Thermo Pro Inspections Ltdthermopro.co.nz/media/Thermo_Pro_Comprehensive_Report.pdf · Email : [email protected] Website: Thermo Pro Inspections Ltd Areas of Concern There were

Thermo Pro Inspections LtdResidential Inspection Specialists

Date of Inspection: 21st April 2011Time of Inspection: 9:00 AMWeather: Sunny-ColdInspection Type: Pre-Sale InspectionReport Type: Full Report with Infrared ImagesAddress: Un-disclosed

Un-disclosedAuckland

Client: CLIENT nameInspector: Tim SmithReference Number: 9900

1 of 18 Specialists in Pre-Sale and Pre-Purchase Inspections 0800 INFRAREDEmail : [email protected] Website: www.thermopro.co.nz

mailto:[email protected]

Thermo Pro Inspections Ltd- TABLE OF CONTENTS -

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Page-1 Information......................................................................................1TABLE OF CONTENTS...................................................................................2Inspection Equipment.................................................................................3Areas of Inspection .....................................................................................5Weather-Tightness Observations (Cladding)..............................................6Weather-Tightness Observations (Roofing)................................................7Weather-Tightness Observations (Misc).....................................................8Maintenance Observations.........................................................................9Areas of Concern.......................................................................................10Infrared Inspection....................................................................................11General Observations................................................................................12Report Summary.......................................................................................13Our Service Commitment..........................................................................13Definition of Terms....................................................................................13General Information..................................................................................14Certification:..............................................................................................15Cladding Repair.........................................................................................16Terms and Conditions................................................................................17

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Instructions:

Thermo Pro Inspections were commissioned by the property owners to carry out a Pre-Sale Inspection builders report on the property for prospective purchasers.

*The Building report needs to be transferable to purchasers.*

This Full Report with Infrared Images was commissioned as part of the builders report. Thermo Pro Inspectors are fully trained ISO Qualified Thermographers and were qualified to perform this inspection.

The Thermo Pro Inspector may have taken the liberty to move items of furniture or personal items that we deemed necessary to carry out a comprehensive inspection of the property. The Thermo Pro Inspector may have lifted carpet in corners of rooms, on thresholds of doors, under windows and anywhere he felt was necessary to inspect the flooring.



Thermo Pro Inspections LtdInspection Equipment

Normal moisture reading on Gib board Normal moisture reading on tiles over Gib

For non invasive moisture testing, Thermo Pro Inspections use the Gann Hydromette Uni 1 B60 moisture meter, which has a material moisture measurement of up to 120mm The Gann Hydromette Uni 1 B60 moisture meter is a Dielectric Moisture Meter. The reading for moisture is 80. Various materials give different readings and the proximity of metals, concrete and other dense materials will vary the reading from normal. Because of this, high dielectric moisture readings only indicate the possible presence of moisture. Where there is a reading indicating moisture the Thermo Pro Inspector will verify this with the Protimeter moisture meter or FLIR Infra-red Camera.

Carpet lifted, smooth-edge moisture reading Reading under sill avoids visible pin holes.

For invasive and moderately invasive moisture readings the Protimeter Mini Moisture Meter is used. The Protimeter Moisture meter gives a percentage reading of moisture in wood or plaster board. It is suitable for testing in areas where the pin holes it makes are not a concern. The Protimeter Moisture meter is the best device for verifying moisture readings detected by non invasive means.



Thermo Pro Inspections LtdInspection Equipment.. Cont'd

For infra-red inspections Thermo Pro Inspections use the FLIR T 200 Infra-red Camera. Thermo Pro Inspectors are ISO certified thermographers.

What looks like a normal ceiling with goodpaint finish.

Infra-red shows moisture from an upstairs terrace with a leaky door threshold.

Infrared camera will help locate or verify moisture presence in many areas. All thermal anomalies are verified with non invasive moisture meters.



Thermo Pro Inspections Ltd– INSPECTION AREA CHECKS –

Property Overview

SITE SITUATION : Position Relative to street- Exposure Level - Direction Facing - Buildings On site -

GENERAL APPEARANCE : Building Age - Level of Up-keep - Obvious Issues -

Areas of Dwelling InspectedCLADDING :

JOINERY :

ROOFING :

UTILITIES :

INDOORS :

OUTDOORS :


Location of property relative to Caster Bay beach.

