Building Inspection Report

2015 4 Bluff Close - Kelson 000352
2015  4 Bluff Close - Kelson 000352
Triplecheck Building Inspection +1 Document No. 000352 Smith street 4 Bluff Close - Kelson Conducted on 05/11/2015, 14:06 PM Prepared by Mike Winton IICRC Certified Water Damage Technician Mike Winton
Triplecheck Building Inspection  1  Document No. 000352 Smith street 4 Blu    Close - Kelson Conducted on 05 11 2015, 14 0...
STEAM LIMITED - 0275 57 87 66 waterdamage@me.com www.triplecheck.kiwi ! IICRC CERTIFIED CONSULTING WATER DAMAGE TECHNICIANS ! ! ! 4 Bluff Close - Kelson Based on a survey conducted in October 2015, I am enclosing the following report. ! In my professional opinion the property represents a well built property, without any weather tightness issues ! All the readings taken indicate the cladding is working as designed. The home is warm and dry, and has been constructed to the standards required to meet all regulations at the time of build. ! The dwelling is not a leaky home currently, nor has it been one in the past. With regular maintenance, it will not become one in the future. ! ! It is always possible, as we do not remove gib board, carpets, tiles etc, that we can miss things, things that are at this stage are only minor or formative. ! But we compensate for this, by taking environmental readings, readings that help us by using building science, to tell us, whether there is hidden moisture present, or temperature readings that indicate unseen symptoms of building failure. ! 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 "no maintenance" home, and there is unlikely to be one developed in our lifetimes. ! So remember, maintenance of a dwelling in always needed. ! Most defects found, through general wear and tear are from deferred maintenance. ! Roofs last about 25 years, paint systems around 8 - 10 years. joinery mitres open up with long term sun exposure, and condensation can create damage in every area its allowed to occur. ! The environmental readings taken, indicate the home is a “dry occupancy” with moisture entry and exit balanced, meaning the home is not hiding any hidden moisture within the building envelope. ! These readings can vary from day to day, but we could not see any other symptoms that indicate the house is carrying an abnormal moisture load. ! For the age of the home. the house is in a great condition, it is spacious and warm. ! It is a fine example of a home built at that time. There are some cracks in the internal walls caused by ground movement as would be expected of a house of its age, but these are minor and of a cosmetic nature. !
  There is no such thing as  no maintenance  home, and there is unlikely to be one developed in our lifetimes.    So remem...
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 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. ! There is an owner made fence on the left hand side of the house, this protects visitors from a fall to the level below. ! Certain regulations have changed to enhance building in the 2000's, but this home is not showing signs of cladding, roofing or internal decay, from having been built to a prior code. ! Any wear and tear seen is expected for its age, there are some window rubbers to be replaced, and some general low level tidy ups to the exterior and garage area. ! The equilibrium moisture content for this home is calculated to be between 9% - 12% moisture content, the verifiable data included within shows that the house is within the expected range. ! Fixtures and fittings are all in an acceptable condition. ! 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. !
There are some minor external cracks in the cladding that can be    xed when the house is next painted, these are to be ex...
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 outdoor area is in good condition and is well fenced. ! Summary ! The house is not a leaky home. ! All readings taken indicate the home is a dry occupancy with vapor fluctuations in all rooms being recorded at less than 4 kpa difference. ! The home has been well built, there is nothing discovered to stop a willing buyer and willing seller concluding a transaction. ! I am available to discuss any issues at any time. ! Mike Winton! Steam Ltd. IICRC Certified Water Damage Technician #144810
The paint system is in good condition, and as long as you as the next owner, keeps the paint in good condition, I would ex...
Disclaimer The inspector believes the information contained within this home inspection report to be correct at the time of inspection. The inspector does not accept responsibility for any consequences arising from the use of the information herein. The report is based on matters which were observed or came to the attention of the inspector during the day of the assessment and should not be relied upon as an exhaustive record of all possible risks or hazards that may exist, or potential improvements that can be made. Triplecheck Home Inspections are the building inspection division of Steam Limited. Mike Winton, your inspector, is an internationally certified IICRC water damage remediation technician, and an Internachi certified home inspector, with over 20 years of experience in the insurance industry. Triplechecks terms and conditions can be found online at www.triplecheck.kiwi. Contact us on 04 8890770 Confidentiality Statement In order to maintain the integrity and credibility of the inspection processes and to protect the parties involved, it is understood that the inspector will not divulge to unauthorized persons any information obtained during this inspection unless legally obligated to do so. 000352 4 Bluff Close - Kelson -3-
Disclaimer The inspector believes the information contained within this home inspection report to be correct at the time o...
