KIWI HOUSE INSPECTIONS HAMILTON LTD Po Box 12660 Chartwell 3248 Hamilton Free Ph 0800 223 556

Email tony@kiwiinspections.co.nz

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INTRODUCTION

Independent building inspection report on

136 Wallace Rd, Temple View

This report has been prepared at the request of

Andrew Murray

Andrew has engaged Kiwi House Inspections Limited to inspect the dwelling

and provide a building inspection report.

The inspection was carried out on 5 November 2018

by Tony Bankier, being a building consultant, with 28 years practical building

experience, both commercial and residential in New Zealand and offshore.

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INSPECTION DETAILS

Date: 5 November 2018 Inspector: Tony Bankier Client Name: Andrew Murray

Address of Property: 136 Wallace Rd Temple View Hamilton Contact Name & Andrew Murray Phone: 0275010112 Others present at the Owner Time of Inspection:

Weather Conditions Fine At Time of Inspection:

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8 Novenber 2018 To: Andrew,

INDEPENDENT BUILDING INSPECTION 136 Wallace Rd, Temple View, Hamilton

Following recent inspection of the above property, we are pleased to submit our report and findings as follows:

DESCRIPTION A three bedroom plus office & two lounges built in over two-level configuration of modern design. Construction consists of standard timber framing with a pressed steel tile roof, low pitched roof areas have Butynol installed with metal edge caps & metal fascia boards, internal metal guttering and PVC downpipes.

The (blue areas) upper level of the exterior cladding is Riblath-concrete attached to channels secured to the frames and then painted. The lower level is vented and drained brick veneer cavity system with painted concrete block work to the base. The soffits are hardiflex sheets with a paint finish, well fixed and maintained. The joinery is single glazed aluminum with 20mm grooved liners to the interior. There is as double garage under the dwelling-electric door opener and a painted concrete floor. There are two timber deck areas-larger one is part covered The dwelling appears to be in good condition for its type and age.

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FOUNDATIONS AND SUBFLOOR The dwelling is built on a combination of solid poured concrete masonry block work founded on concrete strip footings to the base of the entire dwelling.

The concrete block portion of the foundations appears to be well constructed and in good condition with no obvious signs of stress movement visible either vertically or horizontally. Plumbing has been well supported beneath dwelling

The balance is timber posts with timber sheet flooring, joists and bearers, all foundations have been well built with the appropriate bracing installed

Sizelation paper installed in good condition-original.

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CLADDING

The cladding is a Riblath-concrete type system with a paint finish. The concrete is squashed into metal rib like channels and then forms a solid exterior layer which is then painted to ensure it remains in good condition

The cladding system require that a paint finish is to be maintained to a relatively good standard as the paint finish acts as the waterproof membrane.

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CLADDING The lower level cladding is brick veneer with a vented and drained cavity system -Generally, the cladding is in good condition throughout showing one area on the driveway side where there is some minor cracking in the mortar.

Not seen in the base block work so this area of mortar can be repaired and is likely it has settled now-cracking on brickwork, common to see-older dwelling

The remainder of the cladding is in good condition with no movement seen

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ROOF, FASCIA & GUTTERS The roof is generally in good condition, showing no obvious signs of foot traffic damage. The ridge & edge caps are in good condition currently.

Roof penetrations are flashed and sealed appropriately, flashings are correct, spouting was generally clear of debris, the roof system was in good order.

Low pitched roof areas have Butynol installed with metal edge caps & metal fascia boards, internal guttering, PVC downpipes. Maintain any loose edges

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ROOF, FASCIA & GUTTERS (CONT’D)

Majority of the roof area is clear with only small amount of leaves to clear

Important to keep these gutters clear they do have over flows installed to prevent flooding-minor cracking in the soffit by front door is common to see

These sheet joins can be sealed when painting maintenance is next done.

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ROOF, FASCIA & GUTTERS (CONT’D) Conventional, specific design manufactured roof trusses in a gable end/hip and valley formation form the entire roof area.

Trusses are skew-nailed and “z” nailed to comply with NZS3604.

Heavyweight roofing underlay and bracing has been correctly installed.

The ceiling is well insulated with loose fill type insulation.