Ground ClearanceClad-Penetrations Scribers Soakers AOC Maint

Opening/ClosingHead Flashings Mitre Corners Hardware/Stays AOC Maint

Ridge/Valley/ApronRoof-Penetrations Gable/Bargeboard Parapets AOC Maint

Deck/PorchGarage/Carport Conservatory Bay Windows AOC Maint

Oven Heat Pump Ventilation System AOC Maint

HW Gas UnitHW Cylinder AOC Maint

BedroomsLaundry Bathrooms Ensuite AOC Maint

LoungeKitchen TV Room Sun-room AOC Maint

Ceiling/Roof Space Insulation Garage Door AOC Maint

Decking (Fixing)Surface Drains Hand Rails (Fixing) Retaining Walls AOC Maint

Pool/ Spa (fencing)Landscaping Stairs/ Steps Paving/ Patio AOC Maint

Attached 2ndary UnitStrip Drains AOC Maint

Above Street At Street level Below Street

Sea Spray Zone Exposed Protected Bush Clad

NORTH Facing SOUTH Facing EAST Facing WEST Facing

Single Dwelling Separate Garage Carport Pool Secondary Dwelling

New < 10yrs Established 10-20yrs Older 20+ yrs

Not an Issue (NEW) High Level Moderate Level Poor Level Neglected

Fencing Repairs Driveway Cond Needs Paint Job Gutters Blocked

Fireplace

Gas HOB

Deck/Porch Separate 2ndary Unit


Thermo Pro Inspections LtdWeather-Tightness Observations (Cladding)

The property inspected is clad with EIFSinsulated plaster and weatherboardcladding system with a ventilation cavity.

The cladding is in very good condition.

The aluminium joinery is in good condition, nearly all windows and doors opened and closed freely at time of inspection.

Joinery has correct head flashing and weatherdetails. Moisture readings taken internally were normal at time of inspection.

Ventilation cavity to weather boards is visiblein this image. Note slotted vermin strip.

Cladding to ground clearances are adequate. Adequate downpipes are fitted for the roof area.



Thermo Pro Inspections LtdWeather-Tightness Observations (Roofing)

The roof is clad with corrugated coloursteel.Roof pitch is correct for the roofing material.

The corrugated coloursteel roof is in verygood condition.

Flashings are correctly formed for the roof profile. The roof penetrations are correctly sealed at most locations. Refer to maintenance section for further comment.

The Colorsteel gutters were in very good condition at time of inspection.

The ridges in good alignment and valleys are flashed correctly.



Thermo Pro Inspections LtdWeather-Tightness Observations (Misc)

The corner soakers and scribers, on theweatherboards were installed correctly.

Surface drains were present and drivewayslopes away from garage entrance.

Timber deck is low enough to ground to notrequire handrails on deck.

The cladding system has a ventilation cavitywith regular vents at floor level.

The timber side fence is installed withadequate clearance to the cladding.

Ventilation cavity to weatherboardsevidenced by 20mm vermin strips.



Thermo Pro Inspections LtdMaintenance ObservationsThe only maintenance required wascleaning of the gutters. As evidenced by thefollowing photos.There was some ponding just shortly after ashower. This is most likely due to the leafsand debris found in several of the gutters.Suggest this is included in a regularmaintenance schedule as it will prevent riskof blocked gutters and potential moistureingress.



Thermo Pro Inspections LtdAreas of ConcernThere were no obvious significant areas of concern at the time of inspection.



Thermo Pro Inspections LtdInfrared Inspection

Normal image of lounge corner/ceiling andwindows.

No evidence of thermal anomalies in the infrared image.

Normal image of Garage side door/ceilingand windows.


Normal image of study corner/ceiling andwindow.


Infrared inspection of all exterior walls and ceilings taken internally, found no thermal anomalies at time of inspection.



Thermo Pro Inspections LtdGeneral Observations

Kitchen Inspected, cupboards and drawers checked Ok.

Laundry Inspected, moisture readings were normal at time of inspection.

Main Bathroom inspected, moisture readings were normal at time of inspection.

En-suite bathroom inspected, moisture readings were normal at time of inspection.

All bedrooms inspected, moisture readings were normal at time of inspection.

Lounge and living areas Moisture readings were normal at time of inspection.

Hot water cylinder inspected. Dated August 2009.

Hot water cylinder pipes & valves checked for leaks.

Heat pumps are installed inseveral rooms for heatingand cooling.

The roof space was inspected, insulation is present over livingareas in good condition.

There was no obvious moisture ingress or damage at time of inspection.



Thermo Pro Inspections LtdReport Summary

Cladding:The EIFS insulated plaster & weatherboard cladding system is in very good condition. The aluminium joinery is in good condition. Flashings and weather details are correct.

Roof:The corrugate Colorsteel roof is in very good condition. Gutters are Colorsteel, in very good condition. The roofing material is correct for the pitch of the roof.

Roof Space:The roof space was inspected, insulation is present over living areas good There was no obvious moisture ingress or damage at time of inspection.

