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BCR Inspection Services. BUILDING AND PEST INSPECTIONS, HANDOVER INSPECTIONS, SITE, DEFECTS INSPECTIONS

Address. 2 The Gardens – 37 Wonga street, Burleigh Heads. Qld 4220 Phone Home. 07 5522 4964. Mobile 0426 252 262. Email: Bookings & accounts, cre33@bigpond.com. Blair: bcr44@bigpond.com

BUILDING AND PEST INSPECTION REPORT In accordance with AS 4349.1-2007 and 4349.3-2010

Inspection Address 9 Durigan Place, Banora Point NSW 2486

Client’s Name

Date of Inspection 7th January 2020

Time of Inspection 2.00 PM

Inspector Blair Ripley

BCR Inspection Services ABN: 85 983 278 30. QBCC License# 1059359 Pest Lic. PMT-0-13058 SERVICES PROVIDED: [X] STRUCTURAL

INSPECTION [X] PEST

INSPECTION

[ ] BORESCOPE INVASIVE INSPECTION [X] THERMAL IMAGING

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CLIENT Name: .

DATE: 7th Jan 2020

PREMISES TO BE INSPECTED: 9 Durigan Place, Banora Point. NSW 2486 BCR Inspection Services will inspect the property and provide a SPECIAL PURPOSE property report in accordance with Australian Standard AS4349.1 Appendix A, Structural Inspections which will detail areas of the property where readily visible structural defects will be noted. Timber Pest Inspection is carried out in accordance with AS4349.3 Inspection of Buildings Part 3 The client is aware that Australian building codes and standards change over time and some older buildings may no longer comply with current Australian building codes and standards. This report is not a maintenance report. All properties require regular maintenance. Where obvious maintenance issues are noted, these have been included in the report as a courtesy comment only. This report is limited to those parts of the property above ground level and reasonably accessible to the inspector without the removal of wall linings, ceilings, roofing materials, furniture, floor coverings or other chattels. Latent defects that may become apparent in weather conditions that differ from those existing at the time of the inspection will not be disclosed in this report. EXCLUSIONS: This inspection service will only test a representative number of items such as lights, power outlets, switches, taps, windows, doors, appliances and such like. It is not possible to individually inspect all visible frameworks, tie-downs, stumps, bearers, joists, floor timbers or other materials or techniques used in construction neither is it possible to inspect concealed timbers. If a more detailed inspection is required, please advise in writing as additional charges may apply. BCR Inspection Services 1. will visually inspect the premises to ascertain whether there is evidence of any structural defects, timber pest infestation or

damage (or both) depending upon the scope of our engagement. Furnishings and stored goods will not be moved. The inspection will be of a non-destructive and non-intrusive nature. A comprehensive invasive inspection will not be provided unless BCR Inspection Services enters into a separate written contract to do so. The inspection and report will not extend to any part of the relevant property which is physically inaccessible or to which access is denied. See also notes on ‘Inaccessible Area’ under Terms and Definitions.

2. *The client should note that any structure built pre-1982 could possibly contain some element of asbestos product content.

If the client is concerned based on this, a separate inspection for this purpose is available and recommended. Per Workplace Health & Safety Regulations for asbestos identification it is required to be undertaken by a qualified person and samples are required to be laboratory tested. This inspection will not attempt to specifically identify asbestos content within a building but the inspection may, as a courtesy, highlight suspicion.

3. BCR Inspection Services will provide a report to the client (for use and reliance by the client only, and not anyone else). The

report will detail the areas inspected and the areas, which were inaccessible for inspection. The report will indicate whether or not:

there are any visible structural defects at the time of inspection; there was visible borer activity at the time of inspection; there was visible borer damage at the time of the inspection and the extent of such damage; there was visible fungi decay at the time of inspection and the extent of such damage; there was visible live termite activity at the time of inspection; there was visible termite damage at the time of inspection and the extent of such damage; there was evidence of existing termite treatment; treatment recommended for visible timber infestation damage.

4. To the maximum extent permitted by law, all conditions and warranties imposed by statute are included, and no warranties are given with respect to the services other than those that are imposed by statute.

5. In the event of any controversy or claim arising out of, or relating to, the tendering of the services and the report to be

provided, it must be settled by arbitration, in accordance with the rules of The Institute of Arbitrators Australia, for the Conduct of Commercial Arbitrations. Any judgement from such arbitration will be final and binding on the parties.

The client requests BCR Inspection Services to provide the services specified above, subject to the terms of this contract (including the limitations on the scope of the services set out on the following pages). The client acknowledges terms and definitions printed overleaf:

*Signature: ………………………………….. Full name of signatory: …………………………………………………..

*PLEASE SIGN THIS FORM AND RETURN TO OUR OFFICE

*If signatory is signing on behalf of a company or partnership or another person, signatory warrants his/her authority to bind the person(s) on whose behalf signatory is signing. # Except to the extent to which the client has advised in writing before entering into this contract, there are no facts or circumstances which the client has communicated to BCR Inspection Services which would entitle the client to consequential damages or loss arising out of any breach of BCR Inspection Services obligations in rendering the services.

BCR Inspection Services ABN: 85 983 278 302 QBCC Lic: 1059359

Principal Inspector: Blair Ripley Health Unit Licence PMT-O-13058 (Front page)

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TERMS AND DEFINITIONS

“Inaccessible Area” means an area to which the Inspector cannot have easy access including, but not limited to areas which are obstructed, concealed or hidden. For example, rooms with furniture and/or personal belongings, roof voids and subfloor voids without purpose built entry points and minimum crawl space less than 600mm (roof voids) & 400mm (subfloor timber, bearer, joist or other obstruction) or requiring a ladder more than 3.6m or stepladder more than 2.1m. “Inspection Date” means the date of the inspection resulting in the provision of the Pest and/or Structural Inspection Report. “Inspector” is the person who is engaged to inspect the property for the purpose of providing the Inspection Report. “Timber Infestation” means infestation, damage or decay caused by borers (which includes powder post beetles, Queensland pine beetles and furniture beetles), timber fungi decay and subterranean termites (white ants) excluding dry wood termites (Kaotermitidae). It does not include any other pest infestation or damage by any other pests other than the pests included in this definition and it excludes infestation or damage caused by dry wood termites (Kaotermitidae). “Visible Timber Infestation” means Timber Infestation which can actually be seen by the Inspector. “We” means the person or entity who is contracted to provide the Inspection Report. GOOD – Item requires maintenance and/or minor repair. FAIR – Item requires minor to major repair. POOR – Item requires major repair or reconstruction. This Inspection Report is limited to evidence of Visible Timber Infestation, or Visible Structural Defect on the Inspection Date. This means that this Inspection Report is provided on the basis of a visual inspection of the property only, and is of a non-destructive and non-intrusive nature. The Inspector does not inspect any Inaccessible Area. We are not liable for any failure to notify you of any Timber Infestation, or any other pest activity or building damage, present at or prior to the Inspection Date in any Inaccessible Area. This Report makes no representations and does not imply that any of the Inaccessible Areas are or ever have been subjected to timber pest infestation. The Inspection Report does not, and is not, a guarantee that there is no Structural Damage, Timber Infestation or any other infestation in Inaccessible Areas at the Inspection Date. The Inspection Report does not guarantee that future Timber Infestation or structural damage will not occur. Furniture, floor and wall coverings, appliances and other household goods may obstruct or conceal Timber Infestation. The Inspector will not:

• move or remove any furnishings, equipment, appliances, pictures or other household goods;

• move or remove any plants, bushes, debris, rubbish or foliage of any kind;

• move or remove wall coverings, floor coverings including carpeting and wooden floorboards, ceilings, roof insulation or other insulation.