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EXTERNAL JOINERY The single glazed aluminum joinery is generally in good condition throughout.

Doors and windows in general appear to be operating correctly. Moisture readings on joinery surround were normal (20-60) where tested at the time

Head flashings have been correctly installed and the joinery is generally well sealed to the cladding affording adequate protection from the elements.

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DRAINAGE & PLUMBING Vanities, showers, basins and kitchen installed in the dwelling have been fitted with the appropriate PVC wastes and traps. Adequate falls have been obtained from the units to the discharge point and gully traps.

Wastepipes are correctly fitted to gully traps. Gully dish is correctly supported and is clear of potential blockages.

Cracking on rubber seal in toilet down stairs-replace asap.

Pressure of faucets good. Plumbing fittings are in good working order.

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DRAINAGE & PLUMBING

The grout lines and sealant lines in bathrooms need to be maintained-there are small gaps and pieces missing in places-no real damage done by this

Moisture readings taken show normal readings in areas known to fail overtime

Keep the shower, bath tub, vanity wall edges well sealed.

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EXTERIOR FINISHED GROUND LEVELS

The current finished ground levels are more than satisfactory to prevent any moisture ingress by means of capillary action, with concreted and paved areas having the correct falls away from the dwelling and garage entrance.

The paved areas around the dwelling are in reasonable condition

There is drainage installed to the tar sealed driveway and turning area

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DECKS There is a small sized timber deck installed to the front and on a much larger one the side of the dwelling-partly covered.

Generally, the decks appear to have been well constructed using the correct materials and are in reasonably good condition for their type and age; they have solid rails fitted and showing no signs of movement-need painting again

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ELECTRICAL A standard distribution board has been professionally installed to the interior with no obvious signs of excess heat build up at either the board or power points.

A smart meter board has been professionally installed to the exterior the dwelling-face plates are cracked and need to be replaced. Small area to seal on the top-this can be done with some silicone-minor in nature.

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HOT WATER

The 300litre Rheem mains pressure Hot Water Cylinder appears to be in good condition-signs of rodents in this cupboard. This cylinder should have seismic restraints fitted to secure it in place in case of earth quakes.

The valves appear to be in good working condition-where able to be checked

The cylinder can be thermal wrapped to insulate it-personal choice to do so.

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INTERIOR The interior to the dwelling is generally in good condition throughout having been well maintained to date. Garage below has a painted floor/walls, small area on the front corner that needs to be sealed-liquid rubber will seal this.

There are some small areas with cracking visible-storage room also installed

The kitchen bench tops and units are all in good condition for their type and age. The oven, gas hobs, range hood appear to be in good working order.

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INTERIOR Generally the dwelling is carpeted throughout with other flooring consisting of tiles to the entrance, and bathroom areas which are generally in good condition for their type and age, there is an area of worn carpet in the master bedroom, possible carpet moth type damage can be sorted by carpet layers.

Ceramic tiles have areas on the grout that need to be re-done, cracking seen.

This area next to shower shows it has been resealed at some stage-dry now

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INTERIOR Walls and ceilings to the interior consist of gibboard, wall papered, painted, stopped and finished to a good quality. However, there are some chips and scratches on the walls normal wear and tear for a family home.

Internal doors are operating correctly. Light fittings, both surface mounted and recessed, are in good condition and functioning adequately.

Hairline cracking -seen in the ceiling of the master bedroom, repair

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INTERIOR Fire places to be checked by a chimney sweep-both are useable.

Heat pump installed to the Kitchen and master bedroom-working.

The timber areas of the dwelling are in good condition-rail is solid/secured.

The area with the conservatory type set up is in good condition, it appears to have been well maintained over time and to have no issues currently.

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MOISTURE CONTENT READINGS Moisture content readings were taken throughout the dwelling internally at well known areas for moisture ingress to occur. In this particular dwelling, moisture ingress is only likely to occur in certain areas. Specifically these are; the intersection of cladding which have not been correctly sealed; and, any cracking in the cladding above windows and particularly around the sill areas where surface water is easily drawn in over a period of time if the joinery is not kept well sealed to the cladding. When moisture ingress occurs in these areas, the moisture is generally detectable above and below the windows and the bottom plates directly below windows; internally directly behind apron flashings and fascia/cladding intersections. Moisture content readings were taken using a Tro Tec T650 capacitive non-invasive moisture meter in the following sequence; readings were taken above and below each side of all joinery and along the bottom plates starting with the kitchen, through the dining and lounge areas into the toilet/laundry area, stairwell, master bedroom, ensuite, main bathroom, and remaining bedrooms to the upper level.

