all about 16a Wayside

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STEAM LIMITED - 0275 57 87 66 waterdamage@me.com www.triplecheck.kiwi IICRC CERTIFIED WATER DAMAGE TECHNICIANS Friday, 4 September 2015 16a Wayside - Miramar Based on a 90 minute non invasive moisture and thermal imaging survey conducted on 1/9/2015, I am prepared to state this house is not a leaky home, shows no evidence of being a leaky home in the past, and is not showing signs of imminent cladding failure that would make it one in the future. 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. There are elevated moisture readings at the bottoms of some of the single glazed aluminium window joinery at the corners of the windows. I would recommend cleaning the vents in the joinery and this will remove the problem as they appear blocked which means the moisture drains inside the wall cavity rather than to outside. No invasive inspection work was undertaken to check for dry rot, nor was deep invasive drilling undertaken to check moisture content of baseplates against the exterior cladding. Having said that nothing was discovered during my time on site which would recommend me. to ask you, for these tests to be undertaken.
STEAM LIMITED  -  0275 57 87 66 waterdamage me.com www.triplecheck.kiwi  IICRC CERTIFIED WATER DAMAGE TECHNICIANS  Friday,...
Thermal Imaging was undertaken while onsite, to check around doors and windows, and scan the ceilings for any indications of moisture entry. I have not walked on the roof, or done an investigative inspection of the attic space. To inspect those to our standards would require a roofer on site in the case of the roof, and in the case of the attic space, we would want to remove insulation material to have a full understanding of what is or isn’t happening up there. Obviously, that is impractical, so we scan the ceilings below for any issues, using thermal imaging, and only enter the attic space if we find issues that need further clarification. 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 try to 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. For all of our peace of mind, we record our inspections on HD video, so we do not have to rely on memories to recollect inspection conditions on the day we visited.
Thermal Imaging was undertaken while onsite, to check around doors and windows, and scan the ceilings for any indications ...
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. Roofs last about 25 years, paint systems around 8 - 10 years. Rubbers shrink in aluminium joinery after about 8 years, mitres open up with long term sun exposure, and condensation can create damage in every area its allowed to occur. You have a responsibility to provide this maintenance or the dwelling will degrade no matter how perfect it may be today. The kitchen is in good condition, the oven, extractor and PVC plumbing is all working as designed, there is nothing that requires maintenance or repairs. There are two bathrooms, one large one with vanity, bath and shower, a leak from the shower was noted and is being sealed by the vendor, There is a second bathroom, with toilet, vanity and shower, all readings obtained indicate no issues at the time of inspection. Thermal imaging did not find any issues in the ceilings, indicating there are no leaks currently from the roof. I attended on a very wet day, and would expect any moisture entry areas to be easily found by either the environmental readings taken or thermal imaging. The environmental readings taken, indicate the home is a “dry occupancy” with moisture entry and exit balanced, meaning the
There is no such thing as no maintenance home, and there is unlikely to be one developed in our lifetimes. So remember, ma...
home is not hiding any hidden moisture within the building envelope.. The cladding, is on a cavity system, which is the preferred system for monoclad homes, this provides the best protection for home owners from moisture entry or any cladding style be it, brick ,monoclad or weatherboard. The driveway is in good condition, the fences are great for their age, the garden has been looked after. There is a lot to like in this home’s presentation. There is no hesitation in recommending this home as being in good condition now, and if it is maintained into the future, as well as it has been in the past, the new owner will be getting a very good home. Summary The house is not a leaky home. With regular programmed painting of the external walls it is unlikely to become one in the future. All readings taken indicate the home is a dry occupancy with vapor fluctuations in all rooms being recorded at less than 2kpa difference. Thermal imaging could not locate any hidden leaks or moisture.
home is not hiding any hidden moisture within the building envelope.. The cladding, is on a cavity system, which is the pr...