Evidence of Timber Infestation indicates that there may be further concealed timber infestation and we recommend that a further inspection is undertaken of the concealed areas. The Inspection Report will not indicate the extent of the Timber Infestation or structural damage. The Inspector will not be responsible for determining the extent of the Timber Infestation damage. If the Inspection Report indicates that there is evidence of timber damage then a further destructive invasive inspection is required at additional cost. It is possible that there may be an infestation caused by borers which is not a Visible Timber Infestation at the Inspection Date. This is because borer infestation is not detectable until the appearance of exit holes or wood chippings (frass). There is a delay between the onset of infestation and the appearance of exit holes and wood chippings. The Inspection Report is limited to an inspection of the property by the Inspector and a report on the results of the inspection on the day of the inspection only. No remedial work of any kind will be undertaken. This Inspection Report is subject to the Competition and Consumer Act 2010 and the Fair Trading Acts in each state. These terms and conditions do not purport to exclude, restrict or modify any of the provisions of the above Acts which may not be excluded, restricted or modified. Liability is limited to resupply of the services which have been provided under this Inspection Report. We are not liable for a failure to notify you of Timber Infestation or Structural Damage or any other infestation in Inaccessible Areas. This Inspection Report has been produced for the use of the client listed on the first page of the Inspection Report. We are not liable for any reliance placed on this Inspection Report by any third party. BCR Inspection Services has received from the Queensland Building and Construction Commission (QBCC) an exemption to hold the professional indemnity insurance prescribed in the financial requirements for Licensing Policy of the Building Services Board. Any dispute or difference in connection with this Inspection Report will be submitted to arbitration administered in accordance with the rules of the Institute of Arbitrators Australia. (Terms & Definitions Page)

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VISUAL, STRUCTURAL AND TIMBER PEST INSPECTION AND BUILDING REPORT IMPORTANT INFORMATION

IMPORTANT INFORMATION

Any person who relies upon the contents of this report does so acknowledging that the following clauses, which define the Scope and Limitations of the inspection, form an integral part of the report. THIS IS A VISUAL INSPECTION ONLY limited to those areas and sections of the property fully accessible and visible to the inspector on the date of inspection. Inspection has been made in the areas where infestation is most likely to occur. The inspection DID NOT include breaking apart, dismantling, removing or moving objects including, but not limited to, foliage, mouldings, roof insulation/sisalation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The inspector CANNOT see inside walls, between floors, inside skillion roofing, behind stored goods in cupboards and other areas that are concealed or obstructed. The inspector DID NOT dig, gouge, force or perform any other invasive procedures. Visible timbers CANNOT be destructively probed or hit without the written permission of the property owner. In an occupied property it must be understood that furnishings or household items may be concealing evidence of Timber Pests and/or Structural Damage which may only be revealed when the items are removed. If visual evidence of termite workings and/or damage is referred to in this report, you should be aware that it is possible that termites are still active in the immediate vicinity and the termites may return to cause further damage. It is not possible, without the benefit of subsequent inspections and evaluations over a period of time, to ascertain whether an infestation is active or inactive. Further, regular, inspections are essential. Unless written evidence of a termite protection program in accordance with “Australian Standard AS3660 – Protection of buildings from subterranean termites – prevention, detection and treatment of infestation” is provided, a treatment should always be undertaken to protect against white ant attack. 1. SCOPE OF REPORT This report is confined to reporting on the discovery, or non-discovery, of infestation and/or damage caused by subterranean termites (white ants), borers of dry seasoned timber and wood decay fungi (hereafter referred to as “Timber Pests”), present on the date of the inspection. The inspection did not cover any other pests and this report does not comment on them. Dry wood termites (Family: KALOTERMITIDAE) were excluded from the inspection, but have been reported on it, in the course of the inspection, any visual evidence of infestation happened to be found. 2. LIMITATIONS Nothing contained in the report implies that any inaccessible, partly inaccessible areas or woodwork or other parts of the structure which are covered, unexposed or inaccessible have been inspected by the inspector on the date of the inspection. We have not inspected woodwork on other parts of the structure which are covered, unexposed or inaccessible and we are therefore unable to report that any such part of the structure is free from defect. Accordingly this report is not a guarantee that an infestation and/or structural damage or defects do not exist in any inaccessible, partly inaccessible, covered or unexposed areas or sections of the property. Nor is it a guarantee that a future infestation of Timber Pests or defects will not occur or be found. Surveys and/or inspection shall be made only by a qualified building inspector or a person with no less than five (5) years experience in the related industry. 3. DETERMINING EXTENT OF DAMAGE This report does not and cannot state the extent of damage. If any timber pest activity or damage is reported on the property, then it must be assumed there is some internal or hidden damage. A qualified person such as a builder, engineer, architect or other qualified expert in the building trade should be asked to determine the full extent of the damage and the extent of repairs required following written permission for an invasive inspection from the owner. The purchaser is to indemnify the inspectors against any repair costs that may be incurred during an invasive inspection. 4. POSSIBLE HIDDEN DAMAGE If timber pest activity and/or damage is found, either within the structures OR the grounds of the property, then it must be assumed that damage exists in concealed areas, e.g. framing timbers. Further INVASIVE INSPECTION is STRONGLY recommended in this case. Damage may only be found when wall linings, cladding, floor coverings or insulation are removed to reveal previously concealed timbers.

5. SUBTERRANEAN TERMITES No property is safe from termites! Termites are the cause of the greatest economic losses of timber in service in Australia. Independent data compiles by State forests shows 1 in every 5 homes is attacked by termites at some stage in its life. Australia’s subterranean termites species (white ants) are the most destructive pests in the world. In fact it can take as little as 3 months for a termite colony to severely damage almost all the timber in a home. Once in contact with the timber, white ants excavate it often leaving only a thin veneer on the outside. If left undiscovered the economic species can cause many thousands of dollar’s damage and cost two to five thousand dollars (or more) to treat. (Important Information Page A)

