389 Sample Avenue, Christchurch - Audit Inspections€¦ · 21/07/2018 0100186 0117 0158 001 A. Client 389 Sample Ave Single level , Residential House, 1940 – 1950 approx. 20/07/2018

21/07/2018

0100186

0117 0158 001

A. Client

389 Sample Ave

Single level , Residential House, 1940 – 1950 approx.

20/07/2018

09:00am

Fine

T. Inspector

No

A. Client

[email protected]

No

389 Sample Avenue, Christchurch

Date:.

Job No.

Invoice/Receipt No.

Client/Company name:

Property Address:

Dwelling description summary:

Date of inspection:

Time:

Weather:

Inspector:

People present:

Report ordered by:

Copies sent to:

Hard copy posted:

2

Contents

Scope & General 03

Formal Inspection Information 05

Site location and layout 06

Significant Faults at a Glance 07

Executive Summary 08

Certificate of Inspection 10

Asbestos Register (Presumptive) 11

Individual Elevation/Rooms 12

Plumbing and Hot Water 34

Electrical and Heating 35

Special Purpose Reports 36

Additional Information 37

Glossary of Terms 38

Attachments 39

3

Scope & General

1 Scope:

1.1 This Inspection is subject to all conditions noted here and in the pre-inspection agreement.

1.2 The inspector can and has only reported on the information located physically on-site at the property, and has not undertaken any

other of-site investigation, other than where specified in the pre-inspection agreement.

1.3 This Inspection is based on a visual, non-destructive investigation into the condition of components, finishes, structure, and

services of the property as agreed in the pre-inspection agreement.

1.4 This inspection has been prepared as a result of a request of interested parties, and has been carried out by a suitably qualified

and experienced inspector to those parts of the property/building to which reasonable access is available, and is subject to New

Zealand Work-Safe best practice.

1.5 This inspection is reflective of the property condition at the time of the inspection, and is subject to any restrictions or exclusions

set out in this inspection report.

2 Exclusions:

2.1 Unless otherwise stated in the pre-inspection agreement, this inspection does not include the following items:

(a) Legal title;

(b) Building warrant of fitness and services described on a compliance schedule;

(c) Building consent issues;

(d) Long term maintenance forecasting;

(e) Planning, resource consent issues;

(f) Heritage obligations;

(g) Compliance with body corporate rules, the terms of a memorandum of cross lease or a company title occupation

agreement;

(h) Footings;

(i) Concealed damp-proof membranes;

(j) Swimming pools, spa pools, saunas and associated equipment;

(k) The operation of fireplaces and chimneys;

(l) Intercom systems;

(m) Floor coverings;

(n) Appliances including but not limited to dishwashers, waste disposal units, ovens, ducted systems;

(o) Structural stability

(p) Hazards, and

(q) Floor levels

2.2 This inspection is in no way intended to assess any compliance issues in respect to the NZ building Code, or is it to be

considered an Engineers report in respect to structural integrity

2.3 Unless otherwise stated in the pre-inspection agreement, this inspection does not include any secondary or specialist testing or

surveys, including but not limited to asbestos, methamphetamine, sub-terrain , electrical, environmental or air quality.

2.4 This inspection in no way a guarantee or warranty that the property is free of defects which are not already listed in the

inspection, either visible or concealed.

2.5 This inspection is in no way a leaky home/weather-tightness report, it is a non-invasive visual report only.

2.6 Unless otherwise stated in the pre-inspection agreement, this inspection does not include any items classed as requiring a

‘special purpose report’ as laid out in the NZS4306

4

Scope & General

3 Limitations and Restrictions:

3.1 This inspection is restricted to visual methods from safe access points ‘reasonable access’ as set out in NZS 4306:2005, refer to

table below for specific restrictions;

Area Min. Access Size Min. Crawl Space Height:

Roof Space 450mm x 400mm 600mm x 600mm Accessible from a 3.6M ladder

Subfloor 500mm x 400mm Vertical clearance;

Timber floor: 400mm*

Concrete floor: 500mm

Roof Exterior Accessible from a 3.6M ladder

* From underside of bearer.

3.2 Where the property subject to this inspection is directly attached to another property ‘ancillary building’ only those parts visible

from the property being inspected will be assessed. i.e we will not trespass onto other properties other than where there is

common area access.

3.3 Where this property report includes a floor level assessment as stated in the pre-purchase property inspection agreement the

inspector will obtain spot levels throughout the house to obtain data to determine if the floor or foundation levels are within

acceptable tolerances.

3.4 Electrical testing is of a live or dead nature test to switches and sockets, panels and coverings are not removed for inspection,

non-invasive measuring equipment is used.