Sub-floor:The sub floor is concrete with a concrete foundation.The floor is concrete, with no significant signs of moisture ingress or egress at time of inspection.

Non Invasive Moisture Readings:Non invasive moisture meter readings taken around all windows and exterior doors, taken internally, were normal at time of inspection.

Infrared Inspection:Infrared inspection of all exterior walls and ceilings taken internally, found no thermal anomalies at time of inspection.

General comments:The property is in good condition. It has only one maintenance issue, and has virtually noareas of obvious wear and tear in keeping with the age of the property.

Our Service Commitment Thermo Pro's services to you are in the delivery of quality house inspections. Our inspectors have a range of building related experience. With this industry knowledge we are better equipped to identify good building practices from bad and find any problems or potential problems. Our use of infrared and moisture detection technologies is to increase our level of accuracy and certainty in identifying weather-tightness issues and structural anomalies. We strive for a high standard in what we do, thorough pre-sale and pre-purchase house inspections. We are not experts in any single building discipline (plastering, plumbing, electrical, roofing etc.) We endeavour to clarify wherever possible the limitations of our advice, conclusions or recommendations. Our professional opinion is not a guarantee or final word against future failure in any product or service. Any conclusions drawn in our report should be verified or qualified by a trade expert in the area concerned.

Definition of Terms

Very Good As new condition. No maintenance issues.

Good Some expected wear for age of property, some standard/minor maintenance issues

Average Average condition for the age of property, expected areas of maintenance and wear present.

Reasonably Good

May be areas that are needing attention but not of major concern.

Poor Low maintenance levels, neglected upkeep requiring significant repairs.

Very Poor Major areas of concern and significant maintenance issues , failure of materials.



Thermo Pro Inspections LtdGeneral Information

Scope of inspection: Under the Standards NZS 4306, the scope of the Inspection is limited to a visual inspection of the components of the building, which the inspector has reasonable access to and being in their clear line of sight. The report shall include grounds, retaining walls, house exterior, structure, foundations and sub-floor area, roofs ceiling space, security, plumbing summary, electrical summary, heating summary, interior summary of rooms, checking for the operation of all doors and windows is also included.The purpose of the property inspection is to identify significant defects visible at the time of the inspection, the report shall reflect conditions as found on the day of inspection only.Minor fault or defect as described in the NZS 4306: a matter which in the view of the age, type or condition of the residential building, does not require substantial repairs or urgent attention and rectification and which could be attended to during normal maintenance. Note- minor defects are common to most properties and may include minor blemishes, corrosion, cracking, weathering, general deterioration, unevenness, and physical damage to materials and finishes. The inspector shall consider when making the assessment, matters such as instability, weather tightness risk and the standard of workmanship. Limitations: Any areas that are concealed, contained, inaccessible, or cannot be sighted, due to walls, wall linings, ceiling linings, floors, paths, soils, gardens, insulation, furniture, stored items, systems, vehicles, personal items, or any other object will not be inspected or included in the report. The client shall assume all risk, for any condition or problems that may be concealed at the time of the inspection. No item shall be dismantled, moved, or dislodged during the inspection, and there will be no destructive testing undertaken.Reasonable access: Areas where safe , unobstructed access is provided and the minimum clearances specified in Table 1 are available; or where these clearances are not available, areas within the inspectors unobstructed line of sight.Note- It shall be clearly stated if no access was available, or access to limited areas only was available at the time inspection was carried out.

Table-1Area Access manhole mm Crawl Space mm HeightRoof Space 450mm x 400mm 600mm x 600mm Accessible from a 3.6m

LadderSub-floor 500mm x 400mm Vertical Clearance

Timber Floor; 400mm*Concrete Floor; 500mm

Roof Exterior Accessible from a 3.6m Ladder

*From underside of bearer



Thermo Pro Inspections LtdCertification:

ThermoPro CertificateI hereby certify that I have carried out the inspection of the property at:

Un-disclosed Un-disclosedAuckland

Ref: 9900

In accordance with NZS4306:2005 Residential Property Inspection and I am competent to undertake this inspection.

Signature: Date: 21st April 2011

Inspector: Tim Smith Director ThermoPro Inspections LtdMember Master Builders AssociationMember Building Officials Institute of NZ

Limitations: – The client shall assume all risk, for any condition or problems that may be concealed at the time of inspection.

– No item shall be dismantled, moved, or dislodged during the inspection, and there will be no destructive testing undertaken.

– An investigation of the condition and location of underground drainage and services and of hidden electrical, gas and plumbing is not included.

– No invasive or destructive inspection methods have been used in the assessment and concealed work not inspected, therefore no opinion or warranty can be offered in respect of the said concealed work.

