Missing, damaged or poor shields increase the risk of termite infestation.

Sub floor not inspected – however, In our opinion the termite shields appear to be Inadequate

If considered inadequate a builder or other building expert should be consulted. Other physical shield systems are not visible to inspection and no comment is made on such systems.

5.9 Other areas and/or situations that appear conducive to (may attract) subterranean termite infestation:

Infill slabs Terrace house design – no visual detection possible of termite entry Pathways slope toward building – high moisture High paving levels adjacent kitchen. Extensive stored lose timber items and wood chips to landscaping attracts termites Sprinkler system – high moisture adjacent to building

5.10 Comments on other Conducive Conditions: 5.11 Other information:

END OF SECTION


6 OVERALL ASSESMENT OF THE PROPERTY:

Where the evidence of live termites or termite damage or termite workings (mudding) was found in the building(s) then the risk of a further attack is extremely high.

Where evidence of live termites or termite damage or termite workings was found in the grounds but not in the buildings then the risk to buildings must be reported as high to extremely high.

6.1 At the time of the inspection the DEGREE OF RISK OF SUBTERRANEAN TERMITE INFESTATION to the overall property was considered,

Extremely High

6.2 SUBTERRANEAN TERMITE TREATMENT RECOMMENDATION: An immediate termite management program in accord with AS 3660-2000 to protect against subterranean termites is considered to be Essential

6.3 FUTURE INSPECTIONS: AS 3660.2-2000 recommends that inspections be carried out at intervals no greater than annually and where timber pest “pressure” is greater, this interval should be shortened. Inspections WILL NOT stop timber pest infestations; however, the damage which may be caused will be reduced when the infestation is found at an early stage.

Due to the degree of risk of subterranean termite infestation noted above and all other findings of this report, we strongly recommend that a full inspection and written report in accord with AS 4349.3 or AS 3660.2-2000 is conducted at this property every 6 s.

END OF SECTION


Important Maintenance Advice regarding Integrated Pest Management (IPM) for Protecting against Timber Pests: Any structure can be attacked by Timber Pests. Periodic maintenance should include measures to minimise possibilities of infestation in and around a property. Factors which may lead to infestation from Timber Pests include situations where the edge of the concrete slab is covered by soil or garden debris, filled areas, areas with less than 400mm clearance, foam insulation at foundations, earth/wood contact, damp areas, leaking pipes, etc; formwork timbers, scrap timber, tree stumps, mulch, tree branches touching the structure, wood rot, etc. Gardens, pathways or turf abutting or concealing the edge of a concrete slab will allow for concealed entry by timber pests. Any timber in contact with soil such as formwork, scrap timbers or stumps must be removed from under and around the buildings and any leaks repaired. You should endeavour to ensure such conditions DO NOT occur around your property. We further advise that you engage a professional pest control firm to provide a suitable termite management program in accord with AS 3660 to minimise the risk of termite attack. There is no way of preventing termite attack. Even AS 3660 advises when a complete termite management system is installed in accordance with AS 3660.1-2000 for pre-construction termite work or 3660.2-2000 for post-construction termite work and the Australian Pesticides and Veterinary Medicines Authority (APVMA) product label directions are followed precisely, termites may still bridge the management system. However, if the labels directions are followed and the Standard adhered to, and bridging occurs, evidence of the termite ingress will normally be evident to the inspector. Therefore regular inspections in line with the recommendations in this report are essential in addition to any suitable termite management system you install. You should read and understand the following important information. It will help explain what is involved in a timber pest inspection, the difficulties faced by a timber pest inspector and why it is not possible to guarantee that a property is free of timber pests. It also details important information about what you can do to help protect your property from timber pests. This information forms an integral part of the report. REASONABLE ACCESS Only areas where reasonable access was available were inspected. The Australian Standard AS 3660 refers to AS 4349.3-1998 which defines reasonable access. Access will not be available where there are safety concerns, or obstructions, or the space available is less than the following:

ROOF VOID – the dimensions of the access hole must be at least 450mm x 400mm, and, reachable by a 2.1M step ladder or 3.6M ladder, and, there is at least 600mm x 600mm of space to crawl;

SUBFLOOR – the dimensions of the access hole must be at least 500mm x 400mm and, there is at least 400mm of space to crawl beneath the lowest bearer, or, 500mm beneath the lowest part of any concrete floor; ROOF EXTERIOR – must be accessible by a 3.6M ladder