Table of Contents TRIPLECHECK BUILDING INSPECTION +1 Disclaimer Confidentiality Statement AUDIT Summary TESTING PROCEDURES BUILDING STRUCTURE INTERNAL ROOMS LAUNDRY GARAGE PROPERTY BASEMENT AREA MBIE RISK PROFILE LIMITATIONS OF INSPECTIONS. WHY BUILDINGS LEAK HOW TO CLEAN ALUMINIUM JOINERY UNDERSTANDING MOISTURE RESULTS ENVIRONMENTAL READINGS 2 3 3 5 5 6 8 9 12 13 14 15 16 17 18 19 20 21 000352 4 Bluff Close - Kelson -4-
Table of Contents TRIPLECHECK BUILDING INSPECTION  1 Disclaimer Con   dentiality Statement AUDIT Summary TESTING PROCEDURE...
Audit Question Response Details Summary This is the brief summary of the home inspection, these answer the questions, that bankers, financiers and lawyers and yourself are wanting to know. Is the home a "leaky home " ? no, there is no evidence to support this Is the home indicating it has been a leaky home in the past? no, there is no evidence to support this Is there any remedial work required to bring it up to standard? yes, there are some glazing issues to consider What condition is the joinery in? Expected wear and tear for its age, Work Required to bring it back to a good condition What condition is the paint in? Good Condition What condition is the cladding in? Good Condition The MBIE Risk Matrix Profile for this house would be medium risk This home is good condition - but some minor issues to address, joinery issues, removal of lichen Can the home be purchased without any expectation of major expenditure? expenditure between $400 - $1,000 000352 4 Bluff Close - Kelson -5-
Audit Question  Response  Details  Summary This is the brief summary of the home inspection, these answer the questions, t...
Testing Procedures Question Response Details This is where we explain how we tested and evaluated this home. As standard, we use thermal imaging and multiple moisture sensors to assess the hidden aspects of the home, for things that can not be seen by the human eye alone. We use hygrometers, to measure temperature and relative humidity, because without the measurement of these two readings, it is impossible to assess what the correct moisture content of the tested materials within the house should be at the time of inspection. We use thermal imaging and infra red thermometers to assess for hidden leaks and air leakage that can't be seen by eyesight, and to reach the high areas in the house it is impossible to reach without them. Unless requested otherwise, the moisture sensors used in this survey were non invasive, that is they measure moisture content 2 centimeters deep through into the gib board, window sills, etc. This means we can only tell you what the moisture content is at surface level, not at depth, against the external cladding. If requested, we are certified and competent as internationally certified water damage technicians to perform these surveys. This testing is at $80 + Gst per hole tested. If we feel that should be performed on this home we will tell you in writing below. Have we used thermal imaging in the production of this report? yes - a print sheet of images is enclosed Was a hygrometer used in assessing this home? yes What moisture sensors were used in creating this report? Extech M295 000352 4 Bluff Close - Kelson -6-
Testing Procedures Question  Response  Details  This is where we explain how we tested and evaluated this home. As standar...
Question Response Details Limitations of what we can find. By an inspections very nature, we spend less time assessing the home, than the builders spent building it. By the act of building walls, floors and ceilings, parts of the house are hidden away from practical inspection. Our mission, is to get the house to reveal its condition and workings through the use of our experience and equipment. We do not open walls, floors and ceilings without written permission during a standard inspection. We do not search for dry rot, we can not see through walls, we do not comment on electrical or plumbing, other than to comment on what we can see. We can not, without drilling comment on moisture content deep in the base plates against the cladding. We do not generally, walk on the roof, climb in the attic, or inspect every inch of the basement. A roof may have over 1800 screws holding down the long run, there may be over 1000 tiles on a roof, the roof may not be possible to walk on or access, without scaffolding, or the lightweight tiles may be so light, that carefully walking on them creates permanent damage. We choose to leave professional roof inspections to licensed roofers, however, we will comment on what we can see and with thermal imaging, we can comment if there is any current water damage symptoms, that allow us to show you there are roof leaks present. Again, while we may access the attic space to see what we can, without physically removing the insulation, we feel it is not possible to truly assess the attic space, plus we have the risk of putting our feet through the ceiling by mistake. So again, we utilise our equipment to assess at a distance to locate any leaks or anomalies that indicate a building failure. If failures are detected, we will enter to locate the issue and confirm its cause. We will not necessarily find, any and all leaks which may be small, formative or weather dependent, but we are sure to locate all significant moisture issues within the house in all the areas we can access. 000352 4 Bluff Close - Kelson -7-
Question  Response  Details  Limitations of what we can    nd. By an inspections very nature, we spend less time assessing...
