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OUR REF : 1905-22 Page 1 of 17
MORONEY BUILDINGWISE PTY LTD
A.T.F: Moroney Family Trust
INSPECTIONS 203 LAMBTON ROAD PHONE: 02 4957 8187
NEW LAMBTON 2305 E-mail: [email protected]
www.buildingwise.com.au
ABN: 99 887 297 684
OUR REF: 1905-22
DATE: 07.05.2019
PRE-SALE BUILDING INSPECTION STANDARD REPORT
(Australian Standards No 4349.1 - 2007)
ON DWELLING: 18 Scholey Street
MAYFIELD, NSW
FOR: Vince Owen & Emma Rudkin
View of the main dwelling.
OUR REF : 1905-22 Page 2 of 17
Inspection of the dwelling revealed it to be constructed from subfloor masonry walls & piers,
concrete piers & timber floor, wall & roof frames.
The dwelling is clad externally with timber weatherboards & the roof is lined with terracotta
tiles.
Inspection of the dwelling revealed it to be in a sound structural condition with no significant
defects evident in the dwelling’s framing components.
Observations made during the course of my inspection applicable on Tuesday 7th May 2019,
were as follows;
The dwelling is facing approximately south to the street frontage.
For the purpose of this report the dwelling is facing south.
INTERNAL
1 – Entry
The entry is in good order.
There is no insect screen door installed. This is evident to all doors throughout the dwelling.
One door handle is missing on the linen built-in cupboard.
2 – Hall The hallway is in good order.
There are only battery operated smoke alarm devices installed to alert occupants in adjacent
bedrooms in the event of a fire.
3 – Bedroom 1 (front south-west)
The bedroom is in good order.
Window insect screens are missing & this is evident to all windows throughout the dwelling.
4 – Bedroom 2 (front south-east)
The bedroom is in good order.
5 – Bathroom
The bathroom is in good order.
The bathroom is serviced by a bathtub, vanity unit, shower recess & toilet & cistern.
The shower recess waterproofing membrane was water tested. Evidence in the subfloor area
revealed water is not escaping & the membrane at present is adequate.
The bathroom door requires a new locking device.
OUR REF : 1905-22 Page 3 of 17
6 – Bedroom 3 (centre east)
The bedroom is in good order.
There is a minor variation in the floor frame level sloping down towards the north-east
corner, as a result of pier & footing settlements.
(Pier & footing settlements are caused by moisture changes in foundation soils resulting in
expansion & contraction. As the foundation soils become saturated or dry quickly the weight
of the building causes the structure to settle downwards. Pier & footing settlements are
common to a home of this age especially with minimal site drainage provisions installed
around the perimeter of the building. Variations in floor levels are evident throughout the
building.)
7 – Lounge Room
The lounge room is in good order.
8 – Kitchen
The kitchen & kitchen cupboards are in good order.
A section of the kitchen was originally a load bearing wall & has been removed in
modifications. There is no deflection in the new structural roof beam. Therefore due to long-
term performance modifications in removing a load bearing wall are structurally adequate.
9 – Laundry
The laundry is located in a cupboard adjacent to the kitchen.
The laundry is serviced by a washtub & cabinet & in good order.
10 – Living Room (rear north)
The living room is in good order.
OUR REF : 1905-22 Page 4 of 17
Shower recess waterproofing membrane was water tested & in good order.
Minor variation in the floor frame level sloping down towards the north-east corner of bedroom 3, as a
result of pier & footing settlements.
OUR REF : 1905-22 Page 5 of 17
Previous load bearing wall removed in the kitchen area. There is no deflection in the new structural roof
beam.
OUR REF : 1905-22 Page 6 of 17
EXTERNAL
11 – Rear Deck
The rear deck is constructed from timber floor frame & is structurally adequate.
There is a rear awning constructed from timber posts & roof frame & is structurally adequate.
The entrance steps are not compliant with current building requirements, as the steps have
excessive riser height exceeding 190mm. Therefore care should be taken when using these
steps.
12 – Side Entry
The side entry is in good order.
Side entry steps have an excessive riser height exceeding 190mm. Therefore care should be
taken when descending from the building.
13 – Gutters
Metal gutters are in good order.