3.5 Testing for moisture is done by way of a spot test system to specific areas in the property prone to leaks and to other areas to

gather adequate data, and is limited to a non-invasive moisture test using electronic equipment. There are limitations to the

reliability of any electrical device, scan devices can be affected by metal, rubber and other materials which may cause false

readings. As such readings should be taken with caution, and invasive testing should be undertaken where there are suspect

readings.

3.6 The person requesting the inspection shall identify any accessory units and ancillary spaces for the inspector

3.7 The person requesting the inspection shall arrange for the inspector to obtain reasonable access to the property (including roof

space and sub floor space access points) together with any information required to carry out the inspection.

3.8 Some defects that occur only during certain weather conditions, intermittently, or after regular use may not be identified by the

inspector due to their inherent difficulty to assess. Therefore it is important for the person requesting the inspection to disclose all

useful information, that otherwise without may limit the inspector’s ability to detect any defects.

3.9 The presence of chattels, furnishings and personal effects often limit an inspection, inspectors do not move items, as such we

suggest minimising clutter and moving furniture away from walls before an inspection.

3.10 Any apparent concealment of possible defects shall be stated in report

3.11 Audit Ltd. Or its representative inspectors accepts no responsibility for missed defects which have been concealed by furnishings or personal effects which are at a later time moved exposing the defect where the inspector has not recorded the apparent concealment in the report.

5

Formal Inspection Information Inspection Contractor Audit Ltd.

P.O.Box 33-178

Barrington, 8244,

Christchurch

Inspectors onsite T. Inspector

J. Inspector

Client A. Client

89 Homeowner Rd. Linwood

Address of Inspection 389 Sample Ave.

Christchurch

Date of Inspection 10th July 2018

Weather Fine – cloudy, 13°C

Inspection Type Non-Invasive, significant fault reporting only

Dwelling Age – Approximately 85 to 65 years old

Construction – Concrete ring-foundation with timber floor, wall, and roof framing,

60mm – 100mm plaster over brick cladding, mostly steel and alloy windows,

corrugated steel roof, flat steel sheet roofing over veranda

Property Orientation For the purposes of this report, the side facing the street (Linwood Ave) is South

Areas Inspected An attempt was made to inspect the entire property including boundary fences,

accessory units on the property

Areas Excluded No areas were agreed to be intentionally excluded from the survey

Restricted Areas 1. The sub-floor space was inaccessible

2. A large portion of the roof-space was inaccessible

Inspection Method The methods followed to guide the inspection and report are outlined in,

NZS 4306:2005 Residential Property Inspections

Points of Interest There have been at-least two additions to the foot-print of the dwelling, this is

evident as an old roof-line exists in the roof-space, and the visible foundation

matrix suggests a period when the house was much smaller in size. No comment

can be made about any consents regarding these alterations

The southern portion of garage roof, and the gutters on the house have been

replaced recently (2 – 5 years)

6

Site Location and Layout

Site Location and Layout

389 Sample Ave is outlined in the bold red

For the purposes of this report, Sample Ave. is considered to run along the South Side of the property

The shared garage is on the North-West corner of the outlined area

7

Significant faults at a Glance This Diagram does not represent the actual dwelling layout

1. Sunroom Rot in corner window

2. Room off sunroom Signs of water ingress

3. N/A

4, Dining room Signs of water ingress

5. N/A

6. N/A

7. N/A

8. Roof Raised missing nails, rust holes, internal evidence of water ingress

Flu in poor condition, damaged asbestos roof on garage

9. Exterior soffits Some loose damaged portions, rot, possibly asbestos containing, damaged portions on garage

10. Drive way Poor condition, multiple patch additions/repairs

11. Sub-floor No insulation or vapor barrier, mould evident

12. N/A

8

Executive Summary

Contents

4 Subject

5 Methods

6 Findings

7 Conclusions

8 Recommendations

4 Subject

4.1 This section of the report is a summary of the entire inspection report and may not include all findings. It is intended to give a

succinct, clear over-view of the condition of the property. We recommend that conclusions about the property should be made

after reading the entire report.

4.2 This inspection report and summary has not been subject to any access restrictions.

5 Methods

5.1 This inspection is a non-invasive visual inspection of the property as set out in the scope and general section of this report.

5.2 This inspection has been carried out in accordance with NZS 4306:2005 other than where has been excluded in the pre-

inspection agreement.