Building Structure Question Response Is the home a monoclad home? Details No The type of monoclad is Is the home using brick or masonry construction? No The type of construction is Is the home weatherboard The type of weatherboard is The underfloor construction is Yes Fibre Cement weatherboards concrete The framing style is light timber framing The roof style is ceramic tile, concrete The eaves are large eaves Are there decks present attached to the house? yes The ground / path to cladding junction meets the latest building regulations, met all building regulations at time of build The roof complexity is fully protected with eaves The building envelope complexity is low risk Flashings are are largely non existant The gutters are PVC Heating on site is electricity Are there pictures to show? 000352 4 Bluff Close - Kelson Yes -8-
Building Structure Question  Response  Is the home a monoclad home   Details  No  The type of monoclad is Is the home usin...
Internal Rooms Question Response Details Room 1 entry What is the flooring? carpet Is plumbing present? no What is the heating or ventilation? none present What is the condition of the room? good condition What else is present? built in storage, single pane glazing, light switches in good condition What cooking facilities are present? none present What is the moisture situation? the room is a dry occupancy, the room is currently dry We're environmental readings taken? Yes Room 2 living room / dining room What is the flooring? carpet, vinyl Is plumbing present? no What is the heating or ventilation? Fire Place What is the condition of the room? good condition, normal wear and tear, a dry occupancy What else is present? single pane glazing, light switches in good condition, power outlets working What cooking facilities are present? What is the moisture situation? We're environmental readings taken? Yes Room 3 kitchen What is the flooring? vinyl Is plumbing present? PVC 000352 4 Bluff Close - Kelson -9-
Internal Rooms Question  Response  Details  Room 1 entry What is the    ooring   carpet  Is plumbing present   no  What is...
Question Response Details What is the heating or ventilation? none present What is the condition of the room? good condition, normal wear and tear, a dry occupancy What else is present? built in storage, single pane glazing, wooden joinery, light switches in good condition, power outlets working What cooking facilities are present? electric stove, electric oven, dishwasher, extractor, pantry, manufactured bench top What is the moisture situation? the room is a dry occupancy, the room is currently dry We're environmental readings taken? Yes Room 4 laundry What is the flooring? vinyl Is plumbing present? PVC What is the heating or ventilation? none present What is the condition of the room? good condition, normal wear and tear What else is present? single pane glazing, hot water tank seismically restrained, light switches in good condition, power outlets working What cooking facilities are present? none present What is the moisture situation? the room is a dry occupancy, the room is currently dry We're environmental readings taken? Yes Room 5 toilet What is the flooring? vinyl Is plumbing present? toilet What is the heating or ventilation? none present What is the condition of the room? good condition What else is present? single pane glazing, light switches in good condition What cooking facilities are present? none present 000352 4 Bluff Close - Kelson - 10 -
Question  Response  Details  What is the heating or ventilation   none present  What is the condition of the room   good c...
Question What is the moisture situation? Response Details the room is a dry occupancy, the room is currently dry We're environmental readings taken? Yes Room 6 bathroom What is the flooring? vinyl Is plumbing present? PVC , vanity, shower, bath What is the heating or ventilation? none present What is the condition of the room? good condition What else is present? single pane glazing, light switches in good condition What cooking facilities are present? none present What is the moisture situation? the room is a dry occupancy, the room is currently dry We're environmental readings taken? Yes Room 7 bedrooms 1-2-3 What is the flooring? carpet Is plumbing present? no What is the heating or ventilation? none present What is the condition of the room? good condition What else is present? built in storage, single pane glazing, light switches in good condition, power outlets working What cooking facilities are present? none present What is the moisture situation? We're environmental readings taken? 000352 4 Bluff Close - Kelson Yes - 11 -
Question What is the moisture situation   Response  Details  the room is a dry occupancy, the room is currently dry  We re...
