Building Inspection

2015 3 / 7 Court Road - Tawa 000362
2015  3   7 Court Road - Tawa 000362
New version conducted for Court Road - Tawa Document No. 000362 Triplecheck Home Inspection Thermal Moisture Building 3 / 7 Court Road - Tawa Conducted on 05/11/2015, 10:45 AM Prepared by Mike Winton IICRC Certified Water Damage Technician Mike Winton Location 3/7 Court Road Tawa Wellington 5028 New Zealand (-41.159033, 174.838156) Completed on 08/11/2015, 03:22 AM
New version conducted for  Court Road - Tawa Document No. 000362 Triplecheck Home Inspection Thermal Moisture Building 3  ...
STEAM LIMITED - 0275 57 87 66 waterdamage@me.com www.triplecheck.kiwi ! IICRC CERTIFIED CONSULTING WATER DAMAGE TECHNICIANS ! ! 3/7 Court Road - Tawa ! Based on a survey conducted in November 2015, I am enclosing the following report. ! In my professional opinion the property represents a well maintained, well built property, without weather tightness issues. ! All the readings taken indicate the cladding is working as designed. The home is warm and dry, and has been constructed to the standards required to meet all regulations at the time of build. ! The dwelling is not a leaky home currently, nor has it been one in the past. With regular maintenance, it will not become one in the future. ! It is always possible, as we do not remove gib board, carpets, tiles etc, that we can miss things, things that are at this stage are only minor or formative. ! But we compensate for this, by taking environmental readings, readings that help us by using building science, to tell us, whether there is hidden moisture present, or temperature readings that indicate unseen symptoms of building failure. ! If we think there is further investigation necessary, we will tell you, and we are competent to undertake these investigations ourselves.
STEAM LIMITED  -  0275 57 87 66 waterdamage me.com www.triplecheck.kiwi     IICRC CERTIFIED CONSULTING WATER DAMAGE TECHNI...
! There is no such thing as a "no maintenance" home, and there is unlikely to be one developed in our lifetimes. ! So remember, maintenance of a dwelling in always needed. Most defects found, through general wear and tear are from deferred maintenance. ! Roofs last about 25 years, paint systems around 8 - 10 years. joinery mitres open up with long term sun exposure, and condensation can create damage in every area its allowed to occur. ! The overall environmental readings taken, indicate the home is a “dry occupancy” with moisture entry and exit balanced, meaning the home is not hiding any hidden moisture within the building envelope. These readings can vary from day to day, but we could not see any other symptoms that indicate the house is carrying an abnormal moisture load. ! For the age of the home. the house is in a great condition, it is spacious and warm. It is a fine example of a home built at that time. There are some cracks in the internal walls caused by ground movement as would be expected of a house of its age, but these are minor and of a cosmetic nature. ! There are some minor external cracks in the cladding that can be 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.
  There is no such thing as a  no maintenance  home, and there is unlikely to be one developed in our lifetimes.     So re...
! All of the building work seen would have been consented and passed inspection at time of build. Certain regulations have changed to enhance building standards in the 2000's, but this home is not showing signs of cladding, roofing or internal decay, from having been built to a prior code. ! Any wear and tear seen is expected for its age, and if maintained as well into the future by its next owners, as it has been by its current owners, this home should not experience any undue premature problems. ! The equilibrium moisture content for this home is calculated to be between 10 - 12% moisture content, the verifiable data included within shows that the house is within the expected range. ! Fixtures and fittings are all in an good condition, and of a similar or superior level to similar homes of its age. ! Exterior cladding is in a good condition. Most issues homes of this age have, made from similar materials, are to do with window joinery and flashings. ! The paint system is in good condition, and as long as you as the next owner, keeps the paint in good condition, I would expect no issues going forward. ! The builders have paid good attention to all aspects of this build, care and attention to detail is evident everywhere we inspected ! There is off street parking. !
  All of the building work seen would have been consented and passed inspection at time of build. Certain regulations have...
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 perform...
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. 000362 3 / 7 Court Road - Tawa -3-
Disclaimer The inspector believes the information contained within this home inspection report to be correct at the time o...
Table of Contents NEW VERSION Disclaimer Confidentiality Statement AUDIT Summary TESTING PROCEDURES EXTERNAL WALLS ROOFING INTERNAL ROOMS LAUNDRY GARAGE PROPERTY BASEMENT AREA MBIE RISK PROFILE MEDIA 2 3 3 5 5 6 8 10 11 18 19 20 21 22 23 000362 3 / 7 Court Road - Tawa -4-
Table of Contents NEW VERSION Disclaimer Con   dentiality Statement AUDIT Summary TESTING PROCEDURES EXTERNAL WALLS ROOFIN...
Audit Question Response Details Summary This is the brief summary of the home inspection, these answer the questions, that bankers, financiers and lawyers are wanting to know. Is the home a "leaky home " ? no 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? very good What condition is the paint in? the paint system is in good condition What condition is the cladding in? very good Can the home be purchased without any expectation of major expenditure? yes - no major issues of concern were detected 000362 3 / 7 Court Road - Tawa -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 000362 3 / 7 Court Road - Tawa -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. 000362 3 / 7 Court Road - Tawa -7-
Question  Response  Details  Limitations of what we can    nd. By an inspections very nature, we spend less time assessing...