– An inspection carried out in accordance with NZS4306:2005 is not a statement that a property complies with the requirements of any Act, regulation or by-law, nor is the report a warranty against any problems developing after the date of this report. Refer to the NZS4306:2005 for full details.

– All details of this report are covered by our 'Terms and Conditions' copies of which can be found on our website and in the full report.



Thermo Pro Inspections LtdCladding Repair and Maintenance Guide

All Cladding Systems:Regular maintenance - is essential in maintaining the water tightness and longevity of all cladding systems.Regular cleaning - (at least annually) of the paint coating is required to remove grime, dirt and organic growth and to maximize the life and appearance of the coating. Grime may be removed by brushing with a soft brush, warm water and detergent.

Plaster Cladding Systems Repair/Maintenance:Re-painting - Paint system must be re coated at approximately 5-7 year intervals in accordance with Plaster system manufacturers instructions.Annual inspections - must be made to ensure that all aspects of the cladding system, including the coating system, plaster, flashings and any control joins, cladding to ground clearances remain in a waterproof condition.Any cracks, damaged areas or areas showing signs of deterioration, build-up of gardens next to cladding which would allow moisture ingress, must be repaired/corrected immediately. Repair and Maintenance of cracks:What to look for;– Places where water can get into the framing, and– Some signs that water has already got in are:holes, cracks, loose plaster, loose fixings, joints that have separated, around joinery, anywhere where the sealing has failed, or any area where water can pool against or soak into cladding.– Moisture staining and other visible water damage.– Musty smells.– Efflorescence (white chalky substance) at junctions or cracks.– Mould, moss or colour degradation.– Blistering or fading of paintwork, or bubbling or peeling of wallpaper.

Levels of damage:Cracks under 1mm wide can be painted over using an Elastomeric Paint after correct preparation and cleaning of the affected area.

Cracks over 1mm require filling with a Dap MS Elastomeric Sealant and then repainted with elastomeric paint.

Significant cracks or damage require the plaster system to be ground off and reinforcing fibreglass mesh fixed and plastered over.

Want more information on monolithic cladding (plaster cladding) go to our website page: http://www.thermopro.co.nz/Monolithic_Cladding_Systems.php



Thermo Pro Inspections LtdTerms and Conditions

ThermoPro Terms and Conditions 1. Pricing

As per “Services and prices” page on our website.

2. Terms of payment

Payment of our fee is payable upon provision of the report and invoice. Payment should be made direct as per instructions on our invoice.

3. Standard of inspections

Our inspections are intended to be carried out in accordance with New Zealand Standard NZS 4306:2005. A copy of the standard can be obtained from Standards New Zealand.

A property report is intended to report on the following matters which may be identified using the external inspection methods employed by Thermopro Inspections Ltd.

(a) Significant defects;

(b) Particular attributes;

(c) Gradual deterioration; and

(d) Significant maintenance required.

A property report is not a destructive test, a Code Compliance Certificate, a Certificate of Acceptance under the Building Act, nor a statement that the property complies with the requirements of the Building Act or any other Act, regulation, or by-law. A property report is not a warranty against problems developing with the building after the date of the report. Estimating the cost of remedying defects is also not part of the report.

4. Ongoing maintenance

All buildings will deteriorate without proper maintenance. A copy of some tips in relation to proper maintenance is available in this report and on our website.

5. Limitations of liability and unavailability of professional indemnity insurance

Although our inspections are intended to give a reasonable assessment of the condition of the property, and are intended to be carried out in accordance with the applicable New Zealand Standard, without destructive testing it is not possible to be 100% certain that all potential defects have been discovered. There is also the possibility that the owner of the property may have intentionally disguised defects in the property. Our inspection in confined to the limitations specified by New Zealand Standard NZS 4306:2005 for property inspections. Due to these factors it is not possible for us to guarantee that all potential defects have been discovered. Due to the number of “leaky building” claims in New Zealand it is no longer practical to obtain professional indemnity insurance.

Continued...



Thermo Pro Inspections Ltd

Notwithstanding anything in this or any other agreement with Thermopro Inspections Ltd, the liability of Thermopro Inspections Ltd, the person carrying out the inspection, and all of

Thermopro Inspections Ltd’s employees, contractors, directors and shareholders (“the protected parties”), for any loss, damage or delay arising from any act, default or omission (whether negligent or otherwise) in relation to the inspection, the report, or any service provided by, or statement made by, or act of, any of the protected parties (“the defects”):

(a) Is restricted to any bad faith defects;

(b) Is excluded in the case of all other defects made in good faith, including mistakes, mis-descriptions and omissions whether made negligently or recklessly, and whether they occurred during the course of the inspection, were made orally, in the written report, or otherwise howsoever;

(c) Shall be limited to physical damage or injury to any person