Laundry Question Response Is a washing machine and / or dryer present? no Is there any evidence of current leaks? no Is the dryer vented externally Details no The water pressure is good The water is heated by electricity 000352 4 Bluff Close - Kelson - 12 -
Laundry Question  Response  Is a washing machine and   or dryer present   no  Is there any evidence of current leaks   no ...
Garage Question Response Details The garage door is manually opened The garage can fit two cars, a work area, has plenty of storage The condition of the garage is in good condition The moisture condition of the garage is the room is a moist occupancy, the room is currently dry Are there any pictures to highlight? 000352 4 Bluff Close - Kelson Yes - 13 -
Garage Question  Response  Details  The garage door is  manually opened  The garage can    t  two cars, a work area, has p...
Property Question Response Details The house is impacted by southerly winds, northerly winds, sea breezes, vegetation that blocks the sun, exposed position Fencing is in good condition The section will require regular maintenance Other things to note are multi level garden, no outside privacy, exceptional views, a child's play area 000352 4 Bluff Close - Kelson - 14 -
Property Question  Response  Details  The house is impacted by  southerly winds, northerly winds, sea breezes, vegetation ...
Basement Area Question Response Is there a basement area? yes Did we see underfloor insulation? Details no Would the house benefit from polyethylene ground cover being placed over any exposed ground? 000352 4 Bluff Close - Kelson no - 15 -
Basement Area Question  Response  Is there a basement area   yes  Did we see under   oor insulation   Details  no  Would t...
MBIE Risk Profile Question Response Details The six risk factor categories included in the E2/AS1 risk matrix relate to aspects of design that have been proven to affect the weathertightness of a building: Wind zone – Wind drives rain against a building and increases the potential for leaks, in particular at high, very high or extra high levels. Number of storeys – Taller buildings have more wall area exposed to wind and rain and water running over vulnerable areas such as window and door openings or junctions; taller buildings are also less likely to be sheltered by neighbouring buildings or vegetation. Roof and wall intersection design – Junctions between roofs and walls are potential sources of leaks and are often difficult to detail and build, meaning the risk of failure is higher than for less exposed junctions. Eaves width – Eaves provide shelter to the walls of a building and reduce the wetted area during rain; narrower eaves, or no eaves, mean less shelter and therefore greater risk. Envelope complexity – Complex buildings have more junctions and often more penetrations in the cladding for windows and other elements, creating increased risk of leaks. These details may be more difficult to design and build than simpler forms, so the risk of failure is greater. Deck design – Waterproof decks and solid balconies provide catchment areas for rain and so are potential sources of leaks. These risks are greater for cantilevered decks that penetrate the cladding and for decks with no upper storey, which are more exposed to the elements. Waterproof decks are also difficult to detail and build, increasing the risk of failure. 000352 4 Bluff Close - Kelson - 16 -
MBIE Risk Pro   le Question  Response  Details  The six risk factor categories included in the E2 AS1 risk matrix relate t...
Limitations of Inspections. Question Response Details Often, some problems only happen at certain times of the year, when winds, weather or water are present. Assessing at times, when these factors are not present, will not allow us to find these issues that may be present, days, weeks or months after we were on site. The Inspection enclosed, is of what we could assess, while on site on the date on the front of this report. Other Practical limitations are: 1. Non invasive moisture scanners provide relative readings 2 to 4 cm’s deep. 2. Non invasive scanners can return false positives respond from wires, pipes, and metallic building materials in the walls. 3. Pin probes provide accurate moisture content readings 10mm’s deep. 4. Thermal cameras do not se through walls or detect moisture. 5. Moisture levels rise and fall in relation to temperature and relative humidity. 6. It is not possible time wise to check every roof tile or nail head on a roof. A roofer is the best qualified person to inspect a roof. 7. Without removing the insulation, it’s impossible to assess a ceiling space fully. 8. Cladding that includes cementious materials often returns wet readings, when it’s dry. 9. Without scaffolding it’s difficult to assess all guttering and roof edges. 10. Often the house will have possessions and furniture blocking areas, so we can't see, reach or assess these areas. 11. We do not assess electrical or plumbing work, these require registered trade people in these areas. If you require, a full invasive moisture inspection, whereby we test the moisture content of the framing at up to 10 cm's deep up against the cladding, we are certified and competent to conduct this style of inspection for you. We will require the written permission of the home owner in advance, as we will be making holes into the skirting and framing materials of the home. 000352 4 Bluff Close - Kelson - 17 -
Limitations of Inspections. Question  Response  Details  Often, some problems only happen at certain times of the year, wh...
