building inspection

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STEAM LIMITED - 0275 57 87 66 waterdamage@me.com www.triplecheck.kiwi ! IICRC CERTIFIED CONSULTING WATER DAMAGE TECHNICIANS ! ! 154B Newlands Road ! Based on a survey conducted in December 2015, I am enclosing the following report. ! In my professional opinion the property represents a well maintained, well built property, without weather tightness issues. ! All the readings taken indicate the cladding is working as designed. The home is warm and dry, and has been constructed to the standards required to meet all regulations at the time of build. ! The dwelling is not a leaky home currently, nor has it been one in the past. With regular maintenance, it will not become one in the future. ! It is always possible, as we do not remove gib board, carpets, tiles etc, that we can miss things, things that are at this stage are only minor or formative. ! But we compensate for this, by taking environmental readings, readings that help us by using building science, to tell us, whether there is hidden moisture present, or temperature readings that indicate unseen symptoms of building failure. ! If we think there is further investigation necessary, we will tell you, and we are competent to undertake these investigations ourselves.
STEAM LIMITED  -  0275 57 87 66 waterdamage me.com www.triplecheck.kiwi     IICRC CERTIFIED CONSULTING WATER DAMAGE TECHNI...
! There is no such thing as a "no maintenance" home, and there is unlikely to be one developed in our lifetimes. ! So remember, maintenance of a dwelling in always needed. Most defects found, through general wear and tear are from deferred maintenance. ! Roofs last about 25 years, paint systems around 8 - 10 years. joinery mitres open up with long term sun exposure, and condensation can create damage in every area its allowed to occur. ! The overall environmental readings taken, indicate the home is a “dry occupancy” with moisture entry and exit balanced, meaning the home is not hiding any hidden moisture within the building envelope. These readings can vary from day to day, but we could not see any other symptoms that indicate the house is carrying an abnormal moisture load. ! For the age of the home. the house is in a great condition, it is spacious and warm. It is a fine example of a home built at that time. ! There are some internal cracks caused by ground movement, these are minor and of a cosmetic nature. ! 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 no such thing as a  no maintenance  home, and there is unlikely to be one developed in our lifetimes.     So re...
Certain regulations have changed to enhance building standards in the 2000's, but this home is not showing signs of cladding, roofing or internal decay, from having been built to a prior code. ! Any wear and tear seen is expected for its age, and if maintained as well into the future by its next owners, as it has been by its current owners, this home should not experience any undue premature problems. ! The equilibrium moisture content for this home is calculated to be between 10 - 12% moisture content, the verifiable data included within shows that the house is within the expected range. ! Fixtures and fittings are all in an good condition, and of a similar or superior level to similar homes of its age. ! Exterior cladding is in a good condition. Most issues homes of this age have, made from similar materials, are to do with window joinery and flashings. ! ! Like all monolithic systems, including masonry, brick et al, you can expect minor cracking to occur over the life of the house, this is to do primarily with ground movement, caused by earthquakes. ! These fine lines and cracks are to be expected, and when the house is painted on a regular 8 year cycle, should not pose any issues, with the longevity of the house. ! If the house was to be a so called "leaky home", you would have expected the house to have "failed" by now, and evidence of water entry to be showing, at least a decade ago.
Certain regulations have changed to enhance building standards in the 2000 s, but this home is not showing signs of claddi...
! Any moisture issues you can expect going forward with this house, are now maintenance issues, (paint system, window rubbers, keeping the weep holes in the joinery clean), or plumbing failures. ! The paint system is in good condition, and as long as you as the next owner, keeps the paint in good condition, I would expect no issues going forward. ! The internal wood, may or may not be treated, there is no way for us to confirm this either way. The essential thing to understand, with the concept of treated wood, is that, if the wood gets wet and stays wet, it will rot and decay over time. ! The exception to this, is marine treated wood, and we know this dwelling was not built with this type of product. ! So the owner's key mission, is to stop water entering the building, provided that is done, any discussion on the merits of treated wood, in our experience, is largely academic. ! The builders have paid good attention to all aspects of this build, care and attention to detail is evident everywhere we inspected. ! There is one shower leak and some blocked weep holes, but these will have been fixed by the time these words are read, but it will take at least 90 days for the moisture content to return to normal. ! There is off street parking. ! ! !
  Any moisture issues you can expect going forward with this house, are now maintenance issues,  paint system, window rubb...
