Building Inspection

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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 certified IICRC water damage remediation technician, and an Internachi certified 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 8890770 Confidentiality 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. 000090 building inspection -2-
Disclaimer The inspector believes the information contained within this home inspection report to be correct at the time o...
STEAM LIMITED - 0275 57 87 66 waterdamage@me.com www.triplecheck.kiwi ! IICRC CERTIFIED CONSULTING WATER DAMAGE TECHNICIANS ! ! 79 Calcutta Street ! Based on a survey conducted in October 2015, we are enclosing the following report. ! In my professional opinion the property represents a well maintained, well built property, without any 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. ! ! 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. ! 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. !
STEAM LIMITED  -  0275 57 87 66 waterdamage me.com www.triplecheck.kiwi     IICRC CERTIFIED CONSULTING WATER DAMAGE TECHNI...
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 "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 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 fine example of a home built at that time. There are some cracks in the internal walls caused by ground movement as would be expected of a house of its age, but these are minor and of a cosmetic nature. !
If we think there is further investigation necessary, we will tell you, and we are competent to undertake these investigat...
There is some delamination in the cover material over the lockwood cladding system, at present, this is of cosmetic nature and the integrity of the timber below is still safe and protected. ! A new owner could look to replacing these boards if they wanted, but at present there is no building need to do so. Readings taken behind those boards indicate the cladding system performance is working as designed. ! And that's largely the beauty of a Lockwood home, they are bullet proof to a large degree, and the ideal construction method for an earthquake zone, as previous experience has shown us at multiple locations. ! Maintain the roof system, stop flashings from failing, and you have a house that will go strongly on into the future. Having owned one myself, I have had the opportunity to inspect their performance first hand in multiple conditions. ! This home is approximately 40 years old, and is performing very well, while certain finishing elements have changed over the years, this home is performing as designed and will do so into the future. ! This home provides fine views, and consequently is in a high wind zone, its Lockwood design is perfect to content with this. Keep flashings and rubber seals in good condition and you can expect this home to sail through its next 40 years. ! All of the building work seen would have been consented and passed inspection at time of build.
There is some delamination in the cover material over the lockwood cladding system, at present, this is of cosmetic nature...
Certain regulations have changed to enhance building in the 2000's, but this home is not showing signs of cladding, roofing or internal decay, from having been built to a prior code. ! 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. ! The equilibrium moisture content for this home is calculated to be between 9% - 15% moisture content, the verifiable data included within shows that the house is within the expected range. ! Fixtures and fittings are all in an good condition, and of a similar or superior level to similar homes of its age. ! There is off street parking, and a side parking area ! The outdoor area is in good condition. ! Summary ! The house is not a leaky home. ! All readings taken indicate the home is a dry occupancy with vapor fluctuations 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. ! !
Certain regulations have changed to enhance building in the 2000 s, but this home is not showing signs of cladding, roo   ...
I would consider: ! 1. adding Positive Input Ventilation if desired 2. redesigning the kitchen when appropriate to bring to modern standards. 3. planning for new carpet to be installed in the master bedroom ! I am available to discuss any issues at any time. ! Mike Winton! Steam Ltd. IICRC Certified Water Damage Technician #144810
I would consider      1. adding Positive Input Ventilation if desired 2. redesigning the kitchen when appropriate to bring...
Inspection 79cal 79 Calcutta Street Khandallah Created: 24/10/2015 Last Updated: 31/10/2015 Prepared for: Vendor 149 93% 0 TESTS COMPLETED OVERALL SCORE ACTIONS REQUIRED RESPONSIBLE PERSON Unassigned ACTIONS ASSIGNED 0 (0%) Prepared by Steam Limited 04 889 0770 www.triplecheck.kiwi Auditor: Mike Winton BCA WDRT CCT MRS IICRC Certified / Internachi Certified Home Inspector
Inspection 79cal 79 Calcutta Street Khandallah Created  24 10 2015 Last Updated  31 10 2015 Prepared for  Vendor  149  93 ...