Gutters on the eastern side have minor impact damage.
Gutters on the rear western side have dislodged from the fascia-boards & need to be
repositioned.
14 – Downpipes
PVC & metal downpipes are in good order.
15 – Fascia
Timber fascia-boards are in reasonable condition.
Several fascia-boards exhibit fungal decay at end sections, requiring ongoing maintenance &
painting.
16 – Eaves
Asbestos eaves linings are in good order, well covered with paint & not deemed to present
being a health risk.
17 – Wall Sheets
Gable end wall sheets are fibre-cement & in good order.
18 – Weatherboards
Timber weatherboards are in good order.
19 – Windows
Timber window frames are in good order.
OUR REF : 1905-22 Page 7 of 17
20 – Roof Tiles
Terracotta roof tiles are in good order.
Barge & ridge capping tiles in a maintenance program would benefit by being repointed with
new cement mortar.
The lead flashings on top of the roof tiles in under the gable wall linings at the rear of the
building require ongoing maintenance & sealing.
Inspection in the roof void revealed terracotta roof tiles exhibit minor fretting only to the
underside & show no evidence of any rainwater ingress into the roof void below.
21 – Fences
Metal boundary fences are in good order.
22 – Driveway
The concrete stripped driveway is in good order.
OUR REF : 1905-22 Page 8 of 17
SERVICES
23 – Electrical
The dwelling’s electrical wiring has earth leakage circuit breakers. It is recommended the
wiring be checked by a licensed Electrician for compliance & safety.
24 – Plumbing
All water-feeder pipes, stormwater drainage systems, sewerage drainage systems & gas
services need to be checked by a licensed Plumber for serviceability.
25 – Hot Water Unit
The instantaneous gas hot water unit appears to be in good order.
26 – Site Drainage Minimal site drainage provisions have been installed around the perimeter of the dwelling.
OUR REF : 1905-22 Page 9 of 17
Electrical meter box has earth leakage circuit breakers. There are no termite sticker notices in the meter
box on any previous termite management systems.
Instantaneous gas hot water unit on the eastern side.
OUR REF : 1905-22 Page 10 of 17
OUR REF : 1905-22 Page 11 of 17
STRUCTURAL FRAMES
27 – Rear Shed
The rear shed is constructed from a concrete slab on ground & metal wall & roof frames & is
structurally adequate.
There is a wet area that has a shower recess, vanity unit & toilet & cistern & in serviceable
condition.
28 – Floor Frame
The floor frame is constructed from hardwood bearers & joists, timber tongue & groove
floorboards & suspended concrete slabs.
The floor frame due to the long-term performance is structurally adequate.
Ventilation into the subfloor area is in good order.
Ant-capping to the tops of the masonry walls & piers is inadequate & therefore it is
recommended regular pest inspections be undertaken to ensure timber destroying pests do not
enter the building undetected.
Drainage in preventing surface & seepage water from entering the subfloor area is
reasonable.
29 – Wall Frames
A full inspection of timber wall frames was not possible as the wall frames are covered by
internal wall linings & external weatherboards.
The wall frames from external inspection & due to long-term performance are structurally
adequate.
30 – Roof Frame
The roof frame is a hardwood conventional type construction (refer enclosed diagram).
Due to long-term performance of the timber roof frame it is structurally adequate.
No foil sarking has been installed to the underside of terracotta roof tiles as a secondary
moisture & thermal barrier.
The tops of the ceilings are insulated with fibreglass batts.
OUR REF : 1905-22 Page 12 of 17
Timber floor frame.
Timber floor frame surrounding the shower recess.
OUR REF : 1905-22 Page 13 of 17
Suspended concrete slab to the wet area.
Timber floor frame to the rear addition.
OUR REF : 1905-22 Page 14 of 17
Timber roof frame.
Timber roof frame to the rear addition.
OUR REF : 1905-22 Page 15 of 17
SUMMARY
The building is approximately 70 years old.
Structural condition of the building is in good order.
Cosmetic condition of the building is in good order.
The following items need attending to;
• The electrical wiring & plumbing services checked by licensed trades-people.