Why Buildings Leak Question Response Details When a building leaks, it is often difficult to identify where water has got through the cladding, as water can track within the structure. This is usually through the effects of gravity, which can move water a significant distance from where it first entered. Investigations of failed buildings have identified that the majority of leaks occur through wall claddings, and a number of high-risk details and design features have been identified. While roofs have not tended to feature in failure statistics, they still need to be detailed and constructed accurately. The most common areas where water has been found to penetrate the cladding are at: 1. joints and junctions at cladding penetrations (particularly around windows and doors) 2. junctions between different cladding materials 3. joints in the cladding 4. parapet and solid balcony walls 5. service penetrations (pipes and meter boxes) 6. structural penetrations 7. movement cracks in the cladding (particularly at joints and in monolithic finishes, between weatherboards, and mortar work between bricks) 8. roof-to-wall junctions 9. absorption through the cladding. While many leaks are a result of rain being driven against a building exterior at variable pressures, angles and directions (by wind), many buildings have leaked in calm conditions where water has entered the building through the effects of gravity (particularly when water has been allowed to pond on flat surfaces). If your building has a roof, walls , doors or windows, you can expect it to get a leak at some stage in its lifetime, install any plumbing inside, and its guaranteed to happen. Your responsibility is to keep the external paint system in good condition. Have the painters check around doors and windows for any cracks and gaps to be filled. Soft wash the house annually to remove residues and clean the painted surfaces. Spray with sodium hypochlorite to remove lichen annually. Have a roofer visit, when it's time to paint, to check penetrations on the roof, and the condition of the roofing materials. If you have cares and concerns and do not know who to ask for quotes, feel free to contact us and we will be happy to assist you with recommendations and advice. plus, you may be able to access our trade rates for repair work or materials, with different suppliers. 000352 4 Bluff Close - Kelson - 18 -
Why Buildings Leak Question  Response  Details  When a building leaks, it is often di   cult to identify where water has g...
Bluff Friday, 6 November 2015 Prepared For Vendor Noted 118 Observations
Bluff Friday, 6 November 2015 Prepared For Vendor Noted 118 Observations
1 Environmental readings 2 Environmental readings Page 2 of 60
1 Environmental readings  2 Environmental readings  Page 2 of 60
3 Environmental readings 4 Entry Page 3 of 60
3 Environmental readings  4 Entry  Page 3 of 60
6 View north 7 View south Page 4 of 60
6 View north  7 View south  Page 4 of 60
8 Environmental readings 9 Environmental readings Page 5 of 60
8 Environmental readings  9 Environmental readings  Page 5 of 60
10 Environmental readings 11 Page 6 of 60
10 Environmental readings  11  Page 6 of 60
12 Environmental readings 13 Environmental readings Page 7 of 60
12 Environmental readings  13 Environmental readings  Page 7 of 60
14 Environmental readings 15 Environmental readings Page 8 of 60
14 Environmental readings  15 Environmental readings  Page 8 of 60
16 Environmental readings 17 Environmental readings Page 9 of 60
16 Environmental readings  17 Environmental readings  Page 9 of 60
18 Environmental readings 19 Environmental readings Page 10 of 60
18 Environmental readings  19 Environmental readings  Page 10 of 60
20 Vinyl flooring 21 Carpet and vinyl Page 11 of 60
20 Vinyl    ooring  21 Carpet and vinyl  Page 11 of 60
22 Corner of shower exhibits wear and tear 23 Above window Page 12 of 60
22 Corner of shower exhibits wear and tear  23 Above window  Page 12 of 60
25 Rust on end of external lintel facing south 26 Front south Page 13 of 60
25 Rust on end of external lintel facing south  26 Front south  Page 13 of 60
27 Eastern side Fence to stop fall Mould evident on rear of entry wall Concrete block construction at ground level 28 Retaining wall in place Page 14 of 60
27 Eastern side Fence to stop fall Mould evident on rear of entry wall Concrete block construction at ground level  28 Ret...