RESULT SUMMARY 1.1 The house is not a leaky home? Pass 1.2 The house has not been a leaky home in the past? Pass 1.3 The house in not indicating that it could become a leaky home in the future? Pass 1.4 There is no major remedial work that requires to be done to bring it up to a liveable standard. $1,000 plus in estimated work required Pass 1.5 There is no minor remedial work required to bring it up to liveable standards. $150 to $999 Pass 1.6 There is no owner managed minor repairs to be done? Under $150 Pass 1.7 There are moisture readings indicating the aluminium joinery needs to be cleaned. With a pipe cleaner in the condensation exit holes on the left and right sides of the windows and doors. Once cleaned and flowing freely the surrounding areas should dry to normal within 90 days. N/A 1.8 The claddings facing into the north are carrying higher moisture readings due to constant hydrostatic pressure - moisture vapour. This is normal and to be expected. N/A 1.9 The claddings facing into the south are carrying higher moisture readings due to constant hydrostatic pressure - moisture vapour. This is normal and to be expected. N/A 1.10 There is minor painting work that the owner can undertake. N/A 1.11 The paint system is in good condition Pass 1.12 There is no major work required to make the house reach liveable conditions with regards to moisture, mould or water entry. Pass 1.13 There are no water issues found that require professional drying services. Pass 1.14 There are no water issues found that require immediate cladding system maintenance painting, water barriers, roofers on site. Pass 1.15 The client can expect that all leaks and moisture issues of significant size will be found these are issues that would / will have an impact on the house. Tiny leaks, pinhole, beginning roof leaks, plumbing leaks inside the walls may not be found at the time of the survey. Pass 1.16 The home can be purchased without any expectation of major capital expenditure in regards to moisture issues. Pass COMMENTS
RESULT  SUMMARY 1.1 The house is not a leaky home   Pass  1.2 The house has not been a leaky home in the past   Pass  1.3 ...
1.17 Tests done comprise: visual inspection, non invasive moisture meter survey of doors, walls and windows, thermal imaging of entire interior, minor invasive moisture survey in areas indicated by thermal imaging and non invasive moisture survey. Thermal imaging of ceilings. Testing of attic space and basement if above indicative results indicate moisture issues require inspection. Checked all water areas externally - bathroom, kitchen, laundry. These tests will find most active water events that are currently wet. These tests should find any roof leaks that are active and wet. Internal basement leaks under the house will be unlikely to be found unless water is leaking outside of the foundations. $550 + gst. Pass 1.18 There was no testing undertaken for dry rot. Pass 1.19 There was no invasive drilling into the baseplates to check moisture content against cladding. Pass 1.20 The home is a dry occupancy on date of inspection, meaning there was less than 2kpa difference in vapor pressure. Pass 1.21 Thermal imaging was utilised in preparing this report. Pass 1.22 Environmental readings were taken and recorded in all rooms. Pass 1.23 The attic space and roof was checked for leaks by thermal imaging scans of the ceilings below. Pass 1.24 The MBIE risk matrix would be very high for this home based on its location and design features. N/A 1.25 The MBIE risk matrix would be high for this home based on its location and design features. Pass 1.26 The MBIE risk matrix would be medium risk for this home based on its location and design features. N/A 1.27 The MBIE risk matrix would be low risk based on its location and design features. N/A 1.28 The cladding used is: Pass Lockwood system Original condition Vinyl over wood Some delamination evident Cosmetic issue at present No signs of moisture entry found 1.29 The framing used is: Pass Wood 1.30 The roof materials are: Pass Steel Painted Original Well maintained 1.31 The foundation style is: Pass Concrete pad 1.32 There is a basement: N/A 1.33 There was underfloor insulation seen? N/A 1.34 There is an attic space? N/A 1.35 There is a driveway? Pass 1.36 The driveway is in good condition? Pass
1.17 Tests done comprise  visual inspection, non invasive moisture meter survey of doors, walls and windows, thermal imagi...
