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Building Inspection

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Build ing   Mois ture   Ther mal  WW  W. T  RIP  LEC  HEC  K.K  I  WI 0 wate rdam 4 889 0 77 age  me.c 0 om  This inspehom...
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 8890770 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 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 26 Ogilvy Terrace Based on a survey conducted in the October 2015 we are 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
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 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 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 There are some minor external cracks in the cladding that can be xed when the house is next painted these are to be expected and part of regular ongoing maintenance
If we think there is further investigation necessary, we will tell you, and we are competent to undertake these investigat...
The condition of the aluminium joinery can also be checked at that time but it is all currently in good condition and doing what is expected for its age 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 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 veri able data included within shows that the house is within the expected range There are windows with higher moisture content on the sills this is caused by a blocked weep holes and these readings will return to normal once cleared of its blockage These is simple to do and an information sheet on how to do this is included Fixtures and ttings 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 ashings
The condition of the aluminium joinery can also be checked at that time, but it is all currently in good condition and doi...
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 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 Decking is hard against the cladding which while not allowed by current regulations met code and is performing as designed 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 they have waterproofed the walls and renewed the rubber in windows on north facing windows on the upper deck 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
  The paint system is in good condition, and as long as you as the next owner, keeps the paint in good condition, I would ...
I am available to discuss any issues at any time Mike Winton Steam Ltd IICRC Certi ed Water Damage Technician 144810
                  I am available to discuss any issues at any time.   Mike Winton  Steam Ltd. IICRC Certi   ed Water Damag...
Building Inspection 10c Fettes Crescent Created 23 10 2015 Last Updated 27 10 2015 Prepared for Purchaser 158 94 1 TESTS COMPLETED OVERALL SCORE ACTIONS REQUIRED RESPONSIBLE PERSON Unassigned ACTIONS ASSIGNED 1 100 Prepared by Steam Limited 04 889 0770 www triplecheck kiwi Auditor Mike Winton BCA WDRT CCT MRS IICRC Certi ed Internachi Certi ed Home Inspector
Building Inspection 10c Fettes Crescent Created  23 10 2015 Last Updated  27 10 2015 Prepared for  Purchaser  158  94   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 owing freely the surrounding areas should dry to normal within 90 days Pass 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 signi cant 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 nd most active water events that are currently wet These tests should nd 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 EIFS polystyrene Plaster covered 1 29 The framing used is Pass Wood 1 30 The roof materials are Pass Corrugated steel 1 31 The foundation style is Pass Concrete block Concrete pad 1 32 There is a basement N A 1 33 There was under oor 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 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 Pass 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 Main living room picture window Downstairs bathroom Action Assignee Due Date Unblock left hand side weep hole No Name N A 2 12 Doors are in good condition 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 Pipe cleaner push through weep hole to dislodge blockage Pass 2 15 No gaps found No Action Comments Pass 2 14 Door jambs in good condition Complete Pass 2 13 Window sills in good condition Met regulations at time of build 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 Pass 3 9 Roof penetrations are in good condition Pass 3 10 Weather proo ng 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 regulations at time of build
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 oor has no cracks in the vinyl N A 6 7 Floor skirting is not swollen or cracked Pass 6 8 No high moisture readings around dishwasher at oor 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 oor walls or ceiling Pass 7 2 Any vinyl present is not cracked or broken Pass 7 3 Skirting is not damaged Pass 7 4 No evidence of missing insulation in the ceiling Pass
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 oor 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 9 17 No mould smell present Pass Downstairs toilet as discussed
7.5 Windows are in good condition with acceptable moisture levels  Pass  7.6 Window joinery is in good condition  Pass  7....
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 oor 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 Pass 10 14 Garage doors keeps out the moisture and rain Pass 10 15 No mould or mould smell present Pass 10 16 no cracked ooring 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 oor Pass 11 9 No water marks in ceiling Pass 11 10 No evidence of prior water damage Pass 11 11 No mould present No mould smells 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 wo...
