STEAM LIMITED 0275 57 87 66 waterdamage me com www triplecheck kiwi IICRC CERTIFIED CONSULTING WATER DAMAGE TECHNICIANS 22 Chastudon Place The dwelling is a 5 bedroom two bathroom home with separate toilet and laundry it is designed for a growing family The master bedroom has its own ensuite bathroom and walk in wardrobe and all 5 bedrooms are large double rooms Based on a survey conducted in January 2016 I am enclosing the following report In my professional opinion the property represents a well maintained well built property without weather tightness issues All the readings taken indicate the cladding is working as designed The home is warm and dry and has been constructed to the standards required to meet all regulations at the time of build The dwelling is not a leaky home currently nor has it been one in the past With regular maintenance it will not become one in the future While there is evidence of moisture events in the past they are all testing dry currently It is always possible as we do not remove gib board carpets tiles etc that we can miss things things that are at this stage are only minor or formative
STEAM LIMITED  -  0275 57 87 66 waterdamage me.com www.triplecheck.kiwi     IICRC CERTIFIED CONSULTING WATER DAMAGE TECHNI...
But we compensate for this by taking environmental readings readings that help us by using building science to tell us whether there is hidden moisture present or temperature readings that indicate unseen symptoms of building failure If we think there is further investigation necessary we will tell you and we are competent to undertake these investigations ourselves There is no such thing as a no maintenance home and there is unlikely to be one developed in our lifetimes So remember maintenance of a dwelling in always needed Most defects found through general wear and tear are from deferred maintenance Roofs last about 25 years paint systems around 8 10 years joinery mitres open up with long term sun exposure and condensation can create damage in every area its allowed to occur The overall environmental readings taken indicate the home is a dry occupancy with moisture entry and exit balanced meaning the home is not hiding any hidden moisture within the building envelope These readings can vary from day to day but we could not see any other symptoms that indicate the house is carrying an abnormal moisture load For the age of the home the house is in a great condition it is spacious and warm It is a ne example of a home built at that time
But we compensate for this, by taking environmental readings, readings that help us by using building science, to tell us,...
There are some internal cracks caused by ground movement these are minor and of a cosmetic nature There is insulation in place in good condition for its age All of the building work seen would have been consented and passed inspection at time of build Certain regulations have changed to enhance building standards in the 2000 s but this home is not showing signs of cladding roo ng or internal decay from having been built to a prior code other than expected wear and tear Any wear and tear seen is expected for its age and if maintained as well into the future by its next owners as it has been by its current owners this home should not experience any undue premature problems All thermal images indicate there is no moisture entry Exterior cladding is in a good condition Most issues homes of this age have made from similar materials are to do with window joinery and ashings The cladding is brick at front ground level and PVC weatherboards on the higher level There are some building methods that would not be consented today that is where the cladding touches the ground But testing in these areas does not indicate any issues
There are some internal cracks caused by ground movement, these are minor and of a cosmetic nature.    There is insulation...
The internal wood may or may not be treated there is no way for us to con rm this either way The essential thing to understand with the concept of treated wood is that if the wood gets wet and stays wet it will rot and decay over time So the owner s key mission is to stop water entering the building provided that is done any discussion on the merits of treated wood in our experience is largely academic The patio deck area is in good condition and no issues were discovered There is off street parking Things to consider are Aluminium window joinery needs to remain unblocked this requires a clean out with either an air compressor or pipe cleaner every 6 months All internal plumbing is in good condition where seen Toilets and bathrooms are all in good condition but both showers are leaking at the sides this is a common occurrence in most showers these days after about 8 years the side seals begin to leak The cost of xing will between 80 to 450 a shower depending on style of x The kitchen and its ttings were all in good shape
The internal wood, may or may not be treated, there is no way for us to con   rm this either way.     The essential thing ...
Bedrooms and window sills are all in a good condition This home has been well looked after by its original owners New owners would be recommended to clean aluminium joinery and open the windows to allow exit of moisture vapour Shower domes would be recommended All the installation of a positive input ventilation system would be recommended Summary The house is not a leaky home It is performing as expected for a home of its age All readings taken indicate the home is a dry occupancy with vapor uctuations in all rooms being recorded at less than 4 kpa difference The home has been well built there is nothing discovered to stop a willing buyer and willing seller concluding a transaction Mike Winton Steam Ltd IICRC Certi ed Water Damage Technician 144810
Bedrooms and window sills are all in a good condition.    This home has been well looked after by its original owners.   N...