! ! ! ! Summary ! The house is not a leaky home. ! It is performing as expected for a home of its age. ! The vendors have performed scheduled maintenance on this home and have maintained its condition. ! All readings taken indicate the home is a dry occupancy with vapor fluctuations in all rooms being recorded at less than 4 kpa difference. ! The home has been well built, there is nothing discovered to stop a willing buyer, and willing seller concluding a transaction. ! ! ! ! ! ! ! Mike Winton! Steam Ltd. IICRC Certified Water Damage Technician #144810
        Summary   The house is not a leaky home.   It is performing as expected for a home of its age.   The vendors have ...
2015 154b newlands road 000364
2015  154b newlands road 000364
Your thermal imaging, moisture and building inspection conducted for vendors Document No. 000364 Address 154b newlands road Conducted on 07/12/2015, 02:44 PM Prepared by an IICRC Certified Water Damage Technician Mike Winton 154 Newlands Road Newlands Wellington 6037 New Zealand (-41.226899, 174.819997) Completed on 07/12/2015, 08:31 PM
Your thermal imaging, moisture and building inspection conducted for  vendors Document No. 000364 Address 154b newlands ro...
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 04 974 4528 www.triplecheck.kiwi 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. 000364 154b newlands road -3-
Disclaimer The inspector believes the information contained within this home inspection report to be correct at the time o...
Table of Contents YOUR THERMAL IMAGING, MOISTURE AND BUILDING INSPECTION Disclaimer Confidentiality Statement AUDIT Summary TESTING PROCEDURES BUILDING STRUCTURE INTERNAL ROOMS LAUNDRY GARAGE BASEMENT AREA PROPERTY RECOMMENDATIONS MBIE RISK PROFILE LIMITATIONS OF INSPECTIONS. WHY BUILDINGS LEAK HOW TO CLEAN ALUMINIUM JOINERY UNDERSTANDING MOISTURE RESULTS ENVIRONMENTAL READINGS MEDIA 3 3 5 5 6 8 10 17 18 19 20 21 22 23 24 25 26 27 28 000364 154b newlands road -4- 2
Table of Contents YOUR THERMAL IMAGING, MOISTURE AND BUILDING INSPECTION Disclaimer Con   dentiality Statement AUDIT Summa...
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 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? no What condition is the joinery in? Good Condition What condition is the paint in? Good Condition What condition is the cladding in? Good Condition This home is In good condition The MBIE Risk Matrix Profile for this house would be medium risk Can the home be purchased without any expectation of major expenditure? yes - no major issues of concern were detected 000364 154b newlands road -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 000364 154b newlands road -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. 000364 154b newlands road -7-
Question  Response  Details  Limitations of what we can    nd. By an inspections very nature, we spend less time assessing...
Building Structure Question Is the home a monoclad home? The type of monoclad is Response yes Details In part, the majority of the home is corrugated iron. direct fix Hardies board, with a painted texture, Aluminium siding Is the home using brick or masonry construction? no Is the home weatherboard no The underfloor construction is The framing style is concrete piles light timber framing The roof style is long run color steel The eaves are short eaves Are there decks present attached to the house? yes - but no issues The ground / path to cladding junction met all building regulations at time of build, allows for water wicking up into the cladding The roof complexity is simple The building envelope complexity is moderately complex Flashings are seen around all doors and windows The gutters are PVC Did thermal Imaging show insulation installed in walls and ceilings? Yes, in both walls and ceilings Heating on site is electricity 000364 154b newlands road -8-
Building Structure Question Is the home a monoclad home  The type of monoclad is  Response yes  Details In part, the major...
Question Response Are there pictures to show? Details Yes Appendix 1 Appendix 2 Appendix 3 Appendix 4 Appendix 5 Appendix 6 Appendix 7 Appendix 8 Appendix 9 Appendix 10 Appendix 11 Appendix 12 Appendix 13 Appendix 14 Appendix 15 Appendix 16 Appendix 17 Appendix 18 000364 154b newlands road -9-
Question  Response  Are there pictures to show   Details  Yes  Appendix 1  Appendix 2  Appendix 3  Appendix 4  Appendix 5 ...