There is nothing found to stop a willing buyer and seller concluding a transaction. We are available to discuss any issues at any time. Sincerely yours, Mike Winton Mike Winton IICRC Certified Water Damage Technician #144810
There is nothing found to stop a willing buyer and seller concluding a transaction. We are available to discuss any issues...
Inspection 16a Wayside 16a Wayside Miramar Created: 3/09/2015 Last Updated: 5/09/2015 Prepared for: Vendors 155 93% 2 TESTS COMPLETED OVERALL SCORE ACTIONS REQUIRED RESPONSIBLE PERSON Unassigned ACTIONS ASSIGNED 2 (100%) Prepared by Steam Limited 04 889 0770 www.triplecheck.kiwi Auditor: Mike Winton BCA WDRT CCT MRS IICRC Certified / Internachi Certified Home Inspector
Inspection 16a Wayside 16a Wayside Miramar Created  3 09 2015 Last Updated  5 09 2015 Prepared for  Vendors  155  93   2  ...
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. 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 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 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 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 ...
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. 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. N/A 1.26 The MBIE risk matrix would be medium risk for this home based on its location and design features. Pass 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 Monolithic cladding on a cavity system 1.29 The framing used is: Pass Light wooden framing 1.30 The roof materials are: Pass Pressed metal long run tiles 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 1.17 A 1.17 A 1.17 A 1.17 A
survey. Thermal imaging of ceilings. Testing of attic space and basement if above indicative results indicate moisture iss...
1.17 A 1.17 A 1.21 A 1.21 A 1.21 A 1.22 A 1.22 A 1.22 A 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 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 Pass Mostly - met all regulations at time of build. 2.9 Paint / plaster in good condition Pass Recently painted 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 N/A 2.17 Foundations are in good condition Pass 2.18 Foundations when seen are in good condition Pass
1.17 A  1.17 A  1.21 A  1.21 A  1.21 A  1.22 A  1.22 A  1.22 A  EXTERNAL WALLS, EXTERNAL WINDOWS, EXTERNAL ENTRIES 2.1 Ent...
2.11 A 2.11 B 2.11 C 2.11 D 2.11 E 2.11 F 2.11 G 2.11 H 2.11 I 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 Fail Minor lichen growth Action Assignee Due Date Spray roof annually No Name N/A 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 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 Pass Complete? No Action Comments Use sodium hypochlorite and back pack sprayer off a ladder or use a commercial service.
2.11 A  2.11 B  2.11 C  2.11 D  2.11 E  2.11 F  2.11 G  2.11 H  2.11 I ROOF   BALCONIES 3.1 Can roof be easily accessed  P...
3.13 Balcony penetrations are weather tight Pass 3.2 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 N/A 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
3.13 Balcony penetrations are weather tight  Pass  3.2 A ENTRY   FOYER 4.1 Door is in good condition  Pass  4.2 Moisture l...
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 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 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 Fail Seal shower main bathroom has shower leak Small bathroom shower all fine Action Assignee Due Date Seal shower No Name N/A 9.8 Moisture level around front of bath is acceptable Fail 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 No Action Comments Use a top end sealant - not selleys Pass 9.9 Sealant around baths and showers appears to be working as designed Complete? Main bathroom shower leaks on both sides.
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...
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 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 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 Ideally this would be plumbed to have vent exciting externally
9.13 Design of rooms allow moisture to easily escape  Pass  9.14 Tap ware in good condition  Pass  9.15 Shower rose in goo...
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 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 DVS / HRV / HEATING 12.1 Central heating present N/A 12.2 DVS present N/A 12.3 HRV present N/A 12.4 Gas heating present Pass 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? Pass 13.2 Decks tight against the cladding are a design risk, are they present? N/A 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? Pass 13.9 Lack of eaves is a design risk, is this a feature of the house? N/A 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
11.9 No water marks in ceiling  Pass  11.10 No evidence of prior water damage  Pass  11.11 No mould present No mould smell...
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 flow 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 floor 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 define as a chronic and systemic failure of joinery and cladding said to keep moisture out? Pass FINAL COMMENTS Home is in great condition. There are no major issues to address. Home is working as designed.