29 Window mitres and rubbers need to checked by Aluminium maintenance technician. 30 Window mitres and rubbers need to checked by Aluminium maintenance technician. Page 15 of 60
29 Window mitres and rubbers need to checked by Aluminium maintenance technician.  30 Window mitres and rubbers need to ch...
31 Window mitres and rubbers need to checked by Aluminium maintenance technician. 32 Page 16 of 60
31 Window mitres and rubbers need to checked by Aluminium maintenance technician.  32  Page 16 of 60
33 Window mitres and rubbers need to checked by Aluminium maintenance technician. 34 Deck stained and in good condition on top Page 17 of 60
33 Window mitres and rubbers need to checked by Aluminium maintenance technician.  34 Deck stained and in good condition o...
35 Single pane glazing 36 Mesh for extra protection Page 18 of 60
35 Single pane glazing  36 Mesh for extra protection  Page 18 of 60
37 Cut back branches away from home 38 Main entry Covered Page 19 of 60
37 Cut back branches away from home  38 Main entry Covered  Page 19 of 60
39 Driveway Parking Lawn areas Entrance to garage 40 Side steps in good condition Page 20 of 60
39 Driveway Parking Lawn areas Entrance to garage  40 Side steps in good condition  Page 20 of 60
41 Street front In good condition 42 Upwards towards street Page 21 of 60
41 Street front In good condition  42 Upwards towards street  Page 21 of 60
43 Garage Concrete wall 44 2 manual roller doors DIY roof panels installed Page 22 of 60
43 Garage Concrete wall  44 2 manual roller doors DIY roof panels installed  Page 22 of 60
45 Reattach roof panels securely 46 Doors in good condition Page 23 of 60
45 Reattach roof panels securely  46 Doors in good condition  Page 23 of 60
47 Large work space Unfinished 48 Another view Page 24 of 60
47 Large work space Un   nished  48 Another view  Page 24 of 60
50 Beneath front deck. Spray with sodium hypochlorite to remove mould. 51 Re gib these areas next to garage Page 25 of 60
50 Beneath front deck. Spray with sodium hypochlorite to remove mould.  51 Re gib these areas next to garage  Page 25 of 6...
52 Spray sodium hypochlorite in this area 53 Spray sodium hypochlorite in this area To remove lichen Page 26 of 60
52 Spray sodium hypochlorite in this area  53 Spray sodium hypochlorite in this area To remove lichen  Page 26 of 60
54 Spray sodium hypochlorite in areas of red arrows. Repair the area indicated on wall 55 Page 27 of 60
54 Spray sodium hypochlorite in areas of red arrows. Repair the area indicated on wall  55  Page 27 of 60
56 57 Page 28 of 60
56  57  Page 28 of 60
58 Garage for two cars 59 Grass play area Page 29 of 60
58 Garage for two cars  59 Grass play area  Page 29 of 60
60 Grass play area 61 Grass play area Page 30 of 60
60 Grass play area  61 Grass play area  Page 30 of 60
62 Heat pump 63 2nd heat pump Page 31 of 60
62 Heat pump  63 2nd heat pump  Page 31 of 60
64 Seal around windows 65 Window mitres and rubbers need to checked by Aluminium maintenance technician. Page 32 of 60
64 Seal around windows  65 Window mitres and rubbers need to checked by Aluminium maintenance technician.  Page 32 of 60  ...
66 67 Seal repair Page 33 of 60
66  67 Seal repair  Page 33 of 60
68 Use rust protectant to prevent this from becoming worse 69 Concrete nib wall Great gap between ground and cladding Page 34 of 60
68 Use rust protectant to prevent this from becoming worse  69 Concrete nib wall Great gap between ground and cladding  Pa...
