Building Inspection

STEAM LIMITED - 0275 57 87 66 waterdamage@me.com www.triplecheck.kiwi ! IICRC CERTIFIED CONSULTING WATER DAMAGE TECHNICIANS ! ! 28A Duthie Street - Karori ! Based on a survey conducted in November 2015, 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. ! 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. ! If we think there is further investigation necessary, we will tell you, and we are competent to undertake these investigations ourselves.
STEAM LIMITED  -  0275 57 87 66 waterdamage me.com www.triplecheck.kiwi     IICRC CERTIFIED CONSULTING WATER DAMAGE TECHNI...
! 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 fine example of a home built at that time. ! There are some minor external cracks in the cladding that can be fixed when the house is next painted, these are to be expected and part of regular ongoing maintenance. ! There are some internal cracks caused by ground movement, these are minor and of a cosmetic nature. !
  There is no such thing as a  no maintenance  home, and there is unlikely to be one developed in our lifetimes.     So re...
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, 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 10 - 12% 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. ! 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 flashings. ! ! Like all monolithic systems, including masonry, brick et al, you can expect minor cracking to occur over the life of the house, this is to do primarily with ground movement, caused by earthquakes. ! These fine lines and cracks are to be expected, and when the house is painted on a regular 8 year cycle, should not pose any issues, with the longevity of the house.
There is insulation in place, in good condition for its age.     All of the building work seen would have been consented a...
! If the house was to be a so called "leaky home", you would have expected the house to have "failed" by now, and evidence of water entry to be showing, at least a decade ago. ! Any moisture issues you can expect going forward with this house, are now maintenance issues, (paint system, window rubbers, keeping the weep holes in the joinery clean), or plumbing failures. ! The paint system is in good condition, and as long as you as the next owner, keeps the paint in good condition, I would expect no issues going forward. ! The internal wood, may or may not be treated, there is no way for us to confirm 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. The exception to this, is marine treated wood, but we know this dwelling was not built with this type of product. ! 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 builders have paid good attention to all aspects of this build, care and attention to detail is evident everywhere we inspected ! There is off street parking. ! ! ! !
  If the house was to be a so called  leaky home , you would have expected the house to have  failed  by now, and evidence...
! Summary ! The house is not a leaky home. ! It is performing as expected for a home of its age. ! The vendors have performed scheduled maintenance on this home and have maintained its condition. ! All readings taken indicate the home is a dry occupancy with vapor fluctuations in all rooms being recorded at less than 4 kpa difference. ! There has a built in sauna onsite. ! 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 Certified Water Damage Technician #144810
  Summary   The house is not a leaky home.   It is performing as expected for a home of its age.   The vendors have perfor...
Inspection 28a Duthie Street 28a Duthie Street Karori Created: 27/11/2015 Last Updated: 7/12/2015 Prepared for: Vendors 158 94% 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 28a Duthie Street 28a Duthie Street Karori Created  27 11 2015 Last Updated  7 12 2015 Prepared for  Vendors  1...
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 4kpa 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 direct fixed compressed fiwith texturedwith a texture coat finish fibre cement free cement finish Direct 1.29 The framing used is: Pass Light wooden framing 1.30 The roof materials are: Pass Colours tell corrugated iron 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? Pass 1.35 There is a driveway? Pass 1.36 The driveway is in good condition? Pass EXTERNAL WALLS, EXTERNAL WINDOWS, EXTERNAL ENTRIES
1.17 Tests done comprise  visual inspection, non invasive moisture meter survey of doors, walls and windows, thermal imagi...
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 Fail 2.9 Paint / plaster in good condition Pass 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 Pass 2.17 Foundations are in good condition N/A 2.18 Foundations when seen are in good condition N/A 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 3.13 Balcony penetrations are weather tight N/A Met all building regulations at time of build. This was how the wall system was designed. No readings taken indicated any water ingress in these areas.
2.1 Entry is watertight.  Pass  2.2 Windows in good condition  Pass  2.3 Cladding is in good condition  Pass  2.4 Penetrat...
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 Electric cookware Extractor Wastemaster Steel sink 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 7.4 No evidence of missing insulation in the ceiling Pass Tiles present
ENTRY   FOYER 4.1 Door is in good condition  Pass  4.2 Moisture levels around door are acceptable  Pass  4.3 No breaks in ...
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 N/A 9.2 Any tiles present are not broken or cracked Pass 9.3 Extractor fans present and working Pass 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 Tiles Modern fixtures Vanity Shower Spa bath Heated towel rail. PVC Extractor Underfloor heating Wall heater All I'm master ensuite
7.5 Windows are in good condition with acceptable moisture levels  Pass  7.6 Window joinery is in good condition  Pass  7....