EXTERNAL WALLS, EXTERNAL WINDOWS, EXTERNAL ENTRIES 2.1 Entry is watertight. Pass 2.2 Windows in good condition Pass 2.3 Cladding is in good condition Pass 2.4 Penetrations are well sealed Pass 2.5 Eaves protect top of walls Fail 2.6 Pathways are well sealed Pass 2.7 Organic material is not against the building Pass 2.8 Wall cladding is 200 mm's above ground level Pass 2.9 Paint / plaster in good condition N/A 2.10 No evidence of water damage Pass 2.11 No high moisture levels detected Pass 2.12 Doors are in good condition Pass 2.13 Window sills in good condition Pass 2.14 Door jambs in good condition Pass 2.15 No gaps found Pass 2.16 No decking hard against the cladding Fail 2.17 Foundations are in good condition Pass 2.18 Foundations when seen are in good condition Pass ROOF / BALCONIES 3.1 Can roof be easily accessed Pass 3.2 Visual inspection shows roof is in good condition Pass 3.3 Roof paint is in good condition Pass 3.4 Gutters are unblocked Pass 3.5 Roof is free from mould or algae Pass 3.6 Balconies are in good condition N/A 3.7 Balcony walking surface is in good condition N/A 3.8 Eaves are in good condition N/A 3.9 Roof penetrations are in good condition Pass 3.10 Weather proofing around penetrations appears in good condition Pass 3.11 Thermal imaging does not show any obvious holes or leaks in roof Pass 3.12 Balcony penetrations are in good condition N/A Decks against cladding on first floor level Been this way since built No issues discovered Met all regulations at time of construction
EXTERNAL WALLS, EXTERNAL WINDOWS, EXTERNAL ENTRIES 2.1 Entry is watertight.  Pass  2.2 Windows in good condition  Pass  2....
3.13 Balcony penetrations are weather tight N/A ENTRY / FOYER 4.1 Door is in good condition Pass 4.2 Moisture levels around door are acceptable Pass 4.3 No breaks in door glass Pass 4.4 Sealant around Windows' is in good condition Pass 4.5 No missing insulation present Pass 4.6 No evidence of water damage Pass 4.7 Floor moisture levels are acceptable Pass HALLWAYS 5.1 No evidence of previous moisture damage Pass 5.2 Walls and ceilings show no evidence of moisture issues Pass 5.3 Readings taken backing onto kitchen, laundry or bathrooms show no indication of moisture issues. Pass KITCHEN 6.1 Kitchen windows show no high moisture readings Pass 6.2 Kitchen window sills are in good condition with no moisture issues Pass 6.3 No mould present Pass 6.4 No mould smells evident Pass 6.5 Beneath sink shows no signs of moisture issues Pass 6.6 Kitchen floor has no cracks in the vinyl Pass 6.7 Floor skirting is not swollen or cracked Pass 6.8 No high moisture readings around dishwasher at floor level Pass 6.9 Visible pipes are not leaking Pass 6.10 There is an extractor fan present and working Pass 6.11 Tap ware is not leaking Pass 6.12 Moisture level around the refrigerator / freezer is acceptable Pass DINING ROOM 7.1 No evidence of water damage in the floor, walls or ceiling Pass 7.2 Any vinyl present is not cracked or broken N/A 7.3 Skirting is not damaged Pass
3.13 Balcony penetrations are weather tight  N A  ENTRY   FOYER 4.1 Door is in good condition  Pass  4.2 Moisture levels a...