Reasonable access does not include the use of destructive or invasive inspection methods. Nor does reasonable access include cutting or making access traps, or moving heavy furniture or stored goods. A MORE INVASIVE PHYSICAL INSPECTION IS AVAILABLE AND RECOMMENDED

As detailed above, there are many limitations to this visual inspection only. With the permission of the owner of the premises we WILL perform a more invasive physical inspection that involves moving or lifting: insulation, stored items, furniture or foliage during the inspection. We WILL physically touch, tap, test and when necessary force/gouge suspected accessible timbers. We WILL gain access to areas, where physically possible and considered practical and necessary by way of cutting traps and


access holes. This style of report is available by ordering with several days notice. Inspection time for this style of report will be greater than for a VISUAL INSPECTION. It involves disruption in the case of an occupied property, and some permanent marking is likely. You must arrange for the written permission of the owner who must acknowledge all the above information and confirm that our firm will not be held liable for any damage caused to the property. A price is available on request. CONCRETE SLAB HOMES

Homes constructed on concrete slabs pose special problems with respect to termite attack. If the edge of the slab is concealed by concrete paths, patios, pavers, garden beds, lawns, foliage, etc then it is possible for termites to affect concealed entry into the property. They can then cause extensive damage to concealed framing timbers. Even the most experienced inspector may be unable to detect their presence due to concealment by wall linings. Only when the termites attack timbers in the roof void, which may in turn be concealed by insulation, can their presence be detected. Where termite damage is located in the roof it should be expected that concealed framing timbers will be extensively damaged. With a concrete slab home it is imperative that you expose the edge of the slab and ensure that foliage and garden beds do not cover the slab edge. Weep holes must be kept free of obstructions. It is strongly recommended that you have a termite inspection in accordance with AS 3660.2 carried out as recommended in this report.

SUBTERRANEAN TERMITES No property is safe from termites! Termites are the cause of the greatest economic losses of timber in service in Australia. Independent data compiled by State Forestry shows 1 in every 5 homes is attacked by termites at some stage in its life. More recent data would indicate that this is now as high as 1 in every 3. Australia’s subterranean termite species (white ants) are the most destructive timber pests in the world. In fact it can take “as little as 3 months for a termite colony to severely damage almost all the timber in a home”. How Termites Attack your Home. The most destructive species live in large underground nests containing several million timber destroying insects. The problem arises when a nest matures near your home. Your home provides natural shelter and a food source for the termites. The gallery system of a single colony may exploit food sources over as much as one hectare, with individual galleries extending up to 50 metres to enter your home, where there is a smorgasbord of timber to feast upon. Even concrete slabs do not act as a barrier; they can penetrate through cracks in the slab to gain access to your home. They even build mud tubes to gain access to above ground timbers. In rare cases termites may create their nest in the cavity wall of the property without making ground contact. In these cases it may be impossible to determine their presence until extensive timber damage occurs.

Termite Damage. Once in contact with the timber they excavate it often leaving only a thin veneer on the outside. If left undiscovered the economic species can cause many thousands of dollars damage and cost two to five thousand dollars (or more) to treat. Subterranean Termite Ecology. These termites are social insects usually living in underground nests. Nests may be in trees or in rare instances they may be in above ground areas within the property. They tunnel underground to enter the building and then remain hidden within the timber making it very difficult to locate them. Where timbers are concealed, as in most modern homes, it makes it even more difficult to locate their presence. Especially if gardens have been built up around the home and termite barriers are either not in place or poorly maintained. Termites form nests in all sorts of locations and they are usually not visible. There may be more than one nest on a property. The diet of termites in the natural environment is the various hardwood and softwood species growing throughout Australia. These same timbers are used in buildings. Worker termites move out from their underground nest into surrounding areas where they obtain food and return to nurture the other casts of termites within the nest. Termites are extremely sensitive to temperature, humidity and light and hence cannot move over ground like most insects. They travel in mud encrusted tunnels to the source of food. Detection of termites is usually by locating these mud tunnels rising from the ground into the