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 Pass 12 5 Wood re present N A DESIGN RISKS 13 1 Monolithic cladding is highlighted as a design risk under the MBIE risk matrix is it present Pass 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 Pass 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 xed into a deck are a design risk are they present N A 13 8 Gutter pipes face xed 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
11.12 Single glazed windows  Pass  11.13 Double glazed windows  N A  11.14 No cracks in wallpaper or plaster  Pass  11.15 ...
13 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 ow freely again and the damp internal wood will return to its equilibrium level within about 90 days Pass INSPECTION LIMITATIONS 14 1 Can we detect every issue behind walls beneath oor and in the ceiling Is it possible that issues can be missed Fail 14 2 Can a thermal imaging scanner see through walls or detect moisture Fail 14 3 Can we measure moisture content in baseplates against the cladding without conducting invasive drilling Fail 14 4 Can we advise on plumbing and electrical issues Fail 14 5 Can using a non invasive moisture meter tell us if all the wooden framing is dry at levels deeper than 2cms Fail 14 6 Were we able to access and see every area of the home Fail 14 7 Can we detect dry rot with our equipment Fail 14 8 Can a visual inspection of a roof or attic detect all issues Fail 14 9 Is it possible for a home to have leaks but not be a leaky home which we de ne as a chronic and systemic failure of joinery and cladding said to keep moisture out Pass
13.13 Moisture results from around the aluminium joinery indicate that some of the weep holes are blocked. If these are cl...
26 OGILVY TERRACE 26 Ogilvy Terrace Friday 2 October 2015 Prepared For Vendor Noted 105 Observations Mike Winton Steam Limited www triplecheck kiwi
26 OGILVY TERRACE 26 Ogilvy Terrace Friday, 2 October 2015 Prepared For Vendor Noted 105 Observations  Mike Winton Steam L...
Entry Is weathertight and in good condition Entry Environmental Readings Temperature and relative humidity Equilibrium moisture content is calculated at 11 4 External Vapor Pressure Safe Internal Vapor Pressure Reading This means the entry area is a dry occupancy with a kpa variance less than 3kpa Page 2 of 28
Entry Is weathertight and in good condition.  Entry Environmental Readings Temperature and relative humidity. Equilibrium ...
Actual Moisture Content Adjusted for Rimu moisture content actual readings acceptable Flooring Is In Good Condition Kitchen Is weathertight and in good condition Dry occupancy Kitchen Environmental Readings Temperature and relative humidity Equilibrium moisture content is calculated at 10 6 Page 3 of 28
Actual Moisture Content Adjusted for Rimu moisture content actual readings - acceptable.  Flooring Is In Good Condition  K...
Safe Internal Vapor Pressure Reading This means the entry area is a dry occupancy with a kpa variance less than 3kpa Relative Non Invasive Moisture Content Reading To Left Of Door This reading indicates the moisture level at a depth of 2cm s into the wood is at a safe and acceptable level Flooring Is In Good Condition Normal wear and tear Window Moisture Content Reading Acceptable Page 4 of 28
Safe Internal Vapor Pressure Reading This means the entry area is a dry occupancy, with a kpa variance less than 3kpa.  Re...
Window Moisture Content Reading This reading indicates the moisture level at a depth of 2cm s into the wood is at a safe and acceptable Window Moisture Content Reading This reading indicates the moisture level at a depth of 2cm s into the wood is at a safe and acceptable level Window Moisture Content Reading Bay window reading over tile is unreliable Window Moisture Content Reading See previous Page 5 of 28
Window Moisture Content Reading This reading indicates the moisture level at a depth of 2cm s into the wood, is at a safe ...
Gas Stove Top Extractor Bench top Under Sink PVC piping Page 6 of 28
Gas Stove Top  Extractor  Bench top  Under Sink PVC piping  Page 6 of 28
Waste master Double Ovens Moisture Reading In Front Of Dishwasher Acceptable Moisture Reading In Front Of Fridge Acceptable Page 7 of 28
Waste master  Double Ovens  Moisture Reading In Front Of Dishwasher Acceptable  Moisture Reading In Front Of Fridge Accept...