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6. MAINTENANCE Any structure can be attacked by timber pests. Periodic maintenance should include measures to minimise possibilities of infestation in and around a property. Factors which may lead to infestation from timber pests include filled areas, areas with less than 400mm clearance, foam insulation at foundations, earth/wood contact, damp areas, leaking pipes etc., formwork timbers, scrap timber, tree stumps, mulch, tree branches touching the structure, wood rot, etc., gardens, pathways or turf abutting or concealing the edge of a concrete slab will allow for concealed entry by timber pests. Any timber in contact with soil such as formwork, scrap timbers or stumps must be removed from under and around the buildings and any leaks repaired. 7. PROTECTIVE TREATMENT The only way to protect a property from being attacked by subterranean termites is to have protective treatment carried out in accordance with Australian Standard AS3660. Therefore we advise that, unless you can obtain proof of such a treatment, you should engage a professional pest control firm to perform a treatment in accordance with AS3660. You should obtain a quote for this work before acceptance of the contract of sale as the cost of such treatment usually runs into many thousands of dollars. You must be aware that AS3660 advises that the provision of a complete termite barrier will impede and discourage termite entry into a building. It cannot prevent termite attack. Termites can still bridge or breach barriers but they can be detected more readily during routine inspections. 8. ATTENTION This inspection firm is not responsible to repair any damage disclosed by this inspection, including without limitation, any Timber Pest infestation and/or damage which exists in areas or in timbers which were not accessible for visual inspection on the date of this inspection, unless provided by way of a separate contract. 9. CONSUMER COMPLAINTS PROCEDURE In the event of any controversy or claim arising out of, or relating to this Property Report, it will be settled by arbitration, in accordance with the rules of the Institute of Arbitrators Australia. Any judgement from such arbitration shall be binding upon both parties. 10. The building inspector has been appointed solely to conduct a visual inspection of the property on the day and to provide an evaluation in respect thereof, in relation to the matters contained in the Report within. 11. No inducements, representations, warranties or guarantees have been made by the inspector or his representatives to the client in respect of the services provided. 12. The building inspector hereby represents and warrants to the client that he shall use his best endeavours to accurately report on the items listed in the Building Inspection Report within, but cannot be held responsible for any latent defects affecting the property which may arise in time, defects which may arise due to neglect, misuse of the property, or defects arising from normal wear and tear. 13. The building inspector in no event shall be liable to the client or any other person for any loss, injury or damages arising from the contents of this Inspection Report. 14. Where movement has occurred and the statement is made that “further gross movement is not expected”, there is still the chance that gross movement will occur. The statement is not a guarantee of no further movement but an opinion based on our experience of the readily visible factors which affect the structure. 15. Inadequate site drainage can affect the structure. As most inspections are carried out in fine weather, the full scope of site drainage cannot be assessed, i.e. blocked drains, etc. Care should be taken to ensure that all pipes remain free and clear and that the ground slopes away from the building. This is to minimise the chance of foundation and flooding problems due to inundation of storm water. 16. This report does not comment on compliance with local authority approval given for the property stated on the report. If this information is required, the purchaser should obtain relevant documentation from the local authority. The comments of this company in relation to the local authority documentation can be obtained by contacting our office. 17. This report does not comment on the sighting of the building in relation to property boundaries. A surveyor should be engaged if the purchaser requires verification that the building setbacks and position is in accordance with local authority regulations. 18. This report does not comment on the condition or functionality of electrical and plumbing services. If the purchaser requires testing or inspection of either, suitable qualified persons should be independently engaged. 19. This report is not a maintenance report. All properties require regular maintenance. Where obvious maintenance issues are noted, these have been included in the report as a courtesy comment only. The basis of this report is a structural report commenting on the overall structural stability of the dwelling. DISCLAIMER OF LIABILITY: No liability shall be accepted on account of failure of the within Report to notify any Timber Pest activity and/or damage present at or prior to the date of the within Report in any area(s) or section(s) of the subject property physically inaccessible for inspection or to which access for inspection is denied by or to the Inspector (including but not limited to any area(s) or section(s) so specified by the within Report). DISCLAIMER OR LIABILITY TO THIRD PARTIES: This report is made solely for the use and benefit of the Client named on the front of this report and no liability or responsibility whatsoever is accepted to any third party who may rely on the Report wholly or in part. Any third party acting or relying on this Report whether in whole or in part does so at their own risk.

(Important Information Page B)

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BUILDING INSPECTION REPORT

Our company confirms your written instructions to undertake a property inspection and report on any significant and obvious structural defects and/or pest infestations apparent at the time of the inspection. The following statements outline our observations and opinion in relation to the condition of the dwelling as viewed. It should be noted that this report relates only to that which is readily viewable. No opinion or warranty is made on that which cannot be readily seen. The following notes form an integral part of the report. All pages should be read in conjunction with the whole report. If there are any items that are not clear or legible or you do not understand, please contact the office for clarification before accepting the property.

CONSTRUCTION [X] HOUSE [ ] DUPLEX / VILLA [ ] UNIT / APARTMENT [ ] CONCRETE SLAB ON GROUND [X] ELEVATED TIMBER FLOOR [ ] STEEL PIERS [ ] FULL BLOCK / RENDERED [ ] DOUBLE BRICK CAVITY [X] MASONRY BASE [X] BRICK VENEER [ ] TIMBER PIERS [X] BRICK PIERS [X] CLADDING TIMBER & METAL [ ] CONCRETE PIERS [ ] ABSESTOS ROOFING** [ ] [X]

TILE ROOFING SPLIT LEVEL

[X] [X]

METAL ROOFING SUSPENDED CONCRETE FLOORS. Part Garage Only

COMMENTS:

Dwelling is a single level lowset split-level home built on a sloping block which falls away from roadway. Dwelling has a metal carport structure, built on top of a masonry base walls with part suspended concrete slab to create a store-room area under the carport floor slab. Dwelling has a timber deck structure located on rear elevation and this has a timber framed pergola built to cover this deck. The client is advised that it is suspected that there is asbestos containing material in external eaves soffits * (See clause 2 on page1 of this report). The client is advised that this report is accompanied with additional photographic record.

WEATHER CONDITIONS ON INSPECTION DATE

FINE & HOT AND HUMID

BRICKWORK/MASONRY/BLOCKWORK [X] GOOD to [X] FAIR to [ ] POOR [X] It is suggested that gardens are kept below the weephole line and foliage is kept away from the external walls

to minimize the chance of water penetration and termite infestation. [X] WEEP HOLES [X] YES [ ] NO

Minimum 30-75mm vertical clearance provided from base of weep hole to ground/paving

level. [X] YES [ ] NO

[X] [ ] [ ]

Any minor gaps in the brick mortar should be re-pointed to minimise water and vermin penetration. Cracking to masonry walls was identified and considered to be normal building / foundation movement. Consult with Structural Engineer regarding cracking.

COMMENTS: Sub-floor ventilation slots are covered by vegetation to sections of front and rear elevation and removal of vegetation is strongly recommended. Photos 146, 147, 162

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CLADDING [ ] GOOD to

[X ] FAIR to [X] POOR

[X] Any minor gaps in the cladding should be sealed to minimise water and vermin penetration.

[X] [ ]

It is very important to ensure that all external painted surfaces are kept well sealed/painted to minimize damage from the elements. When repainting, it is recommended that only top of the range quality paints be used to maximise the benefit of repainting. Cladding is breaching termite barrier (touching the ground.)

COMMENTS: Section of timber cladding to front elevation wall has evidence of large gaps caused by previous termite damage. Photo 156 The client is recommended to undertake further investigation to establish extent of damage and to replace damaged timber framework and cladding. Metal cladding installed to wall line between different roof lines Photos 213, 214

UNDERFLOOR AREA CONDITION [X] GOOD to [X] FAIR to [ ] POOR ACCESS [ ] GOOD [X] RESTRICTED AREAS [ ] INACCESSIBLE [X] [X] [X]

It is recommended that additional ventilation be installed to improve airflow and reduce moisture levels in the underfloor area. Australian Standards recommends a minimum of 7,300 sq mm/lineal metre around the underfloor perimeter. Where access is restricted or no access is possible the installation of additional access points in the floor is recommended to enable a full inspection of this area. Evidence of water ponding / flowing under house. Remedial work required to prevent water ingress.