External Walls Question Response Details Houses are built under New Zealand building regulations to last an expected minimum life span of 50 years. While, it would appear that we should expect walls to last 50 years as well, recent determinations have decided the working life of a wall could be as low as 15 years before the entire wall, or components of it could be expected to be replaced. With regular ongoing maintenance most walls will last many decades. You must consider, that in normal life in New Zealand, every house is exposed to constant and regular seismic activity, and because of this you can expect, cracks and gaps to open on most walls at some stage. These small gaps and cracks can usually be fixed as part of the regular painting cycle. Walls should be painted every 8 years. And the appropriate paint should be used, that will meet the conditions the home is exposed to. The cladding material is direct fix Hardies board, with a painted texture The framing material is light timber The foundations are concrete pad Is the decking hard up against the cladding? no Is the gap between the cladding and the ground at least 200 mm's to prevent water wicking up and into the walls? yes Are plants growing too close to the home? no Are there flashings found around doors and windows? yes Are the foundations in good condition? no The condition of the cladding is very good Are penetrations well sealed? yes Are pathways well sealed? yes Do eaves protect the top of the walls? yes 000362 3 / 7 Court Road - Tawa -8-
External Walls Question  Response  Details  Houses are built under New Zealand building regulations to last an expected mi...

the foundations are in excellent condition

Question Response Are there issues that need to be highlighted yes Appendix 1 Details Appendix 2 000362 3 / 7 Court Road - Tawa -9-
Question  Response  Are there issues that need to be highlighted  yes  Appendix 1  Details  Appendix 2  000362 3   7 Court...
Roofing Question Response Details Roofs are required when built, to last 25 years. If they are well maintained, they can last longer. If they exposed to salt water they need to be soft washed regularly. You should consider spraying the roof annually with a "spray and walk away" type product to stop lichen growing on your roof. All roofing types - tiles, concrete long run, decromastic, corrugated iron, all have their own unique requirements to stay in good condition. Take the time to get to know your roof, it is the hardest working part of your external home. The roof type is long run color steel, decramastic tiles Is there lichen growing on the roof? no Is there organic material in the gutters? good condition - no immediate work or maintenance required The gutters are PVC The roof is in good condition Flashings that could be seen are good condition Are there any issues which need to be highlighted? 000362 3 / 7 Court Road - Tawa yes - 10 -
Roo   ng Question  Response  Details  Roofs are required when built, to last 25 years. If they are well maintained, they c...
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? security system, 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, some high moisture readings around the window, most likely caused by blocked weep holes, the room is currently dry We're environmental readings taken? Appendix 3 Appendix 4 Yes Appendix 5 Appendix 6 Room 2 bathroom 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? very good condition What else is present? light switches in good condition What cooking facilities are present? none present What is the moisture situation? the room is a dry occupancy 000362 3 / 7 Court Road - Tawa - 11 -
Internal Rooms Question  Response  Details  Room 1 entry What is the    ooring   carpet  Is plumbing present   no  What is...
Question Response We're environmental readings taken? Appendix 7 Appendix 8 Details Yes Appendix 9 Appendix 10 Appendix 11 Appendix 12 Room 3 study What is the flooring? carpet Is plumbing present? no What is the heating or ventilation? none present What is the condition of the room? very good condition 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 We're environmental readings taken? Appendix 13 Appendix 14 Yes Appendix 15 Appendix 16 Room 4 lounge What is the flooring? carpet Is plumbing present? no What is the heating or ventilation? Heat Pump What is the condition of the room? very good condition 000362 3 / 7 Court Road - Tawa - 12 -
Question  Response  We re environmental readings taken   Appendix 7  Appendix 8  Details  Yes  Appendix 9  Appendix 10  Ap...
Question Response Details What else is present? fire alarm , 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 We're environmental readings taken? Yes Appendix 17 Appendix 18 Appendix 19 Appendix 23 Appendix 24 Appendix 20 Appendix 21 Appendix 22 Appendix 25 Room 5 kitchen What is the flooring? vinyl Is plumbing present? PVC What is the heating or ventilation? Gas Heating What is the condition of the room? very 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? gas stove, gas oven, wastemaster, dishwasher, extractor, pantry, manufactured bench top What is the moisture situation? the room is a dry occupancy 000362 3 / 7 Court Road - Tawa - 13 -
Question  Response  Details  What else is present      re alarm , single pane glazing, light switches in good condition, p...
Question Response We're environmental readings taken? Appendix 26 Appendix 27 Details Yes Appendix 28 Appendix 29 Appendix 30 Appendix 31 Room 6 hallway upstairs What is the flooring? carpet Is plumbing present? no What is the heating or ventilation? none present, Wall Heater What is the condition of the room? very good condition What else is present? fire alarm , 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 32 Appendix 33 Yes Appendix 34 Appendix 35 Room 7 bathroom What is the flooring? vinyl Is plumbing present? PVC , toilet, vanity, shower, bath What is the heating or ventilation? none present, Gas Heating What is the condition of the room? very good condition 000362 3 / 7 Court Road - Tawa - 14 -
Question  Response  We re environmental readings taken   Appendix 26  Appendix 27  Details  Yes  Appendix 28  Appendix 29 ...