7.4 No evidence of missing insulation in the ceiling Pass 7.5 Windows are in good condition with acceptable moisture levels Pass 7.6 Window joinery is in good condition Pass 7.7 No mould present Pass 7.8 No mould smell present Pass LIVING ROOM 8.1 No evidence of water damage in the floor, walls or ceiling Pass 8.2 Any vinyl present is not cracked or broken N/A 8.3 Skirting is not damaged Pass 8.4 No evidence of missing insulation in the ceiling Pass 8.5 Windows are in good condition with acceptable moisture levels Pass 8.6 Window joinery is in good condition Pass 8.7 No mould present Pass 8.8 No mould smell evident Pass BATHROOMS / TOILETS 9.1 Any vinyl present is not cracked or broken Pass 9.2 Any tiles present are not broken or cracked Pass 9.3 Extractor fans present and working N/A 9.4 No swollen MDF skirtings / MDF cabinetry Pass 9.5 Moisture level around toilets are acceptable Pass 9.6 Moisture levels around cisterns are acceptable Pass 9.7 Moisture levels around front of showers are acceptable Pass 9.8 Moisture level around front of bath is acceptable Pass 9.9 Sealant around baths and showers appears to be working as designed Pass 9.10 Window sills are in good condition Pass 9.11 Window joinery is in good condition Pass 9.12 Moisture level around windows is acceptable Pass 9.13 Design of rooms allow moisture to easily escape Pass 9.14 Tap ware in good condition Pass 9.15 Shower rose in good condition Pass 9.16 No mould present Pass
7.4 No evidence of missing insulation in the ceiling  Pass  7.5 Windows are in good condition with acceptable moisture lev...
9.17 No mould smell present Pass 9.18 Sealant around top of bath area tiles is in good condition Pass 9.19 Sealant around wash basins and furniture is working well Pass LAUNDRY / GARAGE 10.1 Laundry sinks sealed at wall N/A 10.2 Moisture levels around sinks is acceptable Pass 10.3 Moisture level at floor level is acceptable Pass 10.4 No evidence of swollen MDF Pass 10.5 Visible plumbing is in good condition Pass 10.6 Windows are in good condition Pass 10.7 Window sills are in good condition Pass 10.8 Moisture level around windows is acceptable Pass 10.9 Moisture level around door is acceptable Pass 10.10 No evidence of leaking around washing machine Pass 10.11 Moisture levels around washing machines are acceptable Pass 10.12 Clothes dryer present Pass 10.13 Clothes dryer has an exhaust that is plumbed externally or reaches to the outside N/A 10.14 Garage doors keeps out the moisture and rain Pass 10.15 No mould or mould smell present Pass 10.16 no cracked flooring around washing machines or sinks Pass BEDROOMS 11.1 No missing insulation in ceiling Pass 11.2 Windows in good condition Pass 11.3 Window sills in good condition Pass 11.4 No high moisture levels around windows Pass 11.5 No swollen skirtings Pass 11.6 No deformed gib board walls Pass 11.7 No water stains on carpets Pass 11.8 Acceptable moisture levels in floor Pass 11.9 No water marks in ceiling Pass 11.10 No evidence of prior water damage Pass One high reading in garage Due to single pane glass condensation Not an issue over 40 years Self balancing
9.17 No mould smell present  Pass  9.18 Sealant around top of bath area tiles is in good condition  Pass  9.19 Sealant aro...