COMMENTS: Removal of all stored materials is strongly recommended. Photo 186 The living room air conditioning unit condensation drain is discharging onto sub floor ground areas. Photo 189. This is required to be extended outside of sub-floor and into drainage system. There is evidence of previous stains to flooring under kitchen. Photo 190. No evidence of current leaks or moisture readings when tested. Flooring area under laundry cabinet has evidence of previous water damage. Photo 193. No evidence of leaks or moisture readings at time of inspection and repairs to damaged flooring is recommended Flooring framework under current renovated bathroom and toilet has been repaired. Photos 197, 198, 199, 200. Logical repairs were required after previous termite infestation. There is evidence of active tree roots under front section of underfloor. Photo 201. Removal of all tree roots is recommended to prevent possible foundation damage. Note: Photo 202 is below current visual termite damage to front wall. Evidence of previous water stains to flooring adjacent to ensuite. Photos 204 to 207

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ROOF COLORBOND METAL CONDITION [X] GOOD to [X] FAIR to [ ] POOR TILES – BROKEN / CRACKED / SLIPPED VALLEY TILES:

RIDGE CAPPING/FLASHINGS REPAIR REQUIRED

[ ] MINOR [ ] SIGNIFICANT

[ ] [ ]

Where tiles are cracked, slipped or broken, replacement is recommended to prevent water penetration. It is recommended that a roofer be contacted to quote on the rectification of any defects before acceptance of this property.

COMMENTS: Front elevation roof is newer colorbond metal. Photo 211. Rear elevation is original colorbond roof sheeting. Photo 212 The rear roof has 20 solar electrical panels and 2 solar HWS panels. Photos 215, 216 The rear elevation roof area has evidence of oxidisation and colour fading. This is consistent with age a location. There was some evidence of surface rusting to a minor number of roof fixing screws and future replacement is recommended. Note> The plumbing vent pipe located above laundry does not have required ‘Dek Tite’ flashing installed and joint is only relying on sealant compound. Photo 219. Regular checking is recommended or installation of required ‘Dek Tite’ Flashing

[ ] No access to rooftop due to wet weather, dangerous conditions or access restrictions.

[ ] [X]

Extreme caution should be used when undertaking repairs or maintenance to asbestos products. Asbestos products should be kept well painted/sealed to eliminate air borne fibres. Recommendation to improve roof void ventilation. Installation of turbine ventilators (Whirly Birds) will help improve excess heat which radiates into to the home increasing room temperatures & increasing air conditioner workloads. It can also lead to excessive cracking in ceiling and cornice joints. Recommend seeking further advice from a licenced & practicing roofing contractor. The installation of eave vents would greatly enhance effectiveness of these roof ventilators if they are to be installed.

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EXPOSED PLUMBING

GUTTERS [X] GOOD to [X] FAIR to [ ] POOR DOWNPIPES PVC & METAL [ ] GOOD to [X] FAIR to [ ] POOR DEBRIS IN GUTTERS [ ] MINOR [X] MODERATE [X] EXCESSIVE [X]

It is recommended that all downpipes be connected to a stormwater system to minimise the potential of localised flooding. High moisture levels can affect foundations and also encourage termite infestations. Photo 157, 170

[X] Due to the breakdown of organic matter or corrosion promoting material in the gutters, acetic acids are produced which can accelerate corrosion. It is suggested that the gutters be regularly cleaned out to minimise the potential blocking of the downpipes and the acceleration of corrosion in the gutters. Additionally, the client is informed that it is not possible for the purposes of this inspection, to confirm that gutters are not corrosion damaged on the inside, when it is observed that there is moderate to excessive debris content within the gutters on the day of inspection even though rust or corrosion damage may not be detected by a visual examination of the outside surface of the gutters. It is recommended that where moderate to excessive debris is reported that the gutters be cleaned out to enable the client to ensure that gutters are not internally damaged and are in serviceable condition.

[X]

There is visible evidence that water may not be able to drain away from the house/yard. Additional drainage is recommended if ground water drainage is poor at times of moderate rainfall.

[ ] PLUMBING, DRAINAGE, SEPTIC SYSTEMS, WATER STORAGE TANKS The client is advised that although every effort is made by the inspector to identify readily visible defects and faults with plumbing and drainage installations, it is important to note that much of these installations are not visible for this inspection purpose. The inspector is not a licensed plumber. Where septic/enviro type systems, grease traps, bores, water storage tanks and internal wastes, traps and shower bases and levels are installed for instance, it is recommended that an additional inspection be conducted by a licensed plumber/drainer, prior to purchase, in order for the client to assure themselves that these installations are sound and that they comply with all regulations and plumbing codes as imposed by the various statutory authorities, councils etc. prior to purchase of property.

COMMENTS: Gutters to front elevation. Photos 209, 210 Gutters to rear elevation. Photos 217, 218 Note: Gutters to rear of carport have vegetation growing out of these.

EAVES, FASCIA

EAVES [X] GOOD to [X] FAIR to [ ] POOR FASCIA/BARGE Timber [X] GOOD to [X] FAIR to [ ] POOR [X] It is very important to ensure that all external painted surfaces are kept well sealed/painted to minimize

damage from the elements. When repainting, it is recommended that only top of the range quality paints be used to maximise the benefit of repainting.

COMMENTS:

No issues identified

HOT WATER SERVICE

TYPE [ ] ELECTRIC [X] SOLAR [ ] GAS

CONDITION [X] GOOD to [X] FAIR to

[ ] POOR

[ ] [X]

The pressure valve is faulty and requires replacement. Extending of overflow drain pipe from external wall/foundation line is strongly recommended.

COMMENTS:

HWS is 315 litres in capacity and date of manufacture was 15-08-2015 Photos 152, 153

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METER BOX

OFF PEAK METER [X] YES [ ] NO SAFETY SWITCH (RCD) [X] SOLAR ELECTRICAL SYSTEM Number of panels X 20

[X] YES X 6 [ ] NO – installation is required

[ ] [X]

It is suggested that consideration be given to connection of the pool pumping equipment to off-peak power. Recommend testing of RCD safety switches on a regular basis

COMMENTS: Electrical meter box has been upgraded. Photo 149 This building has been fitted with a solar electricity generating system. Recommend client acquire all documentation etc. that is necessary to maintain and operate this equipment. Photos 150, 215

*The client is advised that they satisfy themselves that all appliances including air conditioners, solar generation plant, stoves, cook tops, spa baths etc. are in working order. This inspection will check where possible that electrical equipment is operational on day of inspection but no guarantee can be offered that will ensure that they receive this equipment in operating condition when purchase is completed.

PERGOLAS, DECKING, VERANDAHS etc

PERGOLAS [ ] GOOD to [ ] FAIR to [X] POOR DECKING / BALCONY ** [ ] GOOD to [ ] FAIR to [X] POOR VERANDAHS [ ] GOOD to [ ] FAIR to [ ] POOR ACCESS RAMP [X] GOOD to [X] FAIR to [ ] POOR [X] Any repairs or rectification to external timber structure should be done using treated pine or treated hardwood.

[X] It is very important to ensure that all external timbers are kept well painted and/or sealed to minimise damage

from the elements. When repainting, it is recommended that only top of the range quality paints be used to maximise the benefit of repainting.

[X] ** The evidence suggests that the structure does not comply with building regulations and rectification work is required.