2016 Pre purchase 0384
2016  Pre purchase 0384
Pre Purchase Inspection conducted for 22 Chastudon place Tawa Document No 0384 Audit Title Pre purchase Conducted on 29 01 2016 03 30 PM Prepared by Mike Winton Mike Winton
Pre Purchase Inspection conducted for  22 Chastudon place Tawa  Document No. 0384 Audit Title Pre purchase Conducted on 29...
Disclaimer The inspector believes the information contained within this home inspection report to be correct at the time of inspection The inspector does not accept responsibility for any consequences arising from the use of the information herein The report is based on matters which were observed or came to the attention of the inspector during the day of the assessment and should not be relied upon as an exhaustive record of all possible risks or hazards that may exist or potential improvements that can be made Triplecheck Home Inspections are the building inspection division of Steam Limited Mike Winton your inspector is an internationally certi ed IICRC water damage remediation technician and an Internachi certi ed home inspector with over 20 years of experience in the insurance industry Triplechecks terms and conditions can be found online at www triplecheck kiwi Contact us on 04 974 4528 www triplecheck kiwi Con dentiality Statement In order to maintain the integrity and credibility of the inspection processes and to protect the parties involved it is understood that the inspector will not divulge to unauthorized persons any information obtained during this inspection unless legally obligated to do so 0384 Pre purchase 3
Disclaimer The inspector believes the information contained within this home inspection report to be correct at the time o...
Table of Contents PRE PURCHASE INSPECTION Disclaimer Con dentiality Statement OVERVIEW AUDIT Building Category RISK MATRIX FOUNDATIONS AND SUBFLOOR CLADDINGS ROOF EXTERNAL PROPERTY ROOMS BATHROOM ENSUITES AND TOILETS LAUNDRY KITCHEN CEILING SPACE MOISTURE THERMAL IMAGING PURCHASING THE HOME RECOMMENDATIONS TO THE VENDOR YOUR MONOCLAD HOME MEDIA 2 3 3 5 6 6 8 9 10 11 12 13 19 21 22 23 24 26 27 28 29 31 0384 Pre purchase 4
Table of Contents PRE PURCHASE INSPECTION Disclaimer Con   dentiality Statement OVERVIEW AUDIT Building Category RISK MATR...
Overview Question Response The home is in good condition Yes The paint system is in good condition Yes The cladding is in good condition Yes There was no evidence of plumbing failure no Thermal Imaging did not discover any active roof leaks no There is no major expenditure required to bring it up to standard no The inspector did not nd anything to advice against the purchase of the property no 0384 Pre purchase 5
Overview Question  Response  The home is in good condition   Yes  The paint system is in good condition   Yes  The claddin...
Audit Question Response This inspection is an inspection of areas we could see and reach We have used thermal imaging to inspect areas not able to be observed by normal eyesight and we have taken environmental readings to assess the internal areas for moisture content Without accessing the roof and observing every nail seam and ashing or accessing the attic space and removing all the insulation it leaves us making general conclusions in these areas we do this by looking for failures and anomalies in the ceilings below If we detect failures from below we will access these areas to investigate in depth if not we conclude these areas or systems are working as designed Roofs have a 20 25 practical working life so if the dwelling is approaching this age you should plan for painting remedial work or replacing to be done The same with insulation overtime it degrades and becomes less e cient Aluminium joinery needs the condensation holes to be cleaned six monthly otherwise this moisture will exit inside the wall cavity We call this a leaky joinery issue and not cladding failure If your inspected home had a roof windows and doors it means it can leak And it will do sometime in the future if maintenance is not done or delayed No cladding system is failure proof All cladding systems can fail it largely depends on how good it was built originally regular painting or sealing of the walls and if you have looked after your joinery One system is not better than another without regular maintenance they will all fail Do not assume your home is more or less at risk Prudent owners maintain their homes Building Category Framing Type Known wood Cladding Type Known Weatherboard Appendix 1 Appendix 2 Appendix 3 Appendix 4 Appendix 5 Appendix 6 Appendix 7 Foundation Type Known 0384 Pre purchase concrete pad 6
Audit Question  Response  This inspection is an inspection of areas, we could see and reach. We have used thermal imaging ...
Question Joinery Type Known Appendix 8 Aluminium Appendix 9 Roo ng Type Known Appendix 10 Response long run steel Appendix 11 Glazing type known single glazed How was the home Inspected FLIR C2 Thermal Camera Extech M295 Sensor and Hygrometer HD GOPRO to record the external walls and interior rooms Relevant Background Experience of Inspector IICRC Certi ed Water Damage Technician Consulting Water Damage Technician 0384 Pre purchase 7
Question Joinery Type Known  Appendix 8  Aluminium  Appendix 9  Roo   ng Type Known  Appendix 10  Response  long run steel...