affected structure. This takes an expert eye. Termite barriers protect a building by forcing termites to show themselves. Termites can build mud tunnels around termite barriers to reach the timber above. The presence of termite tracks or leads does not necessarily mean that termites have entered the timber though. A clear view of walls and piers and easy access to the sub-floor means that detection should be fairly easy. However many styles of construction do not lend themselves to ready detection of termites. The design of some properties is such that they make the detection by a pest inspector difficult, if not impossible. The tapping and probing of walls and internal timbers is an adjunct or additional means of detection of termites but is not as reliable as locating tracks. The use of a moisture meter is a useful aid for determining the presence of termites concealed behind thin wall panels, but it only detects high levels of activity. Older damage that has dried out will not be recorded. It may also provide false readings. Termite tracks may be present in the ceiling space however some roofs of a low pitch and with the presence of sisalation, insulation, air conditioning ductwork and hot water services may prevent a full inspection of the timbers in these areas. Therefore since foolproof and absolute certain detection is not possible the use of protective barriers and regular inspections is a necessary step in protecting timbers from termite attack. Borers of Seasoned Timbers Borers are the larvae of various species of beetles. The adult beetles lay their eggs within the timber. The eggs hatch out into larvae (grubs) which bore through the timber and can cause significant structural damage. The larvae may reside totally concealed within the timber for a period of several years before passing into a dormant pupal stage. Within the pupal case they metamorphose (change) into the adult beetle which cuts a hole in the outer surface of the timber to emerge, mate and lay further eggs to continue the cycle. It is only through the presence of these emergence holes, and the frass formed when the beetles cut the exit holes that their presence can be detected. Where floors are covered by carpets, tiling, or other floor coverings and where no access to the underfloor area is available it is not possible to determine whether borers are present or not. This is particularly the case with the upper floors of a dwelling. Borers of ‘green’ unseasoned timber may also be present. However these species will naturally die out as the timbers dry out in service. Whilst some emergence holes may occur in a new property it would be unusual for such a borer to cause structural damage, though the exit holes may be unsightly. Anobium borer (furniture beetle) and Queensland pine borer. These beetles are responsible for instances of flooring collapse, often triggered by a heavy object being placed on the floor (or a person stepping on the affected area!) Pine timbers are favoured by this beetle and, while the sapwood is preferred, the heartwood is also sometimes attacked. Attack by this beetle is usually observed in timbers that have been in service for 10-20 years or more and mostly involves flooring and timber wall panelling. The frass from the flight holes (faeces and chewed wood) is fine and gritty. Wood attacked by these borers is often honeycombed. Lyctus borer (powder post beetle). These borers only attack the sapwood of certain susceptible species of hardwood timber. Since it is a requirement that structural timbers contain no more than 25% Lyctus susceptible sapwood these borers are not normally associated with structural damage. Replacement of affected timbers is not recommended and treatment is not approved. Where decorative timbers are affected the emergence holes may be considered unsightly in which case timber replacement is the only option. Powder post beetles mostly attack during the first 6-12 months of service life of timber. As only the sapwood is destroyed, larger dimensional timbers (such as rafters, bearers and joists) in a house are seldom weakened significantly to cause collapse. In small dimensional timbers (such as tiling and ceiling battens) the sapwood may be extensive, and its destruction may result in collapse. Replacement of these timbers is the only option available.


TIMBER DECAY FUNGI

The fruiting bodies of wood decay fungi vary in size, shape and colour. The type of fungi encountered by pest controllers usually reside in poorly ventilated subfloors, below wet areas of the home, exterior timbers and in areas that retain water in the soil. The durability and type of timbers are factors along with the temperature and environment. Destruction of affected timbers varies with the symptoms involved. Removal of the moisture source usually alleviates the problem. Fungal decay is attractive to termites and if the problem is not rectified it may well lead to future termite attack. CONTACT THE INSPECTOR Often it is difficult to fully explain situations, problems access difficulties, building faults or their importance in a manner that is easy to understand by the reader. Should you have any difficulty in understanding anything contained in this report then you should immediately contact our office for further explanation. If you have any questions at all or require any clarification then contact us prior to acting on this report. Inspection carried out by: Justin Hammerschmidt Contact Phone: 0418 223356 License: 147429C Insurance Accreditation Number: 05741 Signed: ……………………………………………………….. Date: …………………………….

Date post:	18-Jun-2020
Category:	Documents
Upload:	others
View:	0 times
Download:	0 times

Pre-Purchase Building Report...Pre-Purchase Building Report 15 Sample Street Anytown NSW 2000 This...

Documents