COMMENTS:

The rear elevation deck balcony structure is considered unsafe due to extent of fungi decay rot damage to support post and beam connections and several additional support posts do not have any form of fixings to concrete slab. The deck is leaning downhill by up to 100 mm. Photos 163, 168, 174, 175, 176, 177, 208 The attached pergola structure also has extensive fungi decay rot damage to support post. Photos 179, 181, 182, 185 NOTE: THESE STRUCTURES ARE CONSIDERED NOT STRUCTURALLY SOUND AND UNSAFE. These structures should be closed off to general public during sale of his property. These structures require a builder to give advice on whether these are able to be repaired or require full replacement. Note: It is normally more cost effective to demolish and replace

RETAINING WALLS

BRICK [X] GOOD to [X] FAIR to [ ] POOR MASONRY BLOCK [ ] GOOD to [ ] FAIR to [ ] POOR TIMBER Sleeper [ ] GOOD to [ ] FAIR to [ ] POOR OTHER Rock [ ] GOOD to [ ] FAIR to [ ] POOR [ ] The structural timber used in the retaining walls is untreated hardwood. Untreated hardwood is susceptible

to both wood rot and termite infestation and is not recommended for in-ground or exposed structures. COMMENTS:

Carport structure walls

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FENCES

TIMBER Paling [ ] GOOD to [X] FAIR to [X] POOR MASONRY [ ] GOOD to [ ] FAIR to [ ] POOR ASBESTOS SHEETING [ ] GOOD to [ ] FAIR to [ ] POOR METAL Colorbond [X] GOOD to [X] FAIR to [ ] POOR OTHER [ ] GOOD to [ ] FAIR to [ ] POOR [ ] Extreme caution should be used when undertaking repairs or maintenance to asbestos products.

Asbestos products should be kept well painted/sealed to eliminate air borne fibres. COMMENTS:

Sections of timber fence to right side will require replacement. Photo 154

DRIVEWAY/S, PATHS

CONCRETE [ ] GOOD to [X] FAIR to [ ] POOR PEBBLECRETE [ ] GOOD to [ ] FAIR to [ ] POOR BITUMEN [ ] GOOD to [ ] FAIR to [ ] POOR PAVED [ ] GOOD to [ ] FAIR to [ ] POOR OTHER [ ] GOOD [ ] FAIR to [ ] POOR [X] Cracking has occurred to the drive/paths. These cracks are due to product shrinkage or poor sub-grade

preparation. Further gross cracking is not expected. COMMENTS:

Cracking and separation identified at junction of driveway to concrete carport slab Photo 223

POOLS, SPAS

POOL SHELL [ ] GOOD to [ ] FAIR to [ ] POOR POOL SURROUNDS [ ] GOOD to [ ] FAIR to [ ] POOR FENCING and GATES [ ] GOOD to [ ] FAIR to [ ] POOR OTHER [ ] GOOD to [ ] FAIR to [ ] POOR [ ] It is suggested that a weatherproof cover be installed over the pumping equipment to minimise damage from

the elements. [ ] We recommend that the local pool shop be contacted to service and advise on maintenance of the pool and

pumping equipment. COMMENTS:

N / A

GARAGE, CARPORT, OUT BUILDINGS

GARAGE [ ] GOOD to [ ] FAIR to [ ] POOR CARPORT [ ] GOOD to [ ] FAIR to [X] POOR STORE ROOM [ ] GOOD to [X] FAIR to [X] POOR COMMENTS:

Carport steel post have evidence of severe rust scale damage to front right corner and rear left corner posts. Photos 222, 230, 231. There is also rust scale damage to other steel post and connection points. This carport structure is considered unstable and unsafe. This structure should be closed off to general public during sale of his property. The concrete slab edge has steel channel sections which have severe rust scale damage. Photos 224, 226, 227. This is required to be repaired, other wise concrete cancer could develop and cause structural damage to slab. This requires specialist repairs The store room structure has evidence of rust damage to metal formwork material and this is recommended to be treated. This structure also has evidence of previous termite mudding and fungi decay rot damage to window frames and section of wall now removed. Photos 232 to 237 Repair and remedial works required to be able to use this area

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FLOORS

THE FLOOR APPEARED TO BE:

[X] GENERALLY LEVEL [ ] OUTSIDE EXPECTED AUSTRALIAN STANDARD MOVEMENT TOLERANCES ( AS 2870 ) [ ] A Laser Level Survey is recommended to ascertain the exact variation in the floor level. Variation in floor level can be an indication of foundation movement. Further investigation by structural engineer is recommended. [ ] Differential settlement in slab, foundations, piers and /or settlement in flooring timbers has occurred. [X] MINOR [ ] SIGNIFICANT Where significant refer to Structural Engineer for advice. COMMENTS Photos 289 to 292. Variations identified are considered normal for elevated timber framed floor

DOORS / INCLUDING ALUMINIUM JOINERY

DOORS and FRAMES [ ] GOOD to [X] FAIR to [ ] POOR DOOR FURNITURE [ ] GOOD to [X] FAIR to [ ] POOR OTHER - [ ] GOOD to [ ] FAIR to [ ] POOR [X] It is suggested that door catchers be installed or repaired on all internal doors where the handles can cause

damage to the adjacent plasterwork or are damaged or missing. [X] Planning is required where doors are binding to prevent damage to the doors and doorframes. [X] Servicing of the rollers is recommended to allow for easier operation. COMMENTS:

Front entry door frame has weather damage to lock stile. Photo 238. Repairs are recommended Front entry door and bedroom 1 doors are binding. Photos 240, 244, Rear living room screen doors are hard to operate and require adjustment. Photo 293

WINDOWS WINDOW and SILLS [X] GOOD to [X] FAIR to [ ] POOR OTHER - [ ] GOOD to [ ] FAIR to [ ] POOR [X] Servicing of the rollers, runners and locks is recommended to allow for easier operation and security. COMMENTS:

Main bedroom window fly screen is damaged and requires replacement Photos 245, 246

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ROOF CAVITY

CONDITION [X] GOOD to [X] FAIR to [ ] POOR ACCESS [ ] GOOD [X] RESTRICTED [X] NO ACCESS SARKING [X] YES [ ] NO INSULATION Anticon + Fibreglass Batts to front section only [X] ROOF FRAMEWORK IS

DESCRIBED AS

[X] [X]

YES Timber Trusses Front section

[X] [X]

NO Rear pitched section Pitched Timber Type Rear section

[X] Where access is restricted and the purchaser requires a full inspection of the roof cavity, a special purpose inspection and report is available and recommended. Permission from the owner is required to complete this inspection as sections of the roof may require removal.

[X] An annual general pest treatment is recommended to minimise vermin in the roof and house surrounds. COMMENTS:

No physical access to eave soffit framing timber. No physical access to perimeter top plates. No access to raked ceiling areas of rear elevation roof framework. Heavy insulation restricted adequate visual access to top plates and bottom chords of roof trusses. Also insulation batts have been previously moved during previous repair works and not reinstalled onto ceiling areas. Photos 286, 287, 288 NOTE: The evidence of new treated timber framework and repairs to roof trusses above bathroom area of this dwelling. This work appears to have been professionally undertaken and no evidence of any previous termite damage found. .

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INTERIOR PAINTWORK [ ] GOOD to [X] FAIR to [ ] POOR PLASTERWORK [ ] GOOD to [X] FAIR to [ ] POOR OTHER [ ] GOOD to [ ] FAIR to [ ] POOR [X] Minor cracking and blemishes of the plaster/cornice was observed. The cracks and blemishes are caused by

minor building movement and settling, impact or poor repair work and do not represent a long-term structural problem. These cracks/blemishes should be filled when next repainting.

[X] Larger cracks should be taped before filling to provide additional strength to minimise the chance of re-occurrence.

[X] The installation of additional smoke detectors or repair of existing smoke detectors is recommended by qualified technician. Recommend re-check for operation at time of taking possession of dwelling. The responsibility for adequacy and operational condition is the owner’s and as such is obligated for appropriate installation and condition. The client is advised to consult with a smoke detector specialist in relation to recent changes in smoke detector regulations.