Kitchen Alcove Dry occupancy Dining Room Dry occupancy Living Room Dry occupancy Safe Internal Vapor Pressure Reading Page 8 of 28
Kitchen Alcove Dry occupancy  Dining Room Dry occupancy  Living Room Dry occupancy  Safe Internal Vapor Pressure Reading  ...
Environmental Data Relative Non Invasive Moisture Content Reading To Right Of Door This reading indicates the moisture level at a depth of 2cm s into the wood is at a safe and acceptable level Gas Bayonet For Gas Heating Flooring Is In Good Condition Page 9 of 28
Environmental Data  Relative Non Invasive Moisture Content Reading To Right Of Door This reading indicates the moisture le...
Wall Moisture Content Reading Window Moisture Content Reading Acceptable Window Moisture Content Reading Acceptable Window Moisture Content Reading Acceptable Page 10 of 28
Wall Moisture Content Reading  Window Moisture Content Reading Acceptable  Window Moisture Content Reading Acceptable  Win...
Window Moisture Content Reading Acceptable Window Moisture Content Reading Acceptable Window Moisture Content Acceptable Tv Room Acceptable Page 11 of 28
Window Moisture Content Reading Acceptable  Window Moisture Content Reading Acceptable  Window Moisture Content Acceptable...
Tv Room Acceptable Tv Room Acceptable Tv Room Acceptable Tv Room Heat pump Fire place unused Dry occupancy Page 12 of 28
Tv Room Acceptable  Tv Room Acceptable  Tv Room Acceptable  Tv Room Heat pump Fire place unused Dry occupancy  Page 12 of ...
Bedroom One Dry occupancy Safe Internal Moisture Vapor Readings Environmental Data Floor Is In Good Condition Page 13 of 28
Bedroom One Dry occupancy  Safe Internal Moisture Vapor Readings  Environmental Data  Floor Is In Good Condition  Page 13 ...
Non Invasive Moisture Readings Window Acceptable Non Invasive Moisture Readings Window Acceptable Non Invasive Moisture Readings Window This reading indicates the moisture level at a depth of 2cm s into the wood is at a safe and acceptable Ensuite Dry occupancy Page 14 of 28
Non Invasive Moisture Readings Window Acceptable  Non Invasive Moisture Readings Window Acceptable  Non Invasive Moisture ...
Shower Heated Towel Rail Toilet Heat Pump Page 15 of 28
Shower  Heated Towel Rail  Toilet  Heat Pump  Page 15 of 28
Vapor Reading Safe Floor Condition Moisture Content Windows Non Invasive Acceptable Moisture Content Windows Non Invasive Acceptable Page 16 of 28
Vapor Reading - Safe  Floor Condition  Moisture Content Windows - Non Invasive Acceptable  Moisture Content Windows - Non ...
Bedroom Two Dry occupancy Environmental Readings Vapor Pressure Dry occupancy Moist occupancy Bedroom 3 Dry occupancy Page 17 of 28
Bedroom Two Dry occupancy  Environmental Readings  Vapor Pressure Dry occupancy Moist occupancy  Bedroom 3 Dry occupancy  ...
Environmental Readings Vapour Pressure Dry occupancy Moist occupancy Flooring Condition Acceptable Storage In Built Page 18 of 28
Environmental Readings  Vapour Pressure Dry occupancy Moist occupancy  Flooring Condition Acceptable  Storage In Built  Pa...
Wall Moisture Content Acceptable Wall Moisture Content Acceptable Moisture Content Windows Non Invasive Acceptable Moisture Content Windows Non Invasive Acceptable Page 19 of 28
Wall Moisture Content Acceptable  Wall Moisture Content Acceptable  Moisture Content Windows - Non Invasive Acceptable  Mo...
Moisture Content Windows Non Invasive Acceptable Moisture Content Windows Non Invasive Acceptable Moisture Content Windows Non Invasive Acceptable Moisture Content Windows Non Invasive Acceptable Page 20 of 28
Moisture Content Windows - Non Invasive Acceptable  Moisture Content Windows - Non Invasive Acceptable  Moisture Content W...