5.3 Non-invasive moisture scanning around wet areas, and areas at high risk to water ingress.

5.4 Using a digital thermometer for water temp. (tested at basin faucet)

5.5 Electronic spirit level for roof pitch and wall verticality measurements.

5.6 Spot-testing through-out dwelling using electronic measurement device for determining floor levels.

6 Findings

6.1 Location/Orientation

The house is on the North side of Linwood Ave. with the back yard facing North (True North-East). The Lounge has windows to

the South and North, while the kitchen and bathrooms are on the South and East side of the dwelling

6.2 Exterior Accessory Units

The driveway has several additions and repairs. A portion has had a bitumen product spread over as surface treatment/repair.

The garage is on the North-west boundary and shares a partition wall with the neighbours’ garage which is part of the same

structure.

The partition wall in the garage could not be confirmed as having a fire rating.

Half of the garage roof (northern side) is an asbestos cement product in poor condition, is less than 10m²

6.3 Roof and roof-space

There are multiple lifted or missing roof nails across the roof, as-well as several small rust holes and some minor damage along

with minor lifting to flashings

The flashing condition around the steel flu is of high concern as there is internal evidence of water ingress below this area, the

flu is in very-poor condition and could be the point of entry for water

The chimney flashings are of high concern also

Several of the gutter portions are in desperate need of sludge removal/cleaning, this impeedes the ability for water to flow

correctly to downpipes.

The portion of gutter cornering the sunroom does not appear to be draining effectively

There is evidence of water ponding on portions of the flat roof over the verandah

Old-styled black plastic wiring is visible in the older-portion of the roof-space, the inspector could not ascertain if this was live or

9

dead. The house does appear to have been completely re-wired, however, in light of the visible older cables, should be

confirmed. The modern TPS wiring work should have been signed-off by registered electrician.

6.4 Dwelling Exterior

The Solid plaster system over brick appears in good condition considering age and earthquakes, any cracks observed were

consistent with a product of this age. The surface treatment is in poor condition however, an elastometric high-build paint

should be used.

There are two isolated areas of rot identified, one on the corner window of the sunroom, the other in the soffit on the south-west

corner of the dwelling. There is also a short portion of fascia along the verandah which has been covered with a tin flashing

which is most likely hiding rot. These areas require destructive investigation to ascertain degree of damage.

There are two areas of soffit damage likely associated with water ingress, (both in North-side verandah area)

6.5 Interior

Services in the bath-room were unable to be checked for function as the room is currently under-going renovations making

access an issue to the required items

The interior has been decorated within the last 5 years and is generally in tidy condition

The exposed fireplace is of concern due to potential heat loss and the possibility of asbestos containing dust

Two areas of water ingress are of high concern, one directly next to the flue penetration point on the ceiling in the dining room,

the other on the exterior North facing wall in the room-off- sunroom

6.6 Foundation & Sub-Floor Space

There is no vapor barrier or evidence of insulation visible from the access point

7 Conclusions

Overall the property is in general need of maintenance to most aspects of the exterior envelope to stop water ingress and

prevent further damage from deterioration, the roof may require replacement for cost-effective assurance of water-tightness

The trees and garden growing up against the building, and associated sludge in gutters, will be amplifying the deterioration of

the associated building products

No comment can be made as to the level of insulation present, or not present in the wall linings, most likely there is none in

either the original or extended portion of the house

8 Recommendations

The remaining older roofing, including the garage portion, should be addressed immediately. The garage (asbestos) roof should be replaced, a professional opinion and consideration will need to be given to replacing or repairing the current roof

Removing or replacing the remaining brick chimney and stove-flu will need to be considered when upgrading the roof

As the signs of moisture ingress in the rear room (off sunroom) appear to be associated with the window, this area should be investigated in more detail than the water damage on ceiling in dining room, which is definitely associated with the roof

As the amount of asbestos roofing on the garage is less than 10m² any contractor should be able to complete the job safely

provided recommended safe work practices are followed.

The garden should be cut back from contact with the house immediately, painting the house with a recommended high build paint as soon as practical should be scheduled into the maintenance program

The areas identified as containing rot should be addressed immediately, and the condition of fascia behind steel flashing over verandah investigated

Installing an under-floor vapor barrier and insulation is strongly recommended

10

Certificate of Inspection

Client: A. Client

Site Address: 389 Sample Ave., Christchurch, New Zealand

Inspector

Name: J. Inspector

Company: Audit Ltd

Qualifications: Licensed Building Practitioner (LBP)

Date of Inspection: 20/07/2018

The following areas of the property have been inspected:

— Site Yes

— Subfloor Restricted

— Exterior Yes

— Roof exterior Yes

— Roof Space Restricted

— Interior Yes

— Services Yes

— Accessory units, ancillary spaces Yes

Any limitations to the coverage of the inspection are detailed in the written report.