[X] The joins at the rear and sides of the kitchen sinks, shower recesses, bathtub, vanities and laundry tub should be kept well sealed to prevent water penetration behind the cabinet construction.

[ ] The use of powered exhaust fans is recommended to expel the moist air from wet areas before it can affect the paint.

[ ] [ ]

Paint/Plaster stress was observed in the wet areas of the building. Extensive personal belongings restricted access to all walls during the inspection. The comments made in the report relate to that which is readily visible only. Additional inspection when house is empty is strongly recommended.

GENERAL COMMENTS:

There was several holes and damage to plasterboard wall linings identified during the inspection and these will require repairs before any repainting can be undertaken. Photos 239, 247. The dwelling interior is considered very tired, except for renovated bathroom area. The kitchen has a new gas hotplate unit. Photo 256 This however is not connected to gas system and this would be required to be completed by a qualified gas installer before it can be used. Photo 255 Several doors are missing from kitchen cupboards Photo 258

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WET AREAS & TOILETS

[X]

On occupation, it is suggested that the washers/seals in the taps be replaced as a number are worn or stiff. To laundry tub and ensuite shower head. Photos 261, 271

[X] The rubber coupling at the rear of the toilet pan/s is perished. Replacement is recommended. Photo 274

[X] [X] [ ]

Silicone sealant should be used to seal any gaps between the tap bodies and shower recesses to ensure that water penetration does not occur to the cavity of the wall. Ensuite shower taps. Photo 269 Cracked tiles was observed, these cracks are attributed to poor application and / or minor building movement. If the purchaser considers that the banging in the pipes due to water hammer is excessive, then water line re-clipping or the installation of a water hammer arrestor is recommended to alleviate the problem. COMMENTS. Note: the ensuite shower recess has evidence of elevated moisture readings when checked adjacent to shower screen. Photo 277 As this dwelling has been vacated for some time the obvious cause of identified moisture readings is a plumbing leak associated with shower taps and further investigation by a plumber is recommended. The general condition of ensuite is very tired except for vanity and future renovation should be considered Note: Photo 276 is of moisture meter been used to wall adjacent to bathroom shower recess indicates NO evidence of elevated moisture readings at time of inspection MAJOR DEFECTS SUMMARY COMMENTS: The rear deck & pergola and carport structure are major defects that were identified. MINOR DEFECTS COMMENTS: As identified within body of report.

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VISUAL TIMBER PEST INSPECTION REPORT

The site report and information within this document forms an integral part of the pest inspection report and should be read in conjunction with this report. Termites can cause substantial economic loss and we cannot stress enough the importance of your understanding of the information contained therein. All pages should be read in conjunction with the whole report. If you have any queries in relation to this information, we urge you to contact this office for clarification before accepting this property.

ACCESS Are there any General Area (s) (e.g.: Underfloor area, obstructing furnishings, roof voids etc.) and/ or Section(s) [ ] NO [X] YES (e.g.; garage) to which ACCESS should be gained?

PEST SUMMARY

[X] A pest inspection was completed and there was no readily visible evidence of active termite infestations found

within the dwelling. (Termites could still exist however, in concealed areas of the dwelling).

[X]

[X]

A pest inspection was completed and although there was no readily visible evidence of termite infestations found within the dwelling, elevated moisture readings were obtained. This can be an indication of termite activity. An invasive inspection is recommended. A pest inspection was completed and although there was no readily visible evidence of active termite infestation found within the dwelling, old termite damage was observed. An Destructive invasive inspection is recommended to determine the extent of the damage as well as any concealed damage within the building.

[X] A pest inspection was completed and there was readily visible evidence of Fungirot found on or within the dwelling.

[ ] A pest inspection was completed and there was readily visible evidence of active borer found within the dwelling.

COMMENTS:

SUBTERRANEAN TERMITE INFESTATION RISK ASSESSMENT At the time of inspection, the risk of Subterranean Termite Infestation to the overall property was considered: [X] HIGH [ ] MEDIUM [ ] LOW For a complete and accurate information, you must refer to the following complete Visual Timber Pest Report.

CONSTRUCTION

[X] HOUSE [ ] DUPLEX / VILLA [ ] UNIT / APARTMENT [ ] CONCRETE SLAB ON GROUND [X] ELEVATED TIMBER FLOOR [ ] STEEL PIERS

[ ] FULL BLOCK / RENDERED [ ] DOUBLE BRICK CAVITY [X] MASONRY BASE [X] BRICK VENEER [ ] TIMBER PIERS [X] BRICK PIERS [X] CLADDING [ ] CONCRETE PIERS [ ] ABSESTOS ROOFING**

[ ] [X]

TILE ROOFING SPLIT LEVEL

[X] [X]

METAL ROOFING SUSPENDED CONCRETE FLOORS part

COMMENTS:

Refer comments in relevant building section of this report

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ACCESS

PROPERTY FURNISHED? [ ] YES [X] NO [X] [ ]

The pest inspector DID NOT inspect any areas which were not accessible or which were obstructed, concealed or hidden. Furniture, appliances and household goods for example may obstruct and conceal timber infestations or building defects. Personal belongings restricted access to internal walls.

COMMENTS: In general, the inspection process is obstructed and prevented where furniture limits wall access, stored items in garages, items in cupboards, lined wall stud framing, floor coverings, window furnishings, restricted access to top plates in roof cavities, timber decks on ground with no access points for inspection and heavily vegetated sites particularly near building. These are good examples of the types of things that can limit or prevent the inspection process.

HIGH RISK AREAS TO WHICH ACCESS SHOULD BE GAINED. No access to raked ceiling section of roof cavity AREAS NOT INSPECTED AND WHY. Insufficient crawl spaces [ ] No access to underfloor area- Access should be gained.

ROOF CAVITY

CONDITION [X] GOOD to [X] FAIR to [ ] POOR ACCESS [ ] GOOD [X] RESTRICTED [X] NO ACCESS SARKING [X] YES [ ] NO INSULATION [X] YES [ ] NO [X] Where access is restricted and the purchaser requires a full inspection of the roof cavity, a special purpose

inspection and report is available and recommended. Permission from the owner is required to complete this inspection as sections of the roof may require removal.

[X] An annual general pest treatment is recommended to minimise vermin in the roof and house surrounds. COMMENTS:

Refer to comments in relevant section of building report.

ACTIVE TERMITES

TERMITE ACTIVITY (LIVE TERMITES) AT THE TIME OF INSPECTION [ ] YES [X] NO TERMITE ACTIVITY AND/OR TERMITE DAMAGE WAS LOCATED IN THE FOLLOWING AREAS: [X] Previous termite damage to front bedroom wall. Photo 156 [ ] [ ] [ ] NOTE: VERY IMPORTANT If there are live termites or visible termite damage, then it is possible that termite damage may exist in

inaccessible areas. We recommend that a further invasive inspection be undertaken. [ ] It is recommended that unless the owner can provide evidence of a current termite control system in

accordance with Australian Standard AS3660, a treatment be undertaken. This is required to minimise the chance of termite infestations internally, which has the potential to cause extensive damage. We would recommend that if required, a quote be obtained from a termite specialist for this purpose.