Risk Matrix Question Response Providing shelter from the weather is one of a building s primary functions In recent times the advent of more complex buildings new materials and systems and di erent construction practices mean it is even more important for buildings to be properly designed to ensure they remain weather tight throughout their lives From early 2000 there has been a growing body of evidence pointing to common weather tightness problems associated with certain design features These include at roofs complex building shapes and junctions parapets narrow or no eaves monolithic cladding s sealed decks built in balconies and inadequate ashing s around windows and doors To discuss these risks a risk matrix has been devised to compare new builds and existing houses against In relation to that Matrix this how I have graded the inspected house Wind zone Number of storeys high two storeys Envelope Complexity Simple rectangular L T or boomerang shape with single cladding type Eaves Width 451 600 mm for single storey or over 600 mm for two storey Deck Design none or timber slat on ground Roof Design Roof to wall intersection fully protected eg hip and gable roof with eaves Now we have a weighting that follows the guidelines of risk elements as identi ed by MBIE This does mean your house will fail or is failing it suggests the risk your home faces In our opinion it comes down to who built your home and if they did a good job 0 to 6 means safe 7 to 12 means medium risk 13 to 20 means high risk over 20 means very high risk Again the actual risk depends on how the home is actually constructed and more importantly who built it This dwellings risk is Medium risk 0384 Pre purchase 8
Risk Matrix Question  Response  Providing shelter from the weather is one of a building   s primary functions. In recent t...
Foundations and Sub oor Question Response Slab on ground Yes Damp Proof Membrane Sighted No Sub oor Covered by polythene N A Meets ground clearance height regulations Under oor Insulation present 0384 Pre purchase Yes compliant at time of build prior to 2004 regulations N A 9
Foundations and Sub   oor Question  Response  Slab on ground   Yes  Damp Proof Membrane Sighted   No  Sub    oor Covered b...
Claddings Question Is the cladding ground junction suitable This is the distance between the bottom of the cladding and the ground Scribing visible is in good condition Appendix 12 Response Yes compliant at time of build prior to 2004 regulations N A Appendix 13 Flashings visible are in good condition What condition is the cladding in Yes Good condition PVC and brick is hardworking and hard wearing The cladding is touching the ground in places but no adverse e ects recorded photographic evidence 0384 Pre purchase 10
Claddings Question Is the cladding   ground junction suitable  This is the distance between the bottom of the cladding and...
Roof Question Response Inspecting the roof is done to observe blocked guttering growth of lichen and algae and leaks into the interior We do not walk on your roof to inspect Depending on how old the roof is you can either assume it is in good condition if it is new and if it is older and there are leaks detected you would be recommended to commission a roofer to inspect the roof We will however be able to tell you if we discover evidence of leaks and roo ng failure No Moss and Algae was seen growing on roof some minor growth present Spray with sodium hypochlorite annually to remove growth Thermal Imaging of roof does not show any evidence of moisture entry Safe Roof inspected From Ground Internally with Thermal Imaging Guttering seen is Down pipes sealed into storm water drains 0384 Pre purchase 11
Roof Question  Response  Inspecting the roof, is done, to observe blocked guttering, growth of lichen and algae, and leaks...
External Property Question Driveway present Response Shared Retaining walls in good condition Fences Yes In good condition Paths Good condition Site exposure southerly No evidence of rodent habitation Safe No evidence of bird habitation Safe No evidence of borer seen Safe Appendix 14 0384 Pre purchase Appendix 15 12
External Property Question Driveway present   Response Shared  Retaining walls in good condition  Fences  Yes In good cond...
Rooms Question Response room 1 garage Flooring is in acceptable condition for age Single Glazed Windows Power switches working External Access from this room Veri able data Appendix 16 Appendix 17 Appendix 18 room 2 entry Tiles Flooring is in acceptable condition for age Single Glazed Windows Power switches working Light switches are working In built storage present Veri able data 0384 Pre purchase 13
Rooms Question  Response  room 1 garage Flooring is in acceptable condition for age Single Glazed Windows Power switches w...
Appendix 19 Appendix 20 room 3 First lower bedroom o hall Carpet Flooring is in acceptable condition for age Single Glazed Windows Indications of blocked weep holes in aluminium joinery Power switches working Light switches are working Power outlets have tested positive In built storage present Window latches in good condition Veri able data Appendix 21 Appendix 22 Appendix 23 Appendix 24 Appendix 25 Appendix 26 room 4 Bedroom to left of hall Carpet 0384 Pre purchase 14
Appendix 19  Appendix 20  room 3 First lower bedroom o    hall Carpet Flooring is in acceptable condition for age Single G...