Certification:

I hereby certify that I have carried out the inspection of the property site at the above address in accordance with NZS 4306:2005

Residential property inspection – and I am competent to undertake this inspection.

Signature: Date: 20th July 2018

An inspection carried out in accordance with NZS 4306:2005 is not a statement that a property complies with the requirement of any Act,

regulation or bylaw, nor is the report a warranty against any problems developing after the date of the property report. Refer to NZS 4306:2005 for

full details.

11

Asbestos Register (Presumptive)

9 High Priority Items

These items, if Asbestos containing, pose the highest level of exposure risk to respirable fibres due to their condition and location

9.1 RG001 Exposed jointing plaster on garage internal partition wall

9.2 RG010 Exposed and damaged jointing plaster on verandah ceiling

9.3 RG015 Damaged fire cement in fireplace - ACD

9.4 RG023 Exposed and damaged wall plaster inside laundry cupboard

10 Medium Priority Items

These items, if Asbestos containing, pose a risk of releasing fibres if disturbed, or become dilapidated

10.1 RG003 Asbestos roofing on garage – North side portion

10.2 RG006 Brick chimney (Possible AIB insertions)

10.3 RG007 Exterior plaster walls (skim coat) (include RG002 – Garage walls)

10.4 RG009 Damaged portion of soffit by verandah – North side

10.5 RG017 Wood-stove Flu (Double skin, possible asbestos lining)

11 Low Priority Items

This list includes a mix of items which may have asbestos, pose a lower risk of fibre release, or have not been sighted but may be

present

11.1 RG004 Felt insulation under ridge capping on garage wing wall

11.2 RG005 Bitumen Mastic on garage wing wall

11.3 RG008 Window Putty in steel window frames

11.4 RG011 Entry - Wall and Ceiling plaster

11.5 RG012 Hallway – Wall and Ceiling plaster

11.6 RG013 South-west Office Room – Wall and Ceiling plaster

11.7 RG014 Lounge – Wall and Ceiling plaster

11.8 RG016 Kitchen/Dining – Wall and Ceiling plaster

11.9 RG018 Dining – Asbestos rope in fireplace door

11.10 RG019 Kitchen – Tile underlay/glue

11.11 RG020 Sunroom – Solid plaster (exterior wall)

11.12 RG021 Sunroom – jointing plaster

11.13 RG022 North-east Rear Room – Wall and Ceiling plaster

11.14 RG024 Laundry – Tile underlay

11.15 RG025 Toilet – Wall and Ceiling plaster

11.16 RG026 Toilet – Tile underlay

11.17 RG027 Rear hall – Wall and Ceiling plaster

11.18 RG028 Rear hall – Tile underlay

11.19 RG029 Bathroom – Wall and Ceiling plaster

11.20 RG030 Bathroom – Tile underlay

11.21 RG031 Exposed bitumen-paper underlay in roof-space

11.22 RG032 Old Electrical cable insulation in roof-space

11.23 RG033 Original roof insulation remnants – None observed but potential to exist

11.24 RG034 Pipe lagging in sub-floor space – None observed but potential to exist

11.25 RG035 Sub-floor ACD

11.26 RG036 Potential old paper backed vinyl under floor linings

12

Site and Features

Driveway

Concrete, bitumen patches

Multiple patches/repairs

Moderate cracking

Paths

Concrete

Minor cracking as expected for age

Fencing

Roadside fence is new 1800mm wood

No North (rear) fence installed

East boundary fence wooden in need of repair

West boundary fence is 1800 wood in good condition, and

includes a portion of garage-boundary wall

Letter-box

Steel – dented

Clothes-line

Steel-rotating – Broken

Surface-water control

No apparent issues

Land contour and garden

The site is flat

There is a high concern with foliage from plants or trees

being too close or in contact with the cladding

Verandah

There is a large 2.4 lm by 8.5lm verandah on the north

elevation

Supported by 3 x 50mm steel posts

Possible water damage to structure on south-west corner

against house and to attached facia behind steel flashing

The flat steel sheet roof above shows evidence of water

pooling and has some minor damage

Over-all the issues appear to be superficial, however

further investigation is required

Site Summary

No significant concerns

The verandah issues, although apparently superficial,

should be investigated further

Plants need cut back from contact with house

13

External Garage

General Description/Notes

Corner section (two boundary walls) single garage with no

additional windows or doors.