13.13 Moisture results from around the aluminium joinery indicate that some of the weep holes are blocked. If these are cl...
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...
Can Thermal Cameras see through walls? 1. No 2. They also do not detect moisture either. 3. They measure heat at a distance. 4. It’s then the skill, education level and experience of the technician to determine what they are seeing in the heat image. 5. Thermal Imaging in building inspection, is a scanning tool, that allows the operator to decide where to inspect using their other tools for definitive results. 6. It is possible to get many false positives with thermal cameras, so its’s the technician not the camera which is the most important part here. Is Monolithic cladding as bad as we are told? 1. No - just like all other cladding systems it has been appraised and approved for use in the New Zealand market. 2. Builders were building monolithic homes 30 years ago, and they are still building them today. If it was a banned or failed building system that would not be allowed to happen, would it? 3. There are good homes and bad homes in all styles, you just need to make sure you buy a good one. In our opinion, good builders built good homes, bad builders built bad homes. Its about as simple as that. 4. Good builders and architects made sure there were flashings installed and proper water proofing applied, bad builders didn’t. 5. Smart owners paint their homes regularly, and fix all the small issues that comes with ownership when they occur, ignorant owners do not. 6. Not all monoclad homes leak, but all monoclad homes that leak, have aluminium joinery. Poorly installed windows and doors, and weep holes that haven’t been cleaned for years allow moisture in, these are things that have nothing to do with the cladding. 7. Many monocled with issues have been tenanted over the years, with maintenance and painting that would be done in ones own home not being done.
Can Thermal Cameras see through walls  1. No 2. They also do not detect moisture either. 3. They measure heat at a distanc...
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 verifiable 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 floors, 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 definitive. 5. Moisture fluctuates 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 dehumidifier. 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 dehumidifier. 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 film over single glazing. 11. Make sure you vent your dryer outside. 12. Don’t use unflued Gas heaters. 13. Install thermal drapes that go from floor 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 definitive readings of actual moisture content. 5. We never give an opinion, we find 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 flood 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 first, 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...
Can Thermal Cameras see through walls? 1. No 2. They also do not detect moisture either. 3. They measure heat at a distance. 4. It’s then the skill, education level and experience of the technician to determine what they are seeing in the heat image. 5. Thermal Imaging in building inspection, is a scanning tool, that allows the operator to decide where to inspect using their other tools for definitive results. 6. It is possible to get many false positives with thermal cameras, so its’s the technician not the camera which is the most important part here. Is Monolithic cladding as bad as we are told? 1. No - just like all other cladding systems it has been appraised and approved for use in the New Zealand market. 2. Builders were building monolithic homes 30 years ago, and they are still building them today. If it was a banned or failed building system that would not be allowed to happen, would it? 3. There are good homes and bad homes in all styles, you just need to make sure you buy a good one. In our opinion, good builders built good homes, bad builders built bad homes. Its about as simple as that. 4. Good builders and architects made sure there were flashings installed and proper water proofing applied, bad builders didn’t. 5. Smart owners paint their homes regularly, and fix all the small issues that comes with ownership when they occur, ignorant owners do not. 6. Not all monoclad homes leak, but all monoclad homes that leak, have aluminium joinery. Poorly installed windows and doors, and weep holes that haven’t been cleaned for years allow moisture in, these are things that have nothing to do with the cladding. 7. Many monocled with issues have been tenanted over the years, with maintenance and painting that would be done in ones own home not being done.
Can Thermal Cameras see through walls  1. No 2. They also do not detect moisture either. 3. They measure heat at a distanc...
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 definition, 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 financial 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 Traffic guard roofing E. Too long between paint jobs. F. Joints that have opened. G. Top fixed balustrades into decks H. Lack of flashings around windows and doors I. Rotten weatherboards - maintenance J. Lack of waterproofing in concrete pad K. Failed Butynol roofing 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 first 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 fitted 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 fitted 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 floors 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...