11.11 No mould present No mould smells present Pass 11.12 Single glazed windows Pass 11.13 Double glazed windows N/A 11.14 No cracks in wallpaper or plaster Pass 11.15 External doors are well sealed Pass 11.16 Moisture levels around doors are acceptable Pass DVS / HRV / HEATING 12.1 Central heating present Pass 12.2 DVS present N/A 12.3 HRV present N/A 12.4 Gas heating present N/A 12.5 Wood fire present N/A DESIGN RISKS 13.1 Monolithic cladding is highlighted as a design risk under the MBIE risk matrix, is it present? N/A 13.2 Decks tight against the cladding are a design risk, are they present? Pass 13.3 Parapet walls are a design risk, are they present? N/A 13.4 Enclosed balconies are a design risk, are they present? N/A 13.5 Skylights are a design risk, are they present? N/A 13.6 Balustrades with a lack of fall for water to run off of are a design risk, are they present? N/A 13.7 Balustrades top fixed into a deck are a design risk, are they present? N/A 13.8 Gutter pipes face fixed into the cladding without a sealant to help absorb wind movement are a design risk, are they present? N/A 13.9 Lack of eaves is a design risk, is this a feature of the house? Pass 13.10 Aluminium joinery after about 8 years is susceptible to having the rubbers shrink and mitres open. Is this joinery older than age? Is there evidence of mitres opening or rubbers shrinking. Pass 13.11 Showers after 8 years often develop leaks, where the internal sealant fails on the left and right hand sides of the showers. Could this be possible at this dwelling? Pass 13.12 Showers add a huge amount of moisture into the environment each time they are used. Shower domes can prevent this from happening, would it be recommended to add this feature to this homes showers? Pass
11.11 No mould present No mould smells present  Pass  11.12 Single glazed windows  Pass  11.13 Double glazed windows  N A ...
1 Well constructed deck side fixed hand rails Painted 2 Garden shed Well painted Fences in good condition Page 2 of 81
1 Well constructed deck side    xed hand rails Painted  2 Garden shed Well painted Fences in good condition  Page 2 of 81 ...
3 Trees can be pruned back from house Minor touch up to end of barge board required 4 Deck and fences in good condition Page 3 of 81
3 Trees can be pruned back from house Minor touch up to end of barge board required  4 Deck and fences in good condition  ...
5 Sheltered outdoor area on northern side of home 6 Brick steps down to lower garden area Good condition Page 4 of 81
5 Sheltered outdoor area on northern side of home  6 Brick steps down to lower garden area Good condition  Page 4 of 81
7 Brick facade around lower level of home on street side Good condition No issues discovered 8 Mortar and fixings in good condition Page 5 of 81
7 Brick facade around lower level of home on street side Good condition No issues discovered  8 Mortar and    xings in goo...
9 Front door Protected from southerly Good condition 10 Fire alarm Page 6 of 81
9 Front door Protected from southerly Good condition  10 Fire alarm  Page 6 of 81
11 Vapor pressure Kitchen 12 Vapor pressure Page 7 of 81
11 Vapor pressure Kitchen  12 Vapor pressure  Page 7 of 81
13 Vapor pressure Kitchen 14 Tile condition good Kitchen Page 8 of 81
13 Vapor pressure Kitchen  14 Tile condition good Kitchen  Page 8 of 81
15 Extractor present Kitchen 16 Moisture content acceptable Page 9 of 81
15 Extractor present Kitchen  16 Moisture content acceptable  Page 9 of 81
17 Moisture content acceptable 18 Floor moisture content acceptable Kitchen Page 10 of 81
17 Moisture content acceptable  18 Floor moisture content acceptable Kitchen  Page 10 of 81
19 Waste master 20 Floor moisture content acceptable Page 11 of 81
19 Waste master  20 Floor moisture content acceptable  Page 11 of 81
21 Bosch dish washer 22 Electric oven Page 12 of 81
21 Bosch dish washer  22 Electric oven  Page 12 of 81