Has 3 LM block wing-wall

Roof Cladding

South portion - new profiled colour steel

North portion - profiled asbestos cement sheets,

damaged portions

Raised nails

Several flashings are bent and lifted

Fascia and Soffit

Wooden fascia and soffit on north elevation in poor broken

condition

Gutters

Galvanized-south, and PVC-norther gutters

Rust evident but operational

Downpipes

PVC

Exterior Cladding

Plaster over brick/block

Area of alteration repairs on east wall

Internal lining

Unlined, framing is visible

Pests

An isolated small amount of bora holes were observed in

the soffit timbers

External Garage Summary

The asbestos portion of the roof should be addressed as

soon as possible

The dropped soffit board on north elevation is not a high

concern, although should be fixed securely and painted

The patchwork plaster is not a high concern, although the

holes bolt holes should be filled and the surface should be

painted with a high build elastometric paint

Damaged Asbestos Roof

14

Roof

General Description/Notes

Profiled steel - 28° pitch - Painted

Flat steel roof over verandah - painted

Flashings and penetrations

Steel and lead flashings - average to poor condition

Water ingress suspected around or above steel flue

penetration

Raised nails

Several flashings are bent and lifted

Chimney

Sound, although should be removed due to fireplace being

removed,

Penetration flashings require attention

Flu

Very rusty, need replacement before use

15

Pooling water on flat roof

Raised flashings and nails

Rust holes

Roof Summary

The roof requires immediate attention

An assessment should be made to the viability/cost of

repairs vs replacement

There is evidence of water ingress over portion of roof

next to steel flu

16

Water Collection

Gutters

New colour steel

Built-up sludge in most lengths

Downpipes

PVC – Good Condition

Storm and Waste Water

As evident through the visible inlets and gully traps the

original drains are likely the original

Roof Summary

The gutters and downpipes are in good condition

They require cleaning

The drains, including sewer drains should be checked

considering age

17

Fascia and Soffits Facia

Wood and steel barge flashings

Average condition, in need of painting

Small area of rot on south-west corner of house

Likely rot under metal flashing on section of verandah

fascia,north elevation

Eaves

0mm – 400mm

Wood and cement sheeting

The large ceiling area under the verandah has been lined

with a plaster-board typically intended for indoor use. This

has areas of damage

Cement sheeting could be asbestos containing

There are portions of damaged soffit on the northern

elevation

Damaged soffit, and metal flashing over facia

Rot

Damaged plaster-board soffit under verandah

Facia and Eve Summary

The rot on south-west corner need investigated and

repaired

Several areas of the steel barge flashing have some level

of lifting (as per roof flashings)

The fascia and soffit area around the verandah requires

further investigation to ascertain the extent of any potential

rot under metal flashing

18

Cladding and Foundation Cladding

Solid Plaster over brick

Small portion of plaster over cement sheet substrate under

windows north-side (sunroom)

Minor cracking as to be expected for age

Vine, and plants growing in contact with walls

Foundation

Concrete ring

Several vents are broken open

Crack in plaster

Cladding and Foundation Summary

As expected condition for age

Minor cracking in plaster as expected for age

Plants should be cut back from building immediately

High Build Elastometric paint should be used

19

Exterior Joinery Windows

Mix of Steel, Alloy, and wood

Missing putty in steel windows

Paint in poor condition

Rot in corner window of sunroom

Doors

Wood

Glazing

All window and door glass is single glazed

Frosted glazing in toilet and bathroom

Rot

Joinery Summary

Mix of windows matches previous extension/renovation

work

Steel windows require re-putty and painting

Rot in sunroom corner window needs investigated further

to ascertain the extent

20

Entry/Utility Room:

Location

North-west corner of dwelling

Inspection Impeded

Yes, furniture and chattels

Ceiling

Painted lining paper over plaster

Walls

Painted paper over plaster

Painted plaster-board

Storage

Built –in wardrobe

Doors

Hollow core – internal, missing door-stop

Double – Solid wood, single pane doors to outside

Windows

Steel – one broken handle

Alloy

Floor Covering

Modern vinyl

Lighting and Electrical

Operational – one bulb

Two power points

Services and Systems

Alarm system keypad – operational

Alarm sensor

Outside- Looking in

Entry/Utility Room Summary

No Significant Issues

Small missing portion to skirting

No door -stop

21

Hall – Off Lounge:

Location

West of lounge

Inspection Impeded

No – one chair

Ceiling


Walls


Storage

No

Doors

No

Windows

Steel – one broken handle

Floor Covering

Modern Carpet



One power point


No

Hall – Off Lounge Summary


22

Bed Room - Off Hall:

Location

South-west corner of dwelling

Inspection Impeded


Ceiling


Walls


Storage

Built –in wardrobe

Doors

Hollow core – missing door-stop

Windows

Alloy – one broken handle

Floor Covering

Modern carpet


Operational – two bulbs

Two power points


Alarm sensor

Smoke detector

Protruding exposed wire in ceiling

Bed Room – Off Hall Summary


Electrical wire protruding from ceiling

No door -stop

23

Lounge:

Location

Center of dwelling

Inspection Impeded


Ceiling


Walls


Storage

No

Doors

Double - Solid wood, single pane – missing door stops

Windows

Alloy

Wood - Painted

Floor Covering

Modern carpet


Operational – three bulbs

Two power points


Alarm sensor

Heat-pump

De-commissioned fireplace

Mains-Fuse Box (Modern)

Fireplace

Lounge Summary


Exposed fireplace could contain asbestos dust

No door stops

24

Kitchen/Dining Room:

Location

South-east corner of dwelling

Inspection Impeded


Ceiling


Water damage on ceiling next to wood-burner flu

penetration

Walls


Painted hardboard

Tile splash-back

Storage

Space inside hot water cupboard

Installed high-cupboards in dining room

Freestanding wardrobe in dining room

Doors

No

Windows

Alloy

Steel - one broken handle

Floor Covering

Modern carpet

Tiles in Kitchen


Operational – four bulbs

Four power points – one cracked

Kitchen Joinery

2nd Hand, average/poor quality install

Ad Hoc bench butt-joins, 3mm gap

Lacking flexible sealants around perimeter


Alarm sensor

Hot water cylinder

Wood-burner stove

Underfloor access beneath hot water-cylinder, although is

blocked off in every direction so access is limited to area

immediately below hatch

25

Water stain – from roof or flashing leak

Installed high-cupboards and freestanding wardrobe

Kitchen/Dining RoomSummary

Water ingress through roof is evident

Minor tile breakage on wood stove hearth

Average/Poor over-all kitchen installation of 2nd hand

kitchen

26

Sunroom:

Location

North of dining room

Inspection Impeded


Ceiling

Painted plaster-board – minor cracks 2 LM approx..

Walls

Painted wood

Painted solid-plaster over brick

Painted hard-board

Storage

No

Doors

Double - Solid wood, triple pane, to outside

Windows

Wood - rot on exterior corner

Sill paintwork requires attention

Floor Covering

Modern carpet


Operational – two bulbs

Two power points


Smoke detector

Roof-space ceiling access hatch

Alarm sensor



27

Room – Off Sunroom:

Location

North-east corner of dwelling

Inspection Impeded


Ceiling


Walls


Signs of water ingress next to window

Storage

Built-in wardrobe

Doors


Windows

Alloy

Internal wood/ alloy louver to sunroom

Floor Covering

Modern carpet


Operational – one bulbs

Two power points


Sub-floor access hatch inside wardrobe


Water ingress next to window requires further investigation

to locate source

Door stop missing

28

Hall – Off Sunroom:

Location

Between sunroom and bathroom

Inspection Impeded


Ceiling


Walls


Storage

No

Doors

No

Windows

No

Floor Covering

Modern carpet



No power points


No

Hall – Off Sunroom Summary


29

Laundry:

Location

Off Sunroom

Inspection Impeded

Yes - table

Ceiling


Walls


Storage

One small cupboard – could pose an asbestos exposure

risk

Storage under steel tub

Doors


Windows

No

Floor Covering

Tiles – two cracked tiles



One power points


Installed laundry tub – not fixed to floor, rusty base

Additional dedicated hot and cold taps for washing

machine

Laundry Summary

Damage to wall plaster inside cupboard – could contain asbestos

Two cracked tiles

Lack of sealant around the basin/tub, and tile to wall junctures

30

Toilet:

Location

Off Laundry

Inspection Impeded

No

Ceiling


Walls


PVC Sheeting

Storage

No

Doors


Windows

Alloy

Floor Covering

Tiles – two cracked tiles




No

Laundry Summary

No significant Issues

Two cracked tiles

Lack of sealant around tile to wall junctures

31

Bathroom:

Location

Off Hallway-Off Sunroom

Inspection Impeded

Yes – Under renovation

Ceiling


Walls


Tile Splash back

Storage

No

Doors


Windows

Steel

Floor Covering

Tiles

Bath

Resin – Good condition

Vanity

Single

Shower

Built in 800mm x 800mm

Mirror

No




No

Laundry Summary

No significant Issues

No mechanical ventilation

Lack of sealant around tile to wall junctures

32

Roof Space:

Location

Access through ceiling in sunroom

Inspection Impeded

Yes – access was too small for physical inspection of all

areas, insulation was in-place

Roof Construction

Timber – Site constructed

Timber purlins

Timber lining/underlay

Ceiling Construction

Timber battens

Structural Alterations

Yes, the old roofline is encased under new roofline.