Internal Rooms Question Response Details Room 1 entry / hallways What is the flooring? carpet, tiles 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? fire alarm , security system, built in storage, 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 Appendix 19 Appendix 20 Appendix 21 Appendix 22 Appendix 23 Appendix 24 Appendix 25 Appendix 26 Appendix 27 Appendix 28 Appendix 29 Appendix 30 Appendix 31 Appendix 32 Appendix 33 Room 2 bed 3 000364 154b newlands road - 10 -
Internal Rooms Question  Response  Details  Room 1 entry   hallways What is the    ooring   carpet, tiles  Is plumbing pre...
Question Response Details 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, a dry occupancy 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? the room is a dry occupancy, the room is currently dry We're environmental readings taken? Appendix 34 Appendix 35 Yes Appendix 36 Appendix 37 Appendix 38 Room 3 living room What is the flooring? carpet Is plumbing present? no What is the heating or ventilation? Heat Pump 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? none present What is the moisture situation? the room is a dry occupancy, the room is currently dry 000364 154b newlands road - 11 -
Question  Response  Details  What is the    ooring   carpet  Is plumbing present   no  What is the heating or ventilation ...
Question Response We're environmental readings taken? Details Deck in good condition. Trafficguard on pkywoodt Yes Appendix 39 Appendix 40 Appendix 41 Appendix 42 Appendix 43 Appendix 45 Appendix 46 Appendix 47 Appendix 48 Appendix 44 Appendix 49 Room 4 bedroom with deck 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, normal wear and tear, a dry occupancy 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? the room is a dry occupancy, the room is currently dry Room 5 kitchen What is the flooring? tiles Is plumbing present? PVC What is the heating or ventilation? Heat Pump 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, light switches in good condition, power outlets working 000364 154b newlands road - 12 -
Question  Response  We re environmental readings taken   Details Deck in good condition. Tra   cguard on pkywoodt  Yes  Ap...
Question Response Details What cooking facilities are present? electric stove, electric oven, dishwasher, 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 Appendix 50 Appendix 51 Appendix 52 Appendix 53 Appendix 54 Appendix 56 Appendix 57 Appendix 58 Appendix 59 Appendix 55 Appendix 60 Room 6 toilet What is the flooring? vinyl Is plumbing present? PVC , toilet, vanity 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, 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? Appendix 61 000364 154b newlands road Appendix 62 Yes Appendix 63 - 13 -
Question  Response  Details  What cooking facilities are present   electric stove, electric oven, dishwasher, pantry, manu...
Question Response Details Room 7 bed 1 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, normal wear and tear, a dry occupancy 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? the room is a dry occupancy, the room is currently dry We're environmental readings taken? Yes Dimmer switches present Appendix 64 Appendix 65 Appendix 66 Appendix 67 Appendix 70 Appendix 71 Appendix 72 Appendix 68 Appendix 69 Appendix 73 Room 8 upstairs bathroom What is the flooring? tiles Is plumbing present? PVC , toilet, vanity, shower, bath What is the heating or ventilation? none present What is the condition of the room? good condition, normal wear and tear, evidence of water damage, a dry occupancy 000364 154b newlands road - 14 -
Question  Response  Details  Room 7 bed 1 What is the    ooring   carpet  Is plumbing present   no  What is the heating or...
Question Response Details What else is present? central heating controls, 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? the room is a dry occupancy, the room is currently dry We're environmental readings taken? Yes Appendix 74 Appendix 75 Appendix 76 Appendix 77 Appendix 78 Appendix 79 Appendix 80 Appendix 81 Appendix 82 Appendix 83 Appendix 84 Appendix 85 Appendix 86 Appendix 87 Appendix 88 Appendix 89 Appendix 90 Room 9 bed 2 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, normal wear and tear, a dry occupancy 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 000364 154b newlands road - 15 -
Question  Response  Details  What else is present   central heating controls, built in storage, single pane glazing, light...
Question What is the moisture situation? Response Details the room is a dry occupancy, there is evidence of historical water damage, the room is currently dry, condensation damage to window sills We're environmental readings taken? Yes Appendix 91 Appendix 92 Appendix 93 Appendix 97 Appendix 98 Appendix 99 000364 154b newlands road Appendix 94 Appendix 95 Appendix 96 - 16 -
Question What is the moisture situation   Response  Details  the room is a dry occupancy, there is evidence of historical ...
Laundry Question Response Is a washing machine and / or dryer present? yes Is the dryer vented externally no Details Is there any evidence of current leaks? there is a vented place in the upstairs cupboard Safe Appendix 100 The water pressure is good The water is heated by electricity 000364 154b newlands road - 17 -
Laundry Question  Response  Is a washing machine and   or dryer present   yes  Is the dryer vented externally  no  Details...