Question Response Details 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 We're environmental readings taken? Appendix 36 Appendix 37 Yes Appendix 38 Appendix 39 Appendix 40 Appendix 41 Appendix 42 Room 8 master bedroom What is the flooring? carpet Is plumbing present? PVC , toilet, vanity, shower What is the heating or ventilation? none present What is the condition of the room? very 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? the room is a dry occupancy, the room is currently dry 000362 3 / 7 Court Road - Tawa - 15 -
Question  Response  Details  What else is present   single pane glazing, light switches in good condition, power outlets w...
Question Response We're environmental readings taken? Details Yes Appendix 43 Appendix 44 Appendix 45 Appendix 46 Appendix 47 Appendix 48 Appendix 49 Appendix 50 Appendix 51 Appendix 52 Appendix 53 Appendix 54 Appendix 55 Appendix 56 Appendix 57 Appendix 58 Room 9 bedroom What is the flooring? carpet Is plumbing present? no What is the heating or ventilation? none present What is the condition of the room? very 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? the room is a dry occupancy, the room is currently dry 000362 3 / 7 Court Road - Tawa - 16 -
Question  Response  We re environmental readings taken   Details  Yes  Appendix 43  Appendix 44  Appendix 45  Appendix 46 ...
Question Response We're environmental readings taken? Appendix 59 Appendix 60 Details Yes Appendix 61 Appendix 62 Appendix 63 Appendix 64 Room 10 bedroom What is the flooring? carpet Is plumbing present? no What is the heating or ventilation? none present What is the condition of the room? very 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? the room is a dry occupancy, the room is currently dry We're environmental readings taken? Appendix 65 Appendix 66 000362 3 / 7 Court Road - Tawa Yes Appendix 67 Appendix 68 Appendix 69 Appendix 70 - 17 -
Question  Response  We re environmental readings taken   Appendix 59  Appendix 60  Details  Yes  Appendix 61  Appendix 62 ...
Laundry Question Response Is a washing machine and / or dryer present? Details no Appendix 71 Is there any evidence of current leaks? no Is the dryer vented externally yes The water pressure is good The water is heated by gas 000362 3 / 7 Court Road - Tawa - 18 -
Laundry Question  Response  Is a washing machine and   or dryer present   Details  no  Appendix 71  Is there any evidence ...
Garage Question Response Details The garage door is in good condition, powered opener seen The garage can fit two cars, a work area, the laundry The condition of the garage is in good condition The moisture condition of the garage is the room is a dry occupancy Are there any pictures to highlight? Appendix 72 Yes Appendix 73 000362 3 / 7 Court Road - Tawa - 19 -
Garage Question  Response  Details  The garage door is  in good condition, powered opener seen  The garage can    t  two c...
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, well presented garden, vegetable garden, fruit trees, a child's play area 000362 3 / 7 Court Road - Tawa - 20 -
Property Question  Response  Details  The house is impacted by  northerly winds  Fencing is  in good condition  The sectio...
Basement Area Question Response Is there a basement area? no Did we see underfloor insulation? Details not applicable Would the house benefit from polyethylene ground cover being placed over any exposed ground? 000362 3 / 7 Court Road - Tawa no - 21 -
Basement Area Question  Response  Is there a basement area   no  Did we see under   oor insulation   Details  not applicab...
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. Your wind zone is: high The number of storeys the inspected home has two storeys The roof and wall junction complexity is simple Your eaves protection is large eaves Your envelope complexity is simple Your deck complexity is low risk Under the MBIE risk matrix, based on their system, we would say you are 000362 3 / 7 Court Road - Tawa At Risk - 22 -
MBIE Risk Pro   le Question  Response  Details  The six risk factor categories included in the E2 AS1 risk matrix relate t...
Media Appendix 1 Appendix 2 Appendix 3 Appendix 4 000362 3 / 7 Court Road - Tawa - 23 -
Media  Appendix 1  Appendix 2  Appendix 3  Appendix 4  000362 3   7 Court Road - Tawa  - 23 -
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Appendix 9 Appendix 10 Appendix 11 Appendix 12 000362 3 / 7 Court Road - Tawa - 25 -
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Appendix 45 Appendix 46 Appendix 47 Appendix 48 000362 3 / 7 Court Road - Tawa - 34 -
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Appendix 49 Appendix 50 Appendix 51 Appendix 52 000362 3 / 7 Court Road - Tawa - 35 -
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Appendix 53 Appendix 54 Appendix 55 Appendix 56 000362 3 / 7 Court Road - Tawa - 36 -
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Appendix 73 000362 3 / 7 Court Road - Tawa - 41 -
Appendix 73  000362 3   7 Court Road - Tawa  - 41 -
!METASTART!