23 Gas stove top 24 Moisture content acceptable Page 13 of 81
23 Gas stove top  24 Moisture content acceptable  Page 13 of 81
25 Moisture content acceptable 26 Moisture content acceptable Page 14 of 81
25 Moisture content acceptable  26 Moisture content acceptable  Page 14 of 81
27 Moisture content acceptable 28 Moisture content acceptable kitchen Page 15 of 81
27 Moisture content acceptable  28 Moisture content acceptable kitchen  Page 15 of 81
29 Moisture content acceptable Dining 30 Moisture content acceptable Dining Page 16 of 81
29 Moisture content acceptable Dining  30 Moisture content acceptable Dining  Page 16 of 81
32 Moisture content acceptable Dining 33 Moisture content acceptable Dining Page 17 of 81
32 Moisture content acceptable Dining  33 Moisture content acceptable Dining  Page 17 of 81
35 Moisture content acceptable Shower 36 Moisture content acceptable Shower Page 18 of 81
35 Moisture content acceptable Shower  36 Moisture content acceptable Shower  Page 18 of 81
37 Moisture content acceptable Shower 38 Moisture content acceptable Shower Page 19 of 81
37 Moisture content acceptable Shower  38 Moisture content acceptable Shower  Page 19 of 81
39 Moisture content acceptable Shower 40 Heated towel rail Shower Page 20 of 81
39 Moisture content acceptable Shower  40 Heated towel rail Shower  Page 20 of 81
41 Shower enclosure 42 Floor moisture content acceptable Bathroom Page 21 of 81
41 Shower enclosure  42 Floor moisture content acceptable Bathroom  Page 21 of 81
43 Floor moisture content acceptable 44 PVC plumbing Page 22 of 81
43 Floor moisture content acceptable  44 PVC plumbing  Page 22 of 81
45 Floor moisture content acceptable Bathroom 46 Floor moisture content acceptable In front of toilet Page 23 of 81
45 Floor moisture content acceptable Bathroom  46 Floor moisture content acceptable In front of toilet  Page 23 of 81
47 Moisture content acceptable 48 Moisture content acceptable Bathroom Page 24 of 81
47 Moisture content acceptable  48 Moisture content acceptable Bathroom  Page 24 of 81
49 Moisture content acceptable Bedroom 50 Moisture content acceptable Bedroom Page 25 of 81
49 Moisture content acceptable Bedroom  50 Moisture content acceptable Bedroom  Page 25 of 81
51 Front right bedroom Facing street Dry occupancy 52 Vanity Page 26 of 81
51 Front right bedroom Facing street Dry occupancy  52 Vanity  Page 26 of 81
53 Toilet 54 Moisture content acceptable Page 27 of 81
53 Toilet  54 Moisture content acceptable  Page 27 of 81
55 Moisture content acceptable 56 Moisture content acceptable Page 28 of 81
55 Moisture content acceptable  56 Moisture content acceptable  Page 28 of 81
57 Moisture content acceptable 58 Moisture content acceptable Page 29 of 81
57 Moisture content acceptable  58 Moisture content acceptable  Page 29 of 81
59 Moisture content acceptable 60 Vapor pressure Page 30 of 81
59 Moisture content acceptable  60 Vapor pressure  Page 30 of 81
61 Vapor pressure 62 Vapor pressure Page 31 of 81
61 Vapor pressure  62 Vapor pressure  Page 31 of 81
63 Vapor pressure 64 Vapor pressure Page 32 of 81
63 Vapor pressure  64 Vapor pressure  Page 32 of 81
65 Moisture content acceptable 66 Moisture content acceptable Page 33 of 81
65 Moisture content acceptable  66 Moisture content acceptable  Page 33 of 81
67 Moisture content acceptable 68 Moisture content acceptable Left front bedroom facing the street Cooler room Page 34 of 81
67 Moisture content acceptable  68 Moisture content acceptable Left front bedroom facing the street Cooler room  Page 34 o...
69 Bedroom used as office South and west facing Windows Single pane glass 70 Moisture content acceptable Condensation damage to sill Downstairs bedroom South facing Page 35 of 81
69 Bedroom used as of   ce South and west facing Windows Single pane glass  70 Moisture content acceptable Condensation da...