Garage Question Response Details The garage can fit one car, a work area, the laundry, has plenty of storage The condition of the garage is in good condition, powered opener seen The garage door is in good condition The moisture condition of the garage is the room is a dry occupancy, the room is currently dry Are there any pictures to highlight? Appendix 101 Appendix 102 Yes Appendix 103 Appendix 104 Appendix 105 Appendix 106 There is evidence of blocked weep holes, caused by the weep holes filling with dust or insects, when these are cleaned the moisture levels should return to their normal level within 90 days. Appendix 107 000364 154b newlands road Appendix 108 - 18 -
Garage Question  Response  Details  The garage can    t  one car, a work area, the laundry, has plenty of storage  The con...
Basement Area Question Response Is there a basement area? yes Did we see underfloor insulation? Yes Details Would the house benefit from polyethylene ground cover being placed over any exposed ground? 000364 154b newlands road silver foil no Ground appears dry - 19 -
Basement Area Question  Response  Is there a basement area   yes  Did we see under   oor insulation   Yes  Details  Would ...
Property Question Response Details The house is impacted by northerly winds Fencing is in good condition The section will require regular maintenance Other things to note are patio, multi level garden, privacy, well presented garden 000364 154b newlands road - 20 -
Property Question  Response  Details  The house is impacted by  northerly winds  Fencing is  in good condition  The sectio...
Recommendations Question Response Details spray annually to remove lichen cut plants back and away from the house Single pane glass can mean more condensation - think of installing a PIV system Take a few minutes to clean out the aluminium weep holes, this will prevent water entering your wall area. Consider applying a waterproof membrane between the ground and cladding. Consider the advantages of a shower dome in reducing condensation. Instead of installing double glazing consider "enerlogic film", the same results at a third of the price. 000364 154b newlands road - 21 -
Recommendations Question  Response  Details  spray annually to remove lichen cut plants back and away from the house Singl...
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. 000364 154b newlands road - 22 -
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. 000364 154b newlands road - 23 -
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 ibetween 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. 000364 154b newlands road - 24 -
Why Buildings Leak Question  Response  Details  When a building leaks, it is often di   cult to identify where water has g...
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. 000364 154b newlands road - 25 -
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. 000364 154b newlands road - 26 -
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. 000364 154b newlands road - 27 -
Environmental Readings Question  Response  Details  Dry   Moist   Wet Occupancies By calculating vapor pressure, which req...
Media Appendix 1 Appendix 3 000364 154b newlands road Appendix 2 Appendix 4 - 28 -
Media  Appendix 1  Appendix 3  000364 154b newlands road  Appendix 2  Appendix 4  - 28 -
Appendix 5 Appendix 7 000364 154b newlands road Appendix 6 Appendix 8 - 29 -
Appendix 5  Appendix 7  000364 154b newlands road  Appendix 6  Appendix 8  - 29 -
Appendix 9 Appendix 10 Appendix 11 Appendix 12 Rubbers are at the end of their life and replacing them will be recommended within the next 24 months to ensure the continued weather proofing of the windows. 000364 154b newlands road - 30 -
Appendix 9  Appendix 10  Appendix 11  Appendix 12  Rubbers are at the end of their life and replacing them will be recomme...
Appendix 13 Appendix 14 Appendix 15 Appendix 16 Outdoor areas are in good condition, the patio up top is protected and an extension of the home. Check the growth of the tree in appendix 16. 000364 154b newlands road - 31 -
Appendix 13  Appendix 14  Appendix 15  Appendix 16  Outdoor areas are in good condition, the patio up top is protected and...