Question Response Flooring is in acceptable condition for age Single Glazed Windows Indications of blocked weep holes in aluminium joinery Power switches working Light switches are working In built storage present Window latches in good condition Veri able data Appendix 27 Appendix 28 Appendix 29 Appendix 30 Appendix 31 Appendix 32 Appendix 33 room 5 Bedroom at end of hall right side Carpet Flooring is in acceptable condition for age Single Glazed Windows Mold on back of curtains 0384 Pre purchase 15
Question  Response  Flooring is in acceptable condition for age Single Glazed Windows Indications of blocked weep holes in...
Question Response Indications of blocked weep holes in aluminium joinery Power switches working Light switches are working Power outlets have tested positive In built storage present Window latches in good condition Veri able data Appendix 34 Appendix 35 Appendix 36 Appendix 37 Appendix 38 Appendix 39 room 6 Living dining stairwell Carpet Flooring is in acceptable condition for age Single Glazed Windows Mold on back of curtains Indications of blocked weep holes in aluminium joinery Power switches working Condensation damage on window sills Light switches are working Power outlets have tested positive 0384 Pre purchase 16
Question  Response  Indications of blocked weep holes in aluminium joinery Power switches working Light switches are worki...
Question Response Window latches in good condition Veri able data Appendix 40 Appendix 41 Appendix 42 Appendix 43 Appendix 44 Appendix 45 Appendix 46 Appendix 47 Appendix 48 Appendix 49 Appendix 50 Appendix 51 Appendix 52 Appendix 53 Appendix 54 Appendix 55 Appendix 56 Appendix 57 Appendix 58 Appendix 59 Appendix 60 Appendix 61 Appendix 62 Appendix 63 Appendix 64 Appendix 65 Appendix 66 room 7 Masterbedroom Carpet Flooring is in acceptable condition for age 0384 Pre purchase 17
Question  Response  Window latches in good condition Veri   able data  Appendix 40  Appendix 41  Appendix 42  Appendix 43 ...
Question Response Single Glazed Windows Indications of blocked weep holes in aluminium joinery Power switches working Light switches are working Power outlets have tested positive In built storage present Veri able data Appendix 67 Appendix 68 Appendix 69 Appendix 70 Appendix 71 Appendix 72 Appendix 73 0384 Pre purchase 18
Question  Response  Single Glazed Windows Indications of blocked weep holes in aluminium joinery Power switches working Li...
Bathroom Ensuites and Toilets Question Response wet areas 1 Lower bathroom What is present toilet vanity bath shower heated towel rail Ventilation System expel air Plumbing is PVC Piping Is Mold visible and present Safe Wall Coverings are painted wall Wall Conditions are good condition Moisture Content levels are Safe Flooring is Vinyl Appendix 74 Appendix 75 Appendix 76 Appendix 77 Appendix 78 Appendix 79 Appendix 80 Appendix 81 Appendix 82 Appendix 83 Appendix 84 Appendix 85 Appendix 86 Appendix 87 Appendix 88 Appendix 89 wet areas 2 0384 Pre purchase 19
Bathroom, Ensuites and Toilets Question  Response  wet areas 1 Lower bathroom What is present  toilet, vanity, bath , show...
Question Response Upper bathroom What is present Ventilation System Plumbing is Appendix 90 Appendix 91 Appendix 92 Appendix 93 Appendix 94 Appendix 95 Appendix 96 Appendix 97 Appendix 98 Appendix 99 Appendix 100 Appendix 101 0384 Pre purchase 20
Question  Response Upper bathroom  What is present Ventilation System Plumbing is  Appendix 90  Appendix 91  Appendix 92  ...
Laundry Question Response Plumbing is in good condition no evidence of leaks Yes Dryer is present Yes Is dryer vented externally No Appendix 102 0384 Pre purchase 21
Laundry Question  Response  Plumbing is in good condition, no evidence of leaks   Yes  Dryer is present  Yes  Is dryer ven...
Kitchen Question Response Wall Coverings are painted wall Wall condition is normal wear and tear Flooring is Tiles Flooring Condition is good condition Cooking tools are Cooking smells oils and steam are handled by Window conditions Appendix 103 0384 Pre purchase good condition Appendix 104 Appendix 105 Appendix 106 Appendix 107 22
Kitchen Question  Response  Wall Coverings are   painted wall  Wall condition is   normal wear and tear  Flooring is   Til...