71 As previous 72 Moisture content acceptable Page 36 of 81
71 As previous  72 Moisture content acceptable  Page 36 of 81
73 Moisture content acceptable Higher moisture due to condensation 74 Vapor pressure Page 37 of 81
73 Moisture content acceptable Higher moisture due to condensation  74 Vapor pressure  Page 37 of 81
76 Environmental readings 77 Entry door Page 38 of 81
76 Environmental readings  77 Entry door  Page 38 of 81
78 Moisture content acceptable Entry door 79 Moisture content acceptable To right of entry door Page 39 of 81
78 Moisture content acceptable Entry door  79 Moisture content acceptable To right of entry door  Page 39 of 81
80 Stairs Good condition 81 Carpet Acceptable in all areas Except upstairs where replacement is recommended. Page 40 of 81
80 Stairs Good condition  81 Carpet Acceptable in all areas Except upstairs where replacement is recommended.  Page 40 of ...
82 Moisture content acceptable 83 Moisture content acceptable Page 41 of 81
82 Moisture content acceptable  83 Moisture content acceptable  Page 41 of 81
84 Moisture content acceptable 85 Moisture content acceptable Page 42 of 81
84 Moisture content acceptable  85 Moisture content acceptable  Page 42 of 81
86 Moisture content acceptable 87 Moisture content acceptable Page 43 of 81
86 Moisture content acceptable  87 Moisture content acceptable  Page 43 of 81
88 Moisture content acceptable 89 Moisture content acceptable Page 44 of 81
88 Moisture content acceptable  89 Moisture content acceptable  Page 44 of 81
90 Vapor pressure 91 Vapor pressure Page 45 of 81
90 Vapor pressure  91 Vapor pressure  Page 45 of 81
92 93 Moisture content acceptable Page 46 of 81
92  93 Moisture content acceptable  Page 46 of 81
94 Moisture content acceptable 95 Moisture content acceptable Page 47 of 81
94 Moisture content acceptable  95 Moisture content acceptable  Page 47 of 81
96 Moisture content acceptable 97 Vapor pressure Page 48 of 81
96 Moisture content acceptable  97 Vapor pressure  Page 48 of 81
98 Vapor pressure 99 Master bedroom Page 49 of 81
98 Vapor pressure  99 Master bedroom  Page 49 of 81
100 Steel roofing Good condition 101 As previous Page 50 of 81
100 Steel roo   ng Good condition  101 As previous  Page 50 of 81
102 Moisture content acceptable 103 Moisture content acceptable Page 51 of 81
102 Moisture content acceptable  103 Moisture content acceptable  Page 51 of 81
104 Moisture content acceptable 105 Moisture content acceptable Page 52 of 81
104 Moisture content acceptable  105 Moisture content acceptable  Page 52 of 81
106 Master bedroom South facing Dry occupancy 107 Moisture content acceptable Page 53 of 81
106 Master bedroom South facing Dry occupancy  107 Moisture content acceptable  Page 53 of 81
108 Flooring Serviceable 109 Moisture content acceptable Page 54 of 81
108 Flooring Serviceable  109 Moisture content acceptable  Page 54 of 81
110 Moisture content acceptable 111 Moisture content acceptable Page 55 of 81
110 Moisture content acceptable  111 Moisture content acceptable  Page 55 of 81
112 Moisture content acceptable 113 Moisture content acceptable Page 56 of 81
112 Moisture content acceptable  113 Moisture content acceptable  Page 56 of 81
114 Moisture content acceptable 115 Moisture content acceptable Page 57 of 81
114 Moisture content acceptable  115 Moisture content acceptable  Page 57 of 81
116 Bedroom view 117 Moisture content acceptable Laundry downstairs Page 58 of 81
116 Bedroom view  117 Moisture content acceptable Laundry downstairs  Page 58 of 81
118 Moisture high No failure detected Laundry downstairs 119 As previous Page 59 of 81
118 Moisture high No failure detected Laundry downstairs  119 As previous  Page 59 of 81
120 As previous 121 As previous Page 60 of 81
120 As previous  121 As previous  Page 60 of 81