THIS REPORT REFERS TO THE CONDITIONS OBSERVED AT THE TIME OF
INSPECTION BASED ON VISUAL OBSERVATION AND DOES NOT INCLUDE :
1) ANY ADDITIONAL ADVICE IN RESPECTS TO PEST CONTROL.
2) ANY ADDITIONAL ADVICE IN RESPECTS TO ELECTRICAL WIRING &
PLUMBING SERVICES.
3) ANY ADDITIONAL ADVICE IN RESPECTS TO A STRUCTURAL ENGINEER,
SURVEYOR OR SOLICITOR.
4) REFERENCE TO PARTS OF THE BUILDING NOT ACCESSIBLE OR
COVERED WITH MATERIALS.
5) ANY REFERENCE AS TO WHETHER THE SITE IS CONTAMINATED
IN ANY WAY OR ANY HAZARDOUS MATERIALS.
ASBESTOS DISCLAIMER. ‘’ No inspection for asbestos was carried out at the property and
no report on the presence or absence of asbestos is provided. If during the course of the inspection
asbestos or materials containing asbestos happened to be noticed then this may be noted in the
additional comments section of the report. Buildings built prior to 1982 may have wall and/or ceiling
sheeting and other products including roof sheeting that contain asbestos. Even buildings built after
this date up until the early 90s may contain asbestos. Sheeting should be fully sealed. If concerned or
if the building was built prior to 1990 then you should seek advice from a qualified asbestos removal
expert as to the amount and importance of the asbestos present and the cost of sealing the asbestos or
removing the asbestos.
Should you have any queries relating to this report, please do not hesitate to contact me.
Phone: 02 4957 8187.
Yours faithfully
Peter J Moroney
OUR REF : 1905-22 Page 16 of 17
DEFINITIONS (used in the) BUILDINGWISE REPORTS
Sub-standard 0-3 : A category less than “below average”. Usually implying
inadequate/inappropriate workmanship, &/or materials &/or significant deterioration evident.
Parts of the building works may not be structurally adequate/appropriate &/or may be
unsuitable for service &/or for intended use including items such as : weather tightness,
Council compliance or safety issues. Immediate/extensive rectifications or action can be
anticipated, usually work of a significant/expensive nature that may include partial
demolition or reconstruction Further investigation may be warranted. The client should obtain
written quotes for rectifications/repairs.
Below Average (Poor) 4-5 : A standard less than the definition noted in “fair/average”.
Usually implying that there may be some areas constructed not to trade standard or using
inappropriate materials &/or failing, in parts, in the aspect of serviceability/adequacy for
intended use. There may be less than a reasonable amount of prior maintenance, repairs &
renovations. Generally this definition/classification will imply that rectifications should be
carried out in the immediate short term & usually implies above average costs for
rectifications/maintenance.
Fair Average (good order) 6-8 : This definition may imply terms such as: satisfactory,
reasonable, serviceable, adequate. A standard no more than can be reasonably expected for
the age/type/standard of building, bearing in mind the acceptable building methods/materials
at the time of the original building works. Implicit in this description can be a reasonable
amount of prior maintenance/renovations/repairs, some of which may have been done by
numerous previous owners & not always to a trade standard. There may also be some general
wear, neglect, weathering, decay, corrosion, irregularities but no major/significant
deterioration or structural defects.
Rectifications/repairs would normally be scheduled as per the maintenance program.
Above Average 9-10 : A standard higher than the definitions noted in “fair/average”.
Usually implying good workmanship & materials, close attention to appropriate
maintenance/renovations/repairs. Generally this category would imply no immediate/urgent
requirements for rectifications/repairs.
OUR REF : 1905-22 Page 17 of 17
GENERAL APPRAISAL OVERVIEW
ADDRESS : 18 Scholey Street
MAYFIELD, NSW
Scale 1 to 10 { 1 = poor, graded to 10 = excellent }
STRUCTURAL CONDITION
Floor Frame 8
Wall Frame 8
Roof Frame 8
COSMETIC CONDITION
Wet Areas 7
Kitchen 8
Internal 7
External 7
MAINTENANCE 7
SERVICE
Gutters Downpipes 7
Site Drainage 7
PROPERTY
Slope of Site 9
Vehicle Access 8
Privacy & Aspect 8
FACILITIES
Public Transport 8
Schools 8
Shops 8