Bathroom Downstairs Dry occupancy Environmental Readings Vapor Reading Dry occupancy Moist occupancy Heating Heated towel rail Page 21 of 28
Bathroom Downstairs Dry occupancy  Environmental Readings  Vapor Reading Dry occupancy Moist occupancy  Heating Heated tow...
Floor Condition Acceptable Poor condition Moisture Content Windows Non Invasive Acceptable Moisture Content Windows Non Invasive Acceptable Moisture Content Wall Non Invasive Acceptable Page 22 of 28
Floor Condition Acceptable Poor condition  Moisture Content Windows - Non Invasive Acceptable  Moisture Content Windows - ...
Moisture Content Wall Non Invasive Acceptable PVC Garage Dry occupancy Environmental Readings Page 23 of 28
Moisture Content Wall - Non Invasive Acceptable  PVC  Garage Dry occupancy  Environmental Readings  Page 23 of 28
Vapor Readings Dry occupancy Moist occupancy Remote Door Opener Moisture Content Windows Non Invasive Blocked weep hole Unblock and moisture will return to normal Moisture Content Windows Non Invasive Acceptable Page 24 of 28
Vapor Readings Dry occupancy Moist occupancy  Remote Door Opener  Moisture Content Windows - Non Invasive Blocked weep hol...
Moisture Content Door Non Invasive Laundry Dry occupancy Environmental Readings Vapor Pressure Dry occupancy Moist occupancy Page 25 of 28
Moisture Content Door - Non Invasive  Laundry Dry occupancy  Environmental Readings  Vapor Pressure Dry occupancy Moist oc...
Sink Dryer Vented Bedroom Three Dry occupancy Environmental Readings Page 26 of 28
Sink  Dryer Vented  Bedroom Three Dry occupancy  Environmental Readings  Page 26 of 28
Vapor Readings Dry occupancy Moist occupancy Moisture Content Non Invasive Acceptable Window Acceptable Wall Acceptable Page 27 of 28
Vapor Readings Dry occupancy Moist occupancy  Moisture Content - Non Invasive Acceptable  Window Acceptable  Wall Acceptab...
Window Acceptable Page 28 of 28
Window Acceptable  Page 28 of 28
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Appendix With commonly asked questions
Appendix With commonly asked questions
Non Invasive Moisture Meter used for scanning timber and gib provides a relative reading only scans 2 to 4 cm s deep only set up for wood and gib board can register false positives Invasive Moisture Meter gives exact readings of timber and gib penetrates 10mm deep only set up for wood and gib board can have a 3 margin of error Deep Probes gives exact readings of timber framing penetrates up to 10cm s deep only set up for wood and gib board can have a 3 margin of error Hygrometer Readings records temperature relative humidity records dew point vapor pressure these are environmental readings and allows us to calculate Equilibrium Moisture Equilibrium Moisture Content tells us what the moisture content should be due to temperature and relative humidity without environmental readings it is not possible to tell accurately if something is wet or dry
Non Invasive Moisture Meter                       used for scanning timber and gib provides a relative reading only scans ...
Condensation Condensation occurs when moisture laden air is cooled to its dew point At the dew point surplus water vapor condenses and wets the nearest surface Dry Occupancy 0 0 3kPa DRY OCCUPANCY Where ventilation balances moisture production Moist Occupancy 0 3 0 6kPa MOIST OCCUPANCY Where ventilation does not quite balance moisture production large water production Wet Occupancy Greater than 0 6kPa WET OCCUPANCY Where Ventilation does not balance water production very high water production large occupancy Equilibrium Moisture Content tells us what the moisture content should be due to current temperature and relative humidity without environmental readings it is not possible to tell accurately if something is wet or dry
      Condensation       Condensation occurs when moisture laden air is cooled to its dew point. At the dew point, surplus...