122 Vapor pressure 123 Vapor pressure Page 61 of 81
122 Vapor pressure  123 Vapor pressure  Page 61 of 81
124 Vapor pressure 125 Vapor pressure Page 62 of 81
124 Vapor pressure  125 Vapor pressure  Page 62 of 81
126 Moisture content acceptable 127 Moisture content acceptable Page 63 of 81
126 Moisture content acceptable  127 Moisture content acceptable  Page 63 of 81
128 Moisture content acceptable 129 Moisture content acceptable Page 64 of 81
128 Moisture content acceptable  129 Moisture content acceptable  Page 64 of 81
130 Downstairs shower enclosure 131 Downstairs toilet Page 65 of 81
130 Downstairs shower enclosure  131 Downstairs toilet  Page 65 of 81
132 PVC plumbing 133 Vanity Page 66 of 81
132 PVC plumbing  133 Vanity  Page 66 of 81
134 Vanity 135 Moisture content acceptable Page 67 of 81
134 Vanity  135 Moisture content acceptable  Page 67 of 81
136 Downstairs toilet 137 Garage door opener for right hand side street facing door Page 68 of 81
136 Downstairs toilet  137 Garage door opener for right hand side street facing door  Page 68 of 81
138 Moisture content acceptable 139 Moisture content acceptable Page 69 of 81
138 Moisture content acceptable  139 Moisture content acceptable  Page 69 of 81
140 141 Moisture content acceptable Single pane glass Condensation related Page 70 of 81
140  141 Moisture content acceptable Single pane glass Condensation related  Page 70 of 81
142 Moisture content acceptable 143 Moisture content acceptable Page 71 of 81
142 Moisture content acceptable  143 Moisture content acceptable  Page 71 of 81
144 Moisture content acceptable 145 Moisture content high No damage seen Condensation related Wood is managing it Page 72 of 81
144 Moisture content acceptable  145 Moisture content high No damage seen Condensation related Wood is managing it  Page 7...
146 Moisture content acceptable 147 Vapor pressure Page 73 of 81
146 Moisture content acceptable  147 Vapor pressure  Page 73 of 81
148 Right hand garage opening 149 Environmental readings Page 74 of 81
148 Right hand garage opening  149 Environmental readings  Page 74 of 81
150 garage door 151 Automatic opener Right hand side Page 75 of 81
150 garage door  151 Automatic opener Right hand side  Page 75 of 81
152 Senate gated parking space Trailers Boats Etc 153 Well sealed side parking area Gated Page 76 of 81
152 Senate gated parking space Trailers Boats Etc  153 Well sealed side parking area Gated  Page 76 of 81
154 Post Fixed to ground and not cladding Good 155 Garage door opening Page 77 of 81
154 Post Fixed to ground and not cladding Good  155 Garage door opening  Page 77 of 81
156 Garage door opening Quite low to ground no issues discovered 157 Facade Some delamination Over past 40 years of surface material from board. No issues discovered on testing internally. Currently no building concern. Cosmetic issue. Boards can be replaced. Recommend just monitoring at this stage. Page 78 of 81
156 Garage door opening Quite low to ground no issues discovered  157 Facade Some delamination Over past 40 years of surfa...
158 Missing flashings No higher moisture readings registered inside Simple fix 159 See previous Page 79 of 81
158 Missing    ashings No higher moisture readings registered inside Simple    x  159 See previous  Page 79 of 81
160 Original joinery Performing as designed Would recommend check of rubbers around Windows as part of regular maintenance. 161 Some delamination evident Cosmetic issue Monitor, but has been like this for many years. Page 80 of 81
160 Original joinery Performing as designed Would recommend check of rubbers around Windows as part of regular maintenance...
162 As previous 163 Lockwood system is very robust and time proven. Page 81 of 81
162 As previous  163 Lockwood system is very robust and time proven.  Page 81 of 81
!METASTART!