Appendix 17 Appendix 19 000364 154b newlands road Appendix 18 Appendix 20 - 32 -
Appendix 17  Appendix 19  000364 154b newlands road  Appendix 18  Appendix 20  - 32 -
Appendix 21 Appendix 23 000364 154b newlands road Appendix 22 Appendix 24 - 33 -
Appendix 21  Appendix 23  000364 154b newlands road  Appendix 22  Appendix 24  - 33 -
Appendix 25 Appendix 27 000364 154b newlands road Appendix 26 Appendix 28 - 34 -
Appendix 25  Appendix 27  000364 154b newlands road  Appendix 26  Appendix 28  - 34 -
Appendix 29 Appendix 31 000364 154b newlands road Appendix 30 Appendix 32 - 35 -
Appendix 29  Appendix 31  000364 154b newlands road  Appendix 30  Appendix 32  - 35 -
Appendix 33 Appendix 35 000364 154b newlands road Appendix 34 Appendix 36 - 36 -
Appendix 33  Appendix 35  000364 154b newlands road  Appendix 34  Appendix 36  - 36 -
Appendix 37 Appendix 39 000364 154b newlands road Appendix 38 Appendix 40 - 37 -
Appendix 37  Appendix 39  000364 154b newlands road  Appendix 38  Appendix 40  - 37 -
Appendix 41 Appendix 43 000364 154b newlands road Appendix 42 Appendix 44 - 38 -
Appendix 41  Appendix 43  000364 154b newlands road  Appendix 42  Appendix 44  - 38 -
Appendix 45 Appendix 47 000364 154b newlands road Appendix 46 Appendix 48 - 39 -
Appendix 45  Appendix 47  000364 154b newlands road  Appendix 46  Appendix 48  - 39 -
Appendix 49 Appendix 51 000364 154b newlands road Appendix 50 Appendix 52 - 40 -
Appendix 49  Appendix 51  000364 154b newlands road  Appendix 50  Appendix 52  - 40 -
Appendix 53 Appendix 55 000364 154b newlands road Appendix 54 Appendix 56 - 41 -
Appendix 53  Appendix 55  000364 154b newlands road  Appendix 54  Appendix 56  - 41 -
Appendix 57 Appendix 59 000364 154b newlands road Appendix 58 Appendix 60 - 42 -
Appendix 57  Appendix 59  000364 154b newlands road  Appendix 58  Appendix 60  - 42 -
Appendix 61 Appendix 63 000364 154b newlands road Appendix 62 Appendix 64 - 43 -
Appendix 61  Appendix 63  000364 154b newlands road  Appendix 62  Appendix 64  - 43 -
Appendix 65 Appendix 67 000364 154b newlands road Appendix 66 Appendix 68 - 44 -
Appendix 65  Appendix 67  000364 154b newlands road  Appendix 66  Appendix 68  - 44 -
Appendix 69 Appendix 71 000364 154b newlands road Appendix 70 Appendix 72 - 45 -
Appendix 69  Appendix 71  000364 154b newlands road  Appendix 70  Appendix 72  - 45 -
Appendix 73 Appendix 75 000364 154b newlands road Appendix 74 Appendix 76 - 46 -
Appendix 73  Appendix 75  000364 154b newlands road  Appendix 74  Appendix 76  - 46 -
Appendix 77 Appendix 79 000364 154b newlands road Appendix 78 Appendix 80 - 47 -
Appendix 77  Appendix 79  000364 154b newlands road  Appendix 78  Appendix 80  - 47 -
Appendix 81 Appendix 82 Appendix 83 Appendix 84 Appendix 82 is a shower leak, which will be fixed by the time this is read. 000364 154b newlands road - 48 -
Appendix 81  Appendix 82  Appendix 83  Appendix 84  Appendix 82 is a shower leak, which will be    xed by the time this is...
Appendix 85 Appendix 87 000364 154b newlands road Appendix 86 Appendix 88 - 49 -
Appendix 85  Appendix 87  000364 154b newlands road  Appendix 86  Appendix 88  - 49 -
Appendix 89 Appendix 91 000364 154b newlands road Appendix 90 Appendix 92 - 50 -
Appendix 89  Appendix 91  000364 154b newlands road  Appendix 90  Appendix 92  - 50 -
Appendix 93 Appendix 95 000364 154b newlands road Appendix 94 Appendix 96 - 51 -
Appendix 93  Appendix 95  000364 154b newlands road  Appendix 94  Appendix 96  - 51 -
Appendix 97 Appendix 99 000364 154b newlands road Appendix 98 Appendix 100 - 52 -
Appendix 97  Appendix 99  000364 154b newlands road  Appendix 98  Appendix 100  - 52 -
Appendix 101 Appendix 103 000364 154b newlands road Appendix 102 Appendix 104 - 53 -
Appendix 101  Appendix 103  000364 154b newlands road  Appendix 102  Appendix 104  - 53 -
Appendix 105 Appendix 107 000364 154b newlands road Appendix 106 Appendix 108 - 54 -
Appendix 105  Appendix 107  000364 154b newlands road  Appendix 106  Appendix 108  - 54 -
!METASTART!