Dew Point The dew point is the temperature at which the water vapor in a room condenses into liquid water Moisture becomes a problem if it condenses in quantity and stays as liquid long enough to saturate building and insulation materials Condensation occurs when moisture laden air is cooled to its dew point At the dew point surplus water vapor condenses and wets the nearest surface Vapour Pressure drives moisture in or out of building materials Window Joinery Failure occurs when rubbers can shrink crack or decay mitres can open putty can fail wooden sills rot weep holes block allowing moisture into the wall cavity Flashing Failure occurs when either installed incorrectly or not installed at all Moisture Entry occurs when paint or cladding system allows water to be absorbed in water wicks upwards into the cladding water vapour enters underneath the concrete slab or floor
Dew Point      The dew point is the temperature at which the water vapor in a room, condenses into liquid water.       Moi...
Cavity System battens between exterior cladding and building paper create a cavity that allows water to drain out of the wall Direct Fix System no cavity cladding system fixed onto framing Monolithic Cladding System Hardies Sto Rockote EIFS Stucco plaster systems applied in sheets susceptible to cracking thermal movement moisture penetration at seals and joints Weatherboard Cladding made from wood and fibre cement susceptible to thermal movement and moisture absorption Brick Cladding masonry is absorbent and water can migrate through the wall to the internal areas Susceptible to cracking moisture penetration and ageing of materials
Cavity System       battens between exterior cladding and building paper create a cavity that allows water to drain out of...
How can Building Inspectors get it wrong 1 By taking no environmental readings 2 Without environmental readings you can not determine what the real moisture content should be 3 Having only one tool a relative moisture meter that only penetrates to a low depth of the wood 4 Using a relative moisture meter as a diagnostic tool when it is designed as a scanning tool 5 By refusing to get actual moisture content readings 6 By not using thermal imaging to scan all areas of a home to check for hidden leaks air leakage and missing insulation 7 By drawing conclusions and making statements without veri able data to support the statements made Can you always get it right 1 No if we cant access all areas they are unknown 2 If we are obstructed from viewing areas 3 If furniture or possessions block walls and oors we can only make assumptions on these areas 4 If we are not asked to drill or are not permitted to then assumptions can be made using technology available but this may not be de nitive 5 Moisture uctuates in response to season and environment temperature and relative humidity and because of that things can be overlooked in one season that would be spotted in another This highlights the need for multiple tools present on each inspection 6 Sometimes there isn t just enough time light or access to see everything in the detail we would like 7 Sometimes without being able to open walls or ceilings there are just going to be some things we will just never know 8 Builders had months to build the house we have under 120 minutes onsite to discover its secrets so we will do the best we can with our skills experience and tools
How can Building Inspectors get it wrong  1.  By taking no environmental readings.  2. Without environmental readings you ...
Positive Pressure Ventilation Systems Positive Input Ventilation PIV systems create fresh and healthy living environments by supplying fresh filtered air into a property at a continuous rate Makes houses easier to heat and pushes condensation outwards Shower Domes Saves immense amounts of condensation from entering your home Its science and it works Using a shower dome will save you money Condensation Created Cooking 3 0 litres day Clothes washing 500 ml per day Showers and baths 1 5 litres per day per person Dishes 1 0 litre per day Clothes drying unvented 5 0 litres per load Gas heater unflued 1 0 litre per hour Breathing 20ml per hour per person Pot plants As much as you give them Ideal Internal Relative Humidity Between 30 and 60 relative humidity
Positive Pressure Ventilation Systems      Positive Input Ventilation  PIV  systems create fresh and healthy living enviro...