Termite eradication and protective treatment is a specialist profession within the pest control industry. It is therefore important to ensure that an expert undertakes any works in relation to termite work to ensure the maximum and best protection for your home and investment. COMMENTS: No evidence of active termites at time of inspection

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TERMITE DAMAGE

VISIBLE TERMITE DAMAGE TO BUILDING AT THE TIME OF INSPECTION

[X] YES [ ] NO

ACTIVITY LEVEL OF TERMITE DAMAGED AREA

[ ] ACTIVE [X] NO ACTIVITY DURING INSPECTION

EXTENT OF TERMITE DAMAGE AT THE TIME OF INSPECTION IN AREA VISUALLY INFESTED.

[X] SLIGHT [ ] MODERATE [ ] EXCESSIVE

COMMENTS: [X]

Previous termite damage to front bedroom wall. Photo 156 Note: The evidence of previous repairs to sub-floor framework and roof framework identified which would indicate that all structural damage has been repaired. But this can not be confirmed without further investigation A destructive invasive Inspection is available and is required to ascertain the full extent of damage to concealed structural timber wall framework.

TERMITE SPECIES

IT IS SUSPECTED THAT THE TERMITE SPECIES FOUND ARE: [ ] COPTOTERMES [ ] NASUTITERMES [ ] MICROTERMES

[ ] SCHEDORHINOTERMES INTERMEDIUS [ ] OTHER POTENTIAL TO CAUSE STRUCTURAL DAMAGE [ ] HIGH [ ] MEDIUM [ ] LOW COMMENTS: N / A

TERMITE TREATMENTS EVIDENCE OF TERMITE PROTECTION PROGRAM

[X] YES [ ] NO

COMMENTS: Notice in electrical meter box dated 27-06-2018 indicating that there is a current termite control system installed to this building for 5 years

We cannot guarantee any termite protection program put in place by another pest company. EVIDENCE OF PHYSICAL TERMITE SHIELDS/BARRIERS

[X] YES [ ] NO

COMMENTS: Ant capping installed to piers and external base walls

VISUAL TERMITE BARRIER TO CONCRETE SLAB

[ ] YES [X] NO

Minimum 75mm wide exposed concrete slab edge provided either horizontally or vertically

[ ]

YES

[ ]

NO

COMMENTS: N / A

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ANT CAPPING [X] YES [ ] NO Location – Underfloor flooring support pier tops

[X]

YES

[ ]

NO

House frame timber bottom plates [X] YES [ ] NO

COMMENTS: Photos 187, 188. Ant capping does not stop termite infestations

Ant capping provides a means of detecting termite entry by exposing termite mud tubes. The termite shields should not be damaged or missing as this may increase the likelihood of termite infestations. RECOMMENDATION OF TREATMENT/ RECTIFICATION ENQUIRY

[X] YES [ ] NO

COMMENTS: Recommend client contact pest controller (details on durable notices) for full particulars on the form of termite control system installed to this building, and its life expectancy and any owner warranty obligations that may be imposed for any warranties that may be offered on this termite control system if applicable. Photo 151

NOTE: We recommend that the termite protection program comply with Australian Standard AS3660. RECOMMENDATION FOR ADDITIONAL INVESTIGATIONS [X] YES [ ] NO

COMMENTS: Regular termite inspection program, frequency of which to be determined by the form that the

termite control system takes but in any case, at least an annual inspection is advised. Where “visual” or “termite resistant materials” termite control systems are relied upon, more frequent inspection rates are required and a period of every 6 – 8 weeks’ duration between observations is suggested.

IMPORTANT: Due to the nature of this inspection process being limited to a “non-destructive” and “visual only” process, coupled with the possibility of hidden termite or fungirot damage existing inside cavity walls and other areas within the building that are not detectable with the various standard equipment or inspection processes that are specified for these types of inspections, our firm recommends an additional “invasive inspection” service where hidden areas may be visually inspected with the aid of specialized equipment specifically designed for this purpose or other appropriate methods as deemed necessary. This service is made available at additional cost.

AREAS WHICH ARE SUSCEPTIBLE TO TERMITE ACTIVITY

1 ] Masonry base & Piers and split level and timber framed and brick veneer construction 2 ] All untreated wall and roof cavity framing timber. 3 ] All untreated timber skirtings, architraves, window reveals, doors and frames etc. 4 ] All untreated timber in contact with the ground. 5 ] All timber flooring and floor support framing timber. 6 ] Note: We recommend that the termite protection program comply with the Australian Standard AS3660.

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CONDITIONS THAT ARE CONDUCIVE TO TIMBER PESTS. WATER LEAKS: Water leaks, especially in or into the subfloor or against the external walls, increase the likelihood of termite attack. Leaking showers or leaks from other “wet areas” also increases the likelihood of concealed termite attack. Hot water system overflows and air conditioning condensation drains should be plumbed away from the building. At the time of inspection leaks were found to be present in: Leaks identified to ensuite shower recess at time of inspection MOISTURE READINGS: If any leaks are reported then a plumber or other building expert is highly recommended determine the full extent of damage and the cost of repairs. MOISTURE: At the time of inspection high moisture readings were found: Positive elevated moisture readings identified at time of inspection to ensuite walls If high moisture readings were reported, then you must have a building expert investigate the moisture and it cause and determine the full extent of the issue, damage and estimated cost of repair. Note: Conditions which can increase the likelihood of timber infestation include poor ventilation and inadequate drainage in sub-floor areas, leaking pipes, leaking roofs, defective flashings or by concealed termite activity. In some instances, further investigation would be necessary to ascertain the cause of high moisture readings in areas that are concealed via an invasive inspection process. In such instances written permission from the owner or his representative will be required before such an inspection can be undertaken (additional fee will apply). [X] Inadequate Ventilation: Additional ventilation is required.

COMMENTS: Rectification is recommended

[X] Inadequate Groundwater Drainage: Additional drainage is required.

COMMENTS: Requires monitoring when next heavy rain period occurs

Hot water services and air conditioning units which release water alongside or near to building walls should be piped to a drain (if not possible then several meters away from the building) as the resulting wet area is highly susceptible to termite infestation. There is a need for this work to be carried out to: [ X] Hot water service [ X] Air conditioning unit/s. [X] WEEPHOLES [X] YES [ ] NO

Minimum 30-75mm vertical clearance provided below base of weephole to ground/paving level depending on whether there is earth or hard paving to perimeter walls of building. Weepholes can be an access for termite infestation.

[X]

YES

[ ]

NO

COMMENTS: Weepholes, perimeter external walls and floor support posts are some of the most common entry points for termite infestation. Please keep the areas adjacent to external walls and in any underfloor areas free of all moisture sources, stored items, timber debris, vegetation, garden beds etc. so that clear visual access is provided always and no food sources for termite infestation are provided.

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ADDITIONAL GENERAL COMMENTS:

NOTE: Dwelling has evidenced of an ‘Exterra’ termite management system, but this is out of date and has not been maintained since termite barrier was installed

BORERS

EVIDENCE OF BORER ACTIVITY AT THE TIME OF THE INSPECTION: [ ] YES

[X] NO

DETAILS:

If there is evidence of damage caused by Furniture Beetle and Queensland Pine Beetle, then these beetles are always considered to be active because it is very difficult to determine whether they have ceased activity. EXTENT OF BORER DAMAGE AT TIME OF INSPECTION: [ ] SLIGHT [ ] MODERATE [ ] EXCESSIVE RECOMMENDATION OF TREATMENT: [ ] YES [ ] NO Borer infestation is not detectable until the appearance of exit holes or wood chippings (frass). There is a delay between the onset of the infestation and the appearance of exit holes and wood chippings. If a treatment is recommended we suggest a further inspection after a 12-month period.