70 A paint will be required soon To prevent water entry and restore home to peak condition. 71 Window mitres and rubbers need to checked by Aluminium maintenance technician. Page 35 of 60
70 A paint will be required soon To prevent water entry and restore home to peak condition.  71 Window mitres and rubbers ...
72 Window mitres and rubbers need to checked by Aluminium maintenance technician. 73 Window mitres and rubbers need to checked by Aluminium maintenance technician. Page 36 of 60
72 Window mitres and rubbers need to checked by Aluminium maintenance technician.  73 Window mitres and rubbers need to ch...
74 Weatherboards in good condition overall 75 Plywood fence is essential to stop anyone falling to level below Page 37 of 60
74 Weatherboards in good condition overall  75 Plywood fence is essential to stop anyone falling to level below  Page 37 o...
76 Window mitres and rubbers need to checked by Aluminium maintenance technician. 77 Sealed Page 38 of 60
76 Window mitres and rubbers need to checked by Aluminium maintenance technician.  77 Sealed  Page 38 of 60
78 Window mitres and rubbers need to checked by Aluminium maintenance technician. 79 Window mitres and rubbers need to checked by Aluminium maintenance technician. Page 39 of 60
78 Window mitres and rubbers need to checked by Aluminium maintenance technician.  79 Window mitres and rubbers need to ch...
80 Window mitres and rubbers need to checked by Aluminium maintenance technician. 81 Window mitres and rubbers need to checked by Aluminium maintenance technician. Page 40 of 60
80 Window mitres and rubbers need to checked by Aluminium maintenance technician.  81 Window mitres and rubbers need to ch...
82 Window mitres and rubbers need to checked by Aluminium maintenance technician. 83 Window mitres and rubbers need to checked by Aluminium maintenance technician. Page 41 of 60
82 Window mitres and rubbers need to checked by Aluminium maintenance technician.  83 Window mitres and rubbers need to ch...
84 Window mitres and rubbers need to checked by Aluminium maintenance technician. 85 Steps Sturdy Page 42 of 60
84 Window mitres and rubbers need to checked by Aluminium maintenance technician.  85 Steps Sturdy  Page 42 of 60
86 Storage on entry deck 87 Eaves protect walls Page 43 of 60
86 Storage on entry deck  87 Eaves protect walls  Page 43 of 60
88 Bathroom 89 Toilet Page 44 of 60
88 Bathroom  89 Toilet  Page 44 of 60
90 Tap ware 91 PVC plumbing Page 45 of 60
90 Tap ware  91 PVC plumbing  Page 45 of 60
92 Vanity 93 Shower Older style Page 46 of 60
92 Vanity  93 Shower Older style  Page 46 of 60
94 Fire alarm in place 95 Entry to roof space Page 47 of 60
94 Fire alarm in place  95 Entry to roof space  Page 47 of 60
96 Heat transfer 97 Storage Page 48 of 60
96 Heat transfer  97 Storage  Page 48 of 60
98 bedroom to street 99 Heat transfer Page 49 of 60
98 bedroom to street  99 Heat transfer  Page 49 of 60
100 Storage 101 Master bedroom Page 50 of 60
100 Storage  101 Master bedroom  Page 50 of 60
102 Hallway storage 103 Bedroom Page 51 of 60
102 Hallway storage  103 Bedroom  Page 51 of 60
104 Storage 105 Filter Page 52 of 60
104 Storage  105 Filter  Page 52 of 60
106 Storage at side entrance 107 Security alarm Page 53 of 60
106 Storage at side entrance  107 Security alarm  Page 53 of 60
108 Conservatory 109 Fireplace Page 54 of 60
108 Conservatory  109 Fireplace  Page 54 of 60
110 Dining area 111 Kitchen storage Page 55 of 60
110 Dining area  111 Kitchen storage  Page 55 of 60
112 Extractor 113 Laundry with vent Page 56 of 60
112 Extractor  113 Laundry with vent  Page 56 of 60
114 Laundry basin 115 PVC plumbing Page 57 of 60
114 Laundry basin  115 PVC plumbing  Page 57 of 60
116 Kitchen sink 117 Oven Page 58 of 60
116 Kitchen sink  117 Oven  Page 58 of 60
118 Dishwasher 119 Kitchen storage Page 59 of 60
118 Dishwasher  119 Kitchen storage  Page 59 of 60
120 More kitchen storage 121 Tiled kitchen bench Mike Winton. IICRC Certified Technician Steam Limited. www.triplecheck.kiwi Page 60 of 60
120 More kitchen storage  121 Tiled kitchen bench  Mike Winton. IICRC Certi   ed Technician Steam Limited. www.triplecheck...