How can I lower the Relative Humidity 1 2 3 4 5 6 7 Use a dehumidi er Use your HRV DVS system Use a Positive Input Ventilation system Open some windows Turn on your extractor while cooking Use a shower dome Turn up the heat How can I reduce the amount of condensation in my house 1 Turn up the heat 2 Use a dehumidi er 3 Use your HRV DVS system 4 Use a Positive Input Ventilation system 5 Open some windows 6 Turn on your extractor while cooking 7 Use a shower dome 8 Install Double Glazing 9 Install Triple Glazing 10 Install solar lm over single glazing 11 Make sure you vent your dryer outside 12 Don t use un ued Gas heaters 13 Install thermal drapes that go from oor to ceiling 14 Find hidden leaks Another building inspector said this h o u s e was wet or damp or maybe even a leaky home and you are saying it s not why are you confident you are right 1 We are water damage technicians by trade it is our responsibility to locate and quantify the amount of moisture in a dwelling 2 We use hygrometers to measure environmental readings that help us locate hidden moisture and we use thermal imaging as standard on all jobs to help ensure we don t miss anything high up in ceilings or in places that other building inspectors can t look 3 We triple check our results using different sensors and methods to ensure we are not relying on just one tool that may return false positives 4 If in doubt we insert deep probes to give de nitive readings of actual moisture content 5 We never give an opinion we nd the data and then tell you what the data means it s science saying if your home is wet or dry not us
How can I lower the Relative Humidity  1. 2. 3. 4. 5. 6. 7.  Use a dehumidi   er. Use your HRV   DVS system. Use a Positiv...
How do you clean blocked weep holes 1 Get a cheap pipe cleaner and wiggle in weep holes to unblock Takes a bout 15 seconds a weep hole 2 Then get a squirt bottle and see if water you squirt inside runs freely outside quickly without delay 3 Do that twice a year and you have probably saved yourself from being labeled a leaky home 4 If the readings we got were reasonably high in the weep hole areas at either side of the windows you can expect the moisture content of the wood to drop back to its equilibrium moisture content over the next 90 days by doing nothing else Or you can put a heater on it to speed up the process What are other moisture mistakes people make 1 Believing treated timber will save their house Treated timber will delay the onset of decay if the wood is wet for a brief period like a ood event storm blocked gutter etc 2 But if the wood is continually moist or damp without the ability to dry out it will still decay it will just take longer to start decaying but it will still decay It would be like having the seat at the non leaking end of the titanic you won t go overboard rst but you are still going overboard just a little bit later 3 Treated timber can give a higher moisture reading by up to 3 4 higher and still be safe and dry This is to do with the chemicals in the treatment thats applied to the wood So often inspectors tell people the wood is in danger or decaying when it isn t 4 Moisture meters can have a 3 margin of error Thats why multiple tools should be present on each job to compensate for that 5 Most moisture meters available are set up for woods like pine and give fairly good results for pine but if tested on native timber which there meters are not calibrated for the results will indicate higher levels of moisture this is because native timber is harder and denser 6 Some moisture meters need to be held at a set angle and can not go closer than 10 cm s to a wall or corner otherwise those meters return wet readings 7 Measuring the moisture content of cement plaster and stucco with a wood moisture meter gives unreliable results
How do you clean blocked weep holes  1. Get a cheap pipe cleaner, and wiggle in weep holes to unblock. Takes a bout 15 sec...
Other inspectors walk on the roof and climb up in the attic you didn t why not 1 Roofs are built to last and perform well for at least 25 years so we take the lifespan of the roof into consideration and use thermal imaging to view the ceilings below for any leaks or anomalies If we see any we will either go up or range a roofer to check 2 We also inspect a lot of attic space for our insurance clients the only way to properly check is to remove all the batts obviously that is not viable during a building inspection so again we use thermal imaging and check from below If we discover issues up we go 3 Plus we inspect a lot of homes and we see a lot of damage caused by inspectors walking on roofs denting pressed metal tiles and cracking brick or concrete tiles or putting feet through ceilings We can use our video cameras on poles to get all the roof shots we need in most cases Is it a Leaky Home 1 According to the Leaky Homes Tribunal a leaky home is a home that has at least one leak for any reason So that means under their de nition every home in New Zealand either has been is or will be a leaky home 2 For the purpose of this report We call a home a leaky home if it has chronic and systemic moisture entry throughout the home 3 So we say a home can have leaks and not be a leaky home 4 In fact most leaky homes we visit are leaky homes because of blocked aluminium joinery weep holes that have let the condensation moisture exit inside the wall cavity instead of running outside the window 5 Before we condemn a home or say there is moisture higher than expected we will actually do deep probe drill tests and open up the walls for visual proof 6 Telling people a home is leaky when it is not causes severe nancial stress to both buyers and sellers
Other inspectors walk on the roof and climb up in the attic, you didn   t, why not  1.  Roofs are built to last and perfor...