A base reading was taken on an internal wall at the entry which is known to be dry giving a reading of 30 all readings returned figures of 30 and 48 indicating there was no excess moisture present in the internal framing in the areas tested at the time of inspection.

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MOISTURE CONTENT READINGS

Generally, moisture content readings of framing that read between 20 and 60 are considered to be dry, in that, timber framing will always retain an element of moisture, even after it has been kiln dried and generally it is accepted that

internal timber framing may have the linings fixed with a moisture content reading of 60 or less. Further to this, moisture content readings tend to be 2-

3% higher than normal during high humidity and air temperatures.

SUMMARY

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In conclusion, it is our professional opinion that the dwelling is generally sound and of good construction, methods and workmanship, subject to comments on remedial work. We trust this information is sufficient for your requirements but should you have any query regarding this report, or should there be any matter arising therein, please feel free to contact me further.

Yours faithfully KIWI HOUSE INSPECTIONS LIMITED

Tony Bankier BUILDING CONSULTANT

Please quote our reference 6146 for any future matters concerning this report.

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KIWI HOUSE INSPECTIONS LIMITED

STATEMENT OF POLICIES General: This inspection report is based on a limited visual inspection of the dwelling in general. The intention of the inspection is to identify any current or potential areas that may lead to further deterioration if left unattended. The report will generally include; foundations & subfloor, exterior finished ground levels, exterior cladding, roof & roofing elements, insulation, external joinery, decks, fencing & retaining walls, concreted areas and the interior, etc. Non-invasive moisture content readings are indicative only and cannot be relied upon solely to detect areas of mould, toxins or dry rot, etc. The inspection will be in accordance with NZS4306:2005 NZ Standard residential property inspection. Limitations: Any areas which are inaccessible, cannot be seen or are concealed including walls, ceilings, floors, insulation, locked or inaccessible rooms, have not been inspected or any comments offered therein and the addressee agrees to assume all the risk for any condition or problems which may be concealed at the time of inspection. The information in this report and any attached pages is intended for the use of the addressee only and cannot be relied upon by any person other than to whom it is addressed. The information it contains is classified as “In Confidence” and may be legally privileged. If you are not the addressee, any disclosure, photocopying, distribution or use of the contents of this report is prohibited. Access: Access is deemed to be that which is safe, unobstructed, with a minimum of 450x450mm access to subfloor through an opening that can be easily accessed, a minimum of 600x600mm access to ceiling cavities and roofs which can be safely accessed from a 3.6m ladder.

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Exclusions: We have not inspected and do not comment on geological stability, soil conditions, underground services and life expectancy of materials. This report does not include the structural engineering, electrical, plumbing, gas piping and fitting, home heating state of the premises, swimming or spa pools, septic tanks, insect attack/borer .This report does not propose to be a full “Weather-tightness Assessment”, and any non-invasive moisture content readings are indicative and only relevant at the time of inspection. We advise independent, professional advice in these areas. We assume that all improvements lie within the title boundary, which we have not searched or provided any comment on. We have not obtained a LIM or inspected Council files and recommend that the owner obtain a LIM or consider engaging our LIS service. Liability Limitations & Disputes: We offer you our opinion as at the date of inspection and give no warranty as to the future. The addressee understands and agrees that any claim against the accuracy of the report is limited to specific areas only which may not be included within the report. The addressee agrees to notify the inspector of any disputes in written form within 10 days of discovery. The addressee further agrees that with the exception of emergency conditions no alterations, replacements or repairs shall be carried out before the inspector can re-inspect areas in dispute. The addressee understands and agrees that failure to notify the inspector as stated above shall constitute a waiver of any and all claims for failing to accurately report the condition or discovery. This report should not be construed as a full weather-tightness assessment as no destructive or invasive investigation methods have been undertaken. This report cannot be forwarded to or reissued to any third parties in the event of the resale of the dwelling.