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 Pass 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 N/A 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
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 N/A 11.16 Moisture levels around doors are acceptable Pass LIGHT SWITCHES / CARPETS / POWER SOCKETS / WALLS 12.1 Are light switches working? Pass 12.2 Are power sockets working? Pass 12.3 Are taps working with good pressure? Pass 12.4 Are carpets and flooring in good condition? Pass 12.5 Are internal walls in good condition? Pass 12.6 Are internal doors in good condition? Pass DVS / HRV / HEATING 13.1 Central heating present Pass 13.2 DVS present N/A 13.3 HRV present N/A 13.4 Gas heating present Pass 13.5 Wood fire present N/A DESIGN RISKS 14.1 Monolithic cladding is highlighted as a design risk under the MBIE risk matrix, is it present? Pass 14.2 Decks tight against the cladding are a design risk, are they present? N/A 14.3 Parapet walls are a design risk, are they present? Pass 14.4 Enclosed balconies are a design risk, are they present? N/A 14.5 Skylights are a design risk, are they present? Pass 14.6 Balustrades with a lack of fall for water to run off of are a design risk, are they present? N/A 14.7 Balustrades top fixed into a deck are a design risk, are they present? N/A 14.8 Gutter pipes face fixed into the cladding without a sealant to help absorb wind movement are a design risk, are they present? Pass 14.9 Lack of eaves is a design risk, is this a feature of the house? Pass Ducts heating system present Gas fire in lounge
11.11 No mould present No mould smells present  Pass  11.12 Single glazed windows  Pass  11.13 Double glazed windows  N A ...
14.10 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 14.11 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 14.12 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 14.13 Moisture results from around the aluminium joinery indicate that some of the weep holes are blocked. If these are cleaned out with a pipe cleaner, moisture will flow freely again and the damp internal wood will return to its equilibrium level within about 90 days. N/A INSPECTION LIMITATIONS 15.1 Can we detect every issue behind walls, beneath floor and in the ceiling? Is it possible that issues can be missed? Fail 15.2 Can a thermal imaging scanner see through walls or detect moisture? Fail 15.3 Can we measure moisture content in baseplates against the cladding without conducting invasive drilling? Fail 15.4 Can we advise on plumbing and electrical issues? Fail 15.5 Can using a non invasive moisture meter tell us if all the wooden framing is dry at levels deeper than 2cms Fail 15.6 Were we able to access and see every area of the home? Fail 15.7 Can we detect "dry rot" with our equipment? Fail 15.8 Can a visual inspection of a roof or attic detect all issues? Fail 15.9 Is it possible for a home to have leaks, but not be a leaky home, which we define as a chronic and systemic failure of joinery and cladding said to keep moisture out? Pass
14.10 Aluminium joinery after about 8 years is susceptible to having the rubbers shrink and mitres open. Is this joinery o...
Duthie Street Verifiable data Tuesday, 24 November 2015 Noted 75 Observations
Duthie Street Veri   able data Tuesday, 24 November 2015  Noted 75 Observations
1 2 Page 2 of 39
1  2  Page 2 of 39
3 Environmental readings 4 Environmental readings Page 3 of 39
3 Environmental readings  4 Environmental readings  Page 3 of 39
5 6 Page 4 of 39
5  6  Page 4 of 39
7 8 Page 5 of 39
7  8  Page 5 of 39
9 10 Page 6 of 39
9  10  Page 6 of 39
11 12 Page 7 of 39
11  12  Page 7 of 39
13 14 Page 8 of 39
13  14  Page 8 of 39
15 16 Page 9 of 39
15  16  Page 9 of 39
17 18 Page 10 of 39
17  18  Page 10 of 39
19 20 Page 11 of 39
19  20  Page 11 of 39
21 22 Page 12 of 39
21  22  Page 12 of 39
23 24 Page 13 of 39
23  24  Page 13 of 39
25 26 Page 14 of 39
25  26  Page 14 of 39
27 28 Page 15 of 39
27  28  Page 15 of 39
29 30 Page 16 of 39
29  30  Page 16 of 39
31 32 Page 17 of 39
31  32  Page 17 of 39
33 34 Page 18 of 39
33  34  Page 18 of 39
35 36 Page 19 of 39
35  36  Page 19 of 39
37 38 Page 20 of 39
37  38  Page 20 of 39
39 40 Page 21 of 39
39  40  Page 21 of 39
41 42 Page 22 of 39
41  42  Page 22 of 39
43 44 Page 23 of 39
43  44  Page 23 of 39
45 46 Page 24 of 39
45  46  Page 24 of 39
47 48 Page 25 of 39
47  48  Page 25 of 39
49 50 Page 26 of 39
49  50  Page 26 of 39
51 52 Page 27 of 39
51  52  Page 27 of 39
53 54 Page 28 of 39
53  54  Page 28 of 39
55 56 Page 29 of 39
55  56  Page 29 of 39
57 58 Page 30 of 39
57  58  Page 30 of 39
59 60 Page 31 of 39
59  60  Page 31 of 39
61 62 Page 32 of 39
61  62  Page 32 of 39
63 64 Page 33 of 39
63  64  Page 33 of 39
65 66 Page 34 of 39
65  66  Page 34 of 39
67 68 Page 35 of 39
67  68  Page 35 of 39
69 70 Page 36 of 39
69  70  Page 36 of 39
71 72 Page 37 of 39
71  72  Page 37 of 39
73 74 Page 38 of 39
73  74  Page 38 of 39
75 Mike Winton. IICRC Certified Technician Steam Limited. www.triplecheck.kiwi Page 39 of 39
75  Mike Winton. IICRC Certi   ed Technician Steam Limited. www.triplecheck.kiwi  Page 39 of 39
!METASTART!