What s the most important things to do to maintain a home 1 Ongoing regular maintenance 2 Paint the home every 8 years at least 3 Clean the aluminium joinery weep holes 6 monthly 4 Reduce condensation 5 Keep the temperature above 18 degrees Why do most homes fail inspections 1 The real moisture level that is in the home 30 of the time 2 The moisture level that people have been told incorrectly is present 70 of the time Proper testing with professional grade sensors usually indicates homes are dryer than expected 3 The reasons for moisture entry in our experience only in order is A Blocked Aluminium weep holes B Open Aluminium corner mitres C Rubbers that have opened up D Failed Traf c guard roo ng E Too long between paint jobs F Joints that have opened G Top xed balustrades into decks H Lack of ashings around windows and doors I Rotten weatherboards maintenance J Lack of waterproo ng in concrete pad K Failed Butynol roo ng materials L Internal Gutter leaks How can you tell if a home is going to leak 1 If it has a roof doors or windows it will leak it s just a question of maintenance and the age of building materials involved 2 Plus if there is any plumbing inside that s another sign there will be a leak at some stage
What   s the most important things to do to maintain a home        1. Ongoing regular maintenance. 2. Paint the home every...
Are weatherboards and brick a better cladding system 1 No better no worse 2 In a monoclad if something is wrong you usually discover it in the rst decade as it is a simple system with no real areas for the moisture to hide 3 A weatherboard home can hide moisture entry well for 20 30 years before declining rapidly when wood rot is no longer hidden behind inch thick boards 4 Brick and mortar become water absorbing the older it becomes and with the laws of thermal dynamos the moisture is sent inwards making the interior of the home damp and susceptible to mould This starts immediately and gradually Usually the older the building the unhealthier it can be 5 The difference is we have is in timing and focus monoclad is big news and big business but if a full check of other systems was done we should see the numbers balance out especially if we follow where aluminium joinery has been installed 6 In our personal opinion aluminium joinery has a working lifespan of 8 years in high wind zones before it needs to be re rubbered and resealed Otherwise it lets moisture to enter inside the wall cavities If we own a home with high moisture readings will we have to reclad or can we just fix it 1 Every situation is unique now is the time to have a full moisture inspection done with deep probes and the removal if necessary of internal gib board 2 After you have the necessary data then it is time to look at your options In our experience there are very few truly leaky homes 3 A large part of our work is giving 2nd opinions to owners on other surveyors reports
Are weatherboards and brick a better cladding system  1. No better, no worse. 2. In a monoclad, if something is wrong, you...
How good is my insulations 1 Probably not as good as you hope 2 Firstly batts slump over time reducing their effectiveness 3 You need to know that with even a small 4mm air gap in a batt cavity the effectiveness of the insulation is drastically reduced by up to 15 refer BRANZ study Poorly tted wall insulation cuts thermal performance April May 2010 4 And for larger gaps it s much worse The result with 16 mm gaps represents a 35 decrease in R value for the system and in fact the overall effect is the same as if an R1 4 insulation product had been used instead but tted without gaps The R2 8 product with 16 mm gaps would therefore be performing equivalent to half its nominal value 5 There is new thick NZ made polyester insulation available that works incredibly well and will never slump or create gaps its called Mammoth www mammoth co nz Heat loss where does it happen 1 25 through the roof 2 35 through the walls 3 15 through the doors 4 15 through the oors 5 10 through the windows Many New Zealand homes are cold and uncomfortable because heat leaks out through gaps and uninsulated area Plugging up the gaps and getting well installed insulation into your home will make it easier to heat and warmer drier and healthier to live in
How good is my insulations  1. Probably not as good as you hope. 2. Firstly batts slump over time reducing their effective...