Insulation

Yes – Old grey batts

Two layers – total 120mm thick

Appears to be 100% coverage

Pest Evidence

Yes – droppings

There is rodent poison in place

Plumbing

None observed

Electrical

Older and newer TPS

Some old black plastic coated wiring visible


Alarm mother board

Roof-space Summary

No significant Issues observed

The area where water ingress is occurring around flu area was not reached during inspection

No water staining (from leaks) was observed in areas accessed

An electrical report may be required to ascertain if the old black wiring is in use, this product will be at its end of life, and should be replaced if still connected

33

Sub-Floor Space:

Location

Access in wardrobe in room off sunroom

Second (view hatch) under hot water cylinder cupboard

Inspection Impeded

‘View hatch’ blocked in all four directions

Neither the access size or distance from ground to

underside of joist meet safe and reasonable standards

Support Construction

Concrete ring foundation

Concrete piles visible from access – set in steel boxes

There is a likelihood that the pile in the original part of the

dwelling are wooden

Floor Construction

Wood sub-structure

T & G flooring

Concrete slab floor under sunroom

Fixings and Bracing

Bearer to pile ties are visible

Vapor Barrier and Insulation

None visible

Ventilation and Soil

Damp, suspect mould growth

There is obstructed airflow due to the construction layout,

a vapor barrier should be installed

Pest Evidence

No, poison bait station visible from ‘view hatch’

Plumbing

PVC – non insulated

Electrical

TPS


No

Sub-Floor Space Summary

A vapor barrier and insulation should be installed

34

Plumbing and Hot Water:

Inspection Impeded

Yes – Access was not gained to all sub-floor and roof

spaces

Plumbing

Polybutylene and some possible copper in original part of

dwelling

Mains supply Toby-box on street front

Cold water pressure good

Hot water pressure good

Hot Water

Located in Dining room cupboard

Manufactured 1988

180 liters

Mains water supply

Secured by shelving

Plumbing and Hot Water Summary

No significant issues observed

Hot water cylinder and pipes should insulation wrapped

Water pressure is an opinion only, and varies from outlet to outlet

35

Electrical and Heating:

Inspection Impeded

Yes – Access was not gained to all sub-floor and roof spaces

Electrical

Overhead connection to mains

Overhead connection to garage

Mix of older and newer TPS

New interior mains board

Some old black electrical cable observed in roof space

Lighting

Interior as per individual room assessments

Sensor light on garage facing drive - operational

Switch controlled exterior light under verandah

Information Tech.

Underground connection

Internet/phone enters from conduit on South-east corner

of dwelling

No aerials or satellite dish

A closed circuit camera is by entry under verandah facing

rear yard (north)

Alarms

Yes – 3 interior motion sensors

Operational, but not tested for effectiveness

There are an insufficient number of smoke detectors

located in the house

Air Extraction

No mechanical air extraction present

Heating

One heat pump in lounge

Fujitsu Model: AOTR09LCC

Electrical and Heating Summary

A vapor barrier and insulation should be installed

Items were tested for off-on functionality only, long term use and effectiveness was not tested

Additional smoke-detectors should be installed

36

Special Purpose Reports

No Special Purpose Inspections were part of this report

37

Additional Information

12 Asbestos

12.1 General info

Any building built before 1 January 2000 is likely to contain asbestos. However, it is still possible for more recently-

constructed buildings to contain asbestos.

Once asbestos-containing materials (ACMs) are disturbed, tiny asbestos fibers are released. These fibers are

hazardous, and if breathed in can cause lung disease and cancer. If you don’t take the right precautions to protect

yourself, you’re risking your life and your livelihood.

PCUB’s involved in asbestos-related work (including cleaning) are required to take certain precautions when

undertaking the work. Guidance is provided for several trades at https://worksafe.govt.nz/topic-and-

industry/asbestos/working-with-asbestos/asbestos-quick-guides-for-tradespeople/

Image: ACOP – Figure 3 Pg. 26

12.2 Removal Contractors and Assessors

Surveyors, Revivalists, and Assessors should be three different PCUBs according to best practice, as this eliminates

any conflict of interest.

Audit perform asbestos surveys only

Key duties for Surveyors include,

- Choose a survey type that is appropriate for the client’s needs.

- Locate and identify asbestos as appropriate for the type of survey (Management, Refurbishment or

Demolition).

- Format the survey so that it can be used by the client or by the removalist to create an asbestos removal

control plan.