ROT FUNGI DECAY EVIDENCE OF CONDITIONS CONDUCIVE TO FUNGI DECAY: [X] YES [ ] NO DETAILS:

FUNGI DECAY AT THE TIME OF THE INSPECTION: [X] YES [ ] NO DETAILS: Evidence of fungi rot damage found on or within the building.

EXTENT OF FUNGI DECAY AT THE TIME OF INSPECTION: [ ] SLIGHT [X] MODERATE

To [X] EXCESSIVE LOCATION OF FUNGI DECAY AT THE TIME OF INSPECTION: [X] Rear elevation deck and pergola structures [X] Store room wall and windows [ ] RECOMMENDATION OF TREATMENT: [X] YES Removal and replacement with approved treated timbers [ ] NO

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THERMAL IMAGE SCAN

It is possible to include a thermal infra-red image scan of walls within the inspected property. When a thermal image scan has been undertaken, the following limitations apply to the results that are possible from a thermal imaging scan. A thermal image scan of the property was undertaken: [X] Yes [ ] No WHAT IS A THERMAL IMAGING SCAN AND WHAT ARE ITS LIMITATIONS? A thermal imaging camera is used to undertake a thermal image scan. A thermal camera reads the temperature of the surface towards which it is pointed. A thermal image scan does not see through walls and hence no comment can be made on what is contained behind the surface in a concealed area. What the thermal image scanning process can indicate are variations of temperature on the surface of the object or surface at which it is scanning. Where variations in temperature occur, due to termite activity, mudding and substantial damage to timber framing, can sometimes be detected via the camera. If variations in temperature occur that reasonably could not be expected, then further investigation via an invasive inspection or destructive investigation is required. Again, it is reiterated that the thermal camera is not an X-ray machine. It cannot see through walls. The only way to see inside a concealed area is to conduct an invasive inspection, which is recommended as the only way to accurately determine the condition within a concealed area. A general invasive inspection is recommended as part of the inspection process. A thermal imaging camera is a tool used by all our inspectors to aid in the inspection process. It uses offer a superior enhancement to the inspection process and as discussed at booking time, a service that is a standard part of our inspection process. Importantly it is a device that will very often discover such important defects that are not necessarily observed by the naked eye and good examples of what can often be found using this equipment are things such as live termite infestation in walls, ceilings etc., roof leaks internally and electrical faults to light and power point switches and the like to give just a few examples. Temperature variations can occur and be registered by the camera due to several anomalous reasons e.g. hot days, rainy days, heaters, furniture, time of day, electrical systems and equipment etc.

RESULTS OF THERMAL INFRA_RED INSPECTION Based on the aforementioned limitations, at the time of inspection: [ ] THERE WERE THERMAL READINGS [X] THERE WERE NO THERMAL READINGS [ ] Of gross temperature variations of the surfaces viewed that would suggest that termite activity or major structural damage may exist. [ ] Of gross temperature variations of the surfaces viewed that are evidence of water leaks / water damage that may exist. COMMENTS: Refer photo Flir 3943 to 3946 of thermal camera in use during inspection.

----------------------------------------------------------------------------------------------------------------------------------------------------------

[ ] Based on the thermal infra-red imaging scan results further investigation and an invasive inspection is required.

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MUD MAP

ADDITIONAL NOTES:

NOT REQUIRED

(Mud Map)

Page 24

SUMMARY

It is possible to order a GENERAL INVASIVE INSPECTION of the property and this is strongly recommended. This type of inspection will only be undertaken with the written permission of the property owner. This involves moving furniture, appliances, stored items and lifting insulation and carpeting where possible. This also involves physically touching and testing the timber that may result in permanent marking to the timber. (An additional fee applies). In comparison to buildings of similar age and construction, the building is considered to be in: [ ] GOOD CONDITION

[X] FAIR CONDITION

[ ] POOR CONDITION

[X] There are a extensive number of indicated repair/maintenance items, which require attention.

[ ] Termite protective treatment is required to minimise potential damage to the building and surrounds.

[X] A specific invasive inspection should be carried out immediately to determine the cause of the elevated

moisture readings. This would require written permission from the owners. An additional fee applies. We will supply an invasive inspection authority form for your convenience.

[X] Due to the discovery of either active or old termite damage being sighted on or within the building, a destructive invasive inspection should be carried out to determine the extent of any structural damage to the wall framing, sub-floor timbers or roof timbers. This would require the written permission from the owners. An additional fee applies. We can provide a destructive invasive inspection authority form for your convenience.

[X] Yearly pest inspections are recommended in accordance with Australian Standards. or more frequently if visual barrier relied upon.

Date:

7th JANUARY 2020

Inspector:

BLAIR RIPLEY

For and on behalf of:

BCR BUILDING & PEST INSPECTION SERVICES

Signature:

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FOR YOUR INFORMATION

BORERS - Furniture Beetle (Anobium punctatum) and Queensland Pine Beetle (Calymmaderus incisus). Areas of Damage: Soft wood flooring (for example, pine and Oregon), furniture, joinery.

Infestation Period: There is a lengthy time period (at least 10 years from the date of first use of the timber) before infestation affects the structural integrity of the timber.

Treatment: Treatment can have a deterrent effect and is generally recommended. Timber should be replaced when the structural damage to the timber is in excess of 25% of the timber area. You should consult with a builder or an architect before replacing any timber.

Powderpost Beetle (Lyctus brunneus) Areas of Damage: Sapwood in sub-floor and roof timbers, also hardwood timbers

Infestation Period: Within the first year of the use of the timber.

Treatment: No treatment is necessary and it is not recommended that the timber be replaced.

ROT OR DECAY FUNGI Areas of Damage: External windows, doors, balconies, posts.

Infestation Period: Caused by dampness, humidity, lack of or inadequate ventilation.

Treatment: Replacement of damaged timbers.

SUBTERRANEAN TERMITES (White Ants) Areas of Damage: Underground timber, areas underneath concrete slabs and above ground timber, both softwood and hardwood.

Infestation Period: Termites live in underground nests. They are able to tunnel underground and then gain access to aboveground timbers. They then hide themselves within the timber. It is also possible for the termites to penetrate through small openings in the concrete slab and thereby gain access to underground and above ground timber. Termites eat at the timber from the inside out so that it is extremely difficult to locate them.

Treatment: Replacement of damaged timber. You should consult with a builder or architect before replacing any timber.

MINIMISATION OF TIMBER INFESTATION Poor drainage and ventilation, particularly in the sub-floor area are conducive to an increase in timber infestation. Poor drainage can lead to damp areas, leaking pipes and wood rot which increases the likelihood of timber infestation. Poor ventilation can occur in areas with under 400mm of clearance, and filled areas. Contact between timber and the ground or soil can increase the likelihood of timber infestation. This includes formwork, timber scraps and foam insulation at foundations.

CONCRETE SLAB HOUSES Houses that have been built on a concrete slab are susceptible to entry by termites that are able to reach the timber framing via cracks in the concrete slab. It is difficult to detect such termite entry because the concrete slab may be concealed by plants or foliage and internal wall framing and cladding. Also unsealed/unprotected service penetrations can also permit entry of termite infestation We recommend that if you have a concrete slab home, you ensure that the edges of the concrete slab are free from any garden matter / foliage and that no items are stored adjacent to external walls so that termite entry can be better detected.

(Information Pa