Ceiling Space Question Response We will inspect the attic space if it is easily accessible With our thermal imaging we can discover leaks and the e ectiveness of insulation or the lack of insulation without having to enter the attic crawl space To inspect an attic physically can cause damage to the dwelling and move insulation around and create issues with material covering down lights and by accidentally putting our feet through the ceiling Naturally we do not wish to have this happen to your dwelling Attic space inspected by thermal imaging in rooms below Header tank was able to be seen N A Seismic Restraints seen on tanks in attic N A 0384 Pre purchase 23
Ceiling Space Question  Response  We will inspect the attic space if it is easily accessible. With our thermal imaging we ...
Moisture Question Response The inspection was carried out with a FLIR Thermal Camera and at least 2 Moisture sensors and one hygrometer to measure temperature relative humidity and vapor pressure From these readings we can determine the dew point condensation levels and whether the home is a wet moist or dry occupancy These readings help us determine what the moisture content for the house should be and if on the day we tested it is higher or lower than the expected level the readings tell us we should nd We will conduct a low level invasive probe up to 10 mm s deep and a non invasive probe up to 20 mm s deep and this should allow us to ascertain if the home is currently wet or damp But if we want to know the moisture content of the internal framing timber in the walls or roof we will need to conduct additional testing for you This is also the case for detecting dry rot Needless to say we will tell you if we suspect further testing is required based on the results we did record today Everything being equal readings below 18 moisture content are safe readings over 20 are of concern if they are recorded in pine wood but can be acceptable if recorded in native timber Our sensors are set up for testing pine No hidden leaks detected in ceilings or walls No plumbing leaks were detected No evidence of historical leaks were detected Areas where we saw historical leaks were tested and were testing dry There are blocked weep holes in this dwelling Clean them and the moisture content will return to normal Environmental readings indicate the home is a dry occupancy where moisture in is balanced by moisture out New occupants can change these environmental readings depending on how they live number of people etc Would we say this dwelling is not a leaky home on the date of inspection With a leaky home meaning a systemic failure of cladding across the dwelling Yes Can we say this dwelling shows no current evidence of being a leaky home in the past Yes With the testing methods used in today s test can we detect dry rot No Did we test for moisture content inside the framing timber close to the cladding No 0384 Pre purchase 24
Moisture Question  Response  The inspection was carried out with a FLIR Thermal Camera, and at least 2 Moisture sensors an...
Question Based on the relative moisture meter 20mms deep and pin probes 10mm deep can we determine the moisture content at deeper levels in the wood Response No To test for moisture content at the cladding side we would need to drill invasively into the skirting gin board and framing timber to an approximate 10 cm depth to take accurate moisture content readings If we felt this was needed we would tell you We would be looking for symptoms such as wet gib deformed skirting a mould smell failing paint and high non invasive readings before we would recommend these actions 0384 Pre purchase 25
Question Based on the relative moisture meter 20mms deep, and pin probes 10mm deep, can we determine the moisture content ...
Thermal Imaging Question Response Thermal Imaging is a tool that allows an inspector to scan a property in areas that we can not reach easily I e tall walls ceilings architectural features roofs etc The thermal imaging camera can not see through walls or detect moisture but they do measure heat An experienced thermograph can then view these images and draw conclusions on how the property is performing Areas of interest can then be inspected by specialist moisture tools to reach accurate conclusions Thermal Images will only be shown in this report if there are issues of concern to highlight All images taken internally 0384 Pre purchase 26
Thermal Imaging Question  Response  Thermal Imaging is a tool that allows an inspector to scan a property in areas that we...
Purchasing the home Question Response Are there any major expenses we feel need to be met to buy this home Would you be expecting to spend more than 1 000 getting the home into shape no Are there any minor expenditure we feel need to be met to buy this home Would you be expecting to spend more than 400 1000 getting the home into shape no Do we have any reservations about this home 0384 Pre purchase no it is in good condition 27
Purchasing the home Question  Response  Are there any major expenses, we feel need to be met to buy this home  Would you b...
Recommendations Question Response Clean the aluminium joinery with a pipe cleaner or paper clip this will unblock them and reduce moisture content Open up the windows to help lower the internal moisture levels This house could bene t from the installation of shower domes They will reduce condensation substantially There is some touch up painting to do to barge boards There are some damaged bre cement panels Both of the above are non critical but worthwhile to get up to date There are some higher moisture content readings seen but nothing to indicate any water entry or damage I suspect the current owners keep the place well closed up Showers need to be resealed Joinery needs to be cleaned 0384 Pre purchase 28
Recommendations Question  Response  Clean the aluminium joinery, with a pipe cleaner or paper clip, this will unblock them...
Media Appendix 1 Appendix 3 0384 Pre purchase Appendix 2 Appendix 4 31
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