How to Clean Aluminium Joinery Question Response Details Blocked aluminium joinery weep holes, and aluminium joinery without flashings, is in our opinion, the biggest contributor to moisture entry into the average kiwi home. Most homes we inspect, will have at least a few windows, with blocked weep holes. At the Auckland University Symposium on Leaky Homes in 2005, speakers commented on how up to 20% of Joinery delivered onsite is already failing allowing water into the joinery. The good news is that when unblocked and cleaned out, the moisture content can return to normal within about 90 days. To clean a weep hole, get a low cost pipe cleaner, and insert in the condensation holes on the left and right hand side of the windows, move it until the blockage clears, then poor some water into the condensation tray to see the water flow freely, from inside to outside. Continue cleaning till this is achieved. In most case, this will cure the problem, but depending on the length of time the weep hole has been blocked, it is possible for the wooden sill and framing, around the window to be damaged, with decay present. Our opinion at Steam Ltd is, providing the weep hole is flowing freely, and there is no further water entry from water externally, and if the wood strength is at 80 - 85% of the original timber condition, the dry sill and framing will continue to perform the function it was designed to do. If, however the wood has rotted away, it will be necessary to open the wall internally, in the areas around the windows, to check the actual extent of timber damage. And then base a remediation plan after a visual inspection. Steam Ltd can undertake this further testing for you on request. But in the first instance, just clean the weep hole! Joinery manufacturers make it a requirement for owners to do this every 6 months, if owners want to make a claim under warranty. 000352 4 Bluff Close - Kelson - 19 -
How to Clean Aluminium Joinery Question  Response  Details  Blocked aluminium joinery weep holes, and aluminium joinery wi...
Understanding Moisture Results Question Response Details Enclosed within the report, there are photos showing the environmental readings and moisture content within the materials tested. The Extech M295 tests moisture content 20 mm's into the building materials, but no deeper. Readings under 20% moisture content would generally be considered safe. Readings between 20% to 24% would be considered too high, and of concern. Readings over 24% would indicate there is moisture damage occurring, and that if the wood stays saturated decay would occur. Naturally, there are exceptions, and what is mentioned above applies to pine wood. Native timbers are more dense than pine, so they return higher readings naturally, but may be at no danger of decay. Non invasive moisture meters can also return false positives, with higher readings being triggered by wires, nails, concrete, pipes and metallic building to name a few things. In looking at thermal images, please understand, that all pictures bear no relation in colour results to each other. Blue does not mean water, it merely indicates the cooler temperatures in that image. Unless otherwise stated - all images are acceptable as normal with no issues. We will indicate any images of interest or concern. Environmental Readings Ideally, relative humidity will be between 35% to 65%. This is a comfortable band for humans to live in. Recording temperature and relative humidity, allows us to calculate the equilibrium moisture content. The equilibrium moisture content tells us what the moisture content of the wood should be in each room tested. The equilibrium moisture content rises and falls with changes in temperature and humidity. Without calculating the relationship between temperature and relative humidity, it would not be possible to comment accurately about the moisture content within your home. In most New Zealand homes, you can expect equilibrium moisture content to be between 11% to 15% on most days. 000352 4 Bluff Close - Kelson - 20 -
Understanding Moisture Results Question  Response  Details  Enclosed within the report, there are photos showing the envir...
Environmental Readings Question Response Details Dry / Moist / Wet Occupancies By calculating vapor pressure, which requires the use of a hygrometer, we can determine the moisture balance in a room, or a house. A dry occupancy is where, moisture in and out is balanced. A moist occupancy is where, there is slightly more moisture in than moisture out, this is common in bathrooms, basements and kitchens. A wet occupancy is where, there is a much greater presence of moisture in than moisture out. 000352 4 Bluff Close - Kelson - 21 -
Environmental Readings Question  Response  Details  Dry   Moist   Wet Occupancies By calculating vapor pressure, which req...
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