- Talk to the client about how the survey fits into the process for managing asbestos risks.

Key duties for Assessors include,

- Monitor the quality of the air before, during and after asbestos removal to make sure the work environment is

safe and that controls are effective

- Tell the client immediately if respirable asbestos fibres exceed 0.01 fibres per milliliter of air

- Provide the results of any air monitoring or surface testing to the client.

- Carry out clearance inspections when asbestos removal work has been completed.

https://worksafe.govt.nz/topic-and-industry/asbestos/working-with-asbestos/asbestos-quick-guides-for-tradespeople/

https://worksafe.govt.nz/topic-and-industry/asbestos/working-with-asbestos/asbestos-quick-guides-for-tradespeople/

38

12.3 Definitions of asbestos-related and asbestos-removal work

Image: ACOP – Figure 2 Pg. 20

13 Maintenance

13.1 Visit https://www.maintainingmyhome.org.nz/maintenance-guides/maintenance-schedule/ for information helpful to creating a

maintenance schedule

13.2 Any plants in contact with the walls of the house should be cut back to provide at-least a 150mm distance for air-flow

14 Moisture Testing and Results 14.1 Non-invasive measures were used during this inspection, no areas of concern inside the dwelling were found, notwithstanding

where water staining was observed in the dining room and room off sunroom

https://www.maintainingmyhome.org.nz/maintenance-guides/maintenance-schedule/

39

14.2 Invasive moisture testing is the only means of determining the true extent of moisture in the timber framing particularly where high non-invasive readings occur.

14.3 The roof space moisture results were well within acceptable limits 14.4 The sub-floor timber showed elevated moisture levels, although not of high concern, installing a vapor barrier will reduce the

dampness

15 Borer 15.1 Only very minor borer holes were observed in the garage soffit timbers 15.2 There are seven species of borer in New Zealand. The most common is the Common House Borer. Signs that you may have

borer in your home timbers, doors or furniture include small (2-4mm) flight holes on the surface of the timber. Borer are attracted to untreated and damp timber.

16 Fire Safety 16.1 Visit https://fireandemergency.nz/at-home/ for useful information

https://fireandemergency.nz/at-home/

40

Glossary of Terms

° Degrees

Accessory Units Any area, usually with a specified purpose, whish is not part of the dwelling footprint,

but is intended to b used in conjunction with it, e.g. paths, external sheds or garages

Asbestos There are 6 types of Asbestos; chrysotile, amosite, crocidolite, tremolite, anthophyllite

and actinolite. Asbestos is a natural fibrous mineral (rock) that was commonly mined

from the ground. It was mixed with a wide range of different materials to provide

strength, fire proofing, insulation and many more properties.

Barge board Timber or meatal facings to end of roofline – also Fascia

Battens Part of the roof structure, fitted to trusses to form support for roofing material

Bearer Part of sub-floor framing, rests on piles, acts as support for joists

Fascia Timber or meatal facings to end of roofline – also Barge board

Flashings Term can be used to describe metal barge boards, but includes all – flat, or bent for

purpose – material fitted to prevent water ingress. Typically on roof, and around

windows and doors

Joist Part of sub-floor framing, rests on bearers, acts as support for flooring timber

Gully Trap An opening located against the foundation where waste water pipes from inside the

house exit and freely drain into the trap, which is connected to the sewer system

Lm Linea meter

Word Definition. Audit Ltd warrants that it-self and its inspector(s) have no interest, present or

contemplated, in the above named premises.

Minor Fault or Defect A matter which, in view of age, type or condition of the building, does not require

substantial repairs or urgent attention and can be rectified during normal maintenance

mm millimeter

NZS 4306:2005 New Zealand standard for residential property inspections, sets minimum standards

and qualifications for inspectors

Pile Concrete or wood, set into ground, acts as primary support for sub-floor framing,

typically through center of dwelling where a concrete ring foundation exists for

perimeter support

PVC Polyvinyl chloride – a common type of plastic used for building products

41

Safe and Reasonable Access Roof space: 450mm x 400mm opening, then 600mm x 600mm crawl space

Significant Fault A matter which requires substantial repairs, or urgent attention an rectification

Soffit Flat underside of overhanging roofline

TPC Tough Plastic Coating – In reference to modern electrical cable

Vapor Barrier Polythene plastic sheeting placed over exposed ground under floor and held down with

weights to prevent moisture rising from ground

Documents

389 Sample Avenue, Christchurch - Audit Inspections€¦ · 21/07/2018 0100186 0117 0158 001 A. Client 389 Sample Ave Single level , Residential House, 1940 – 1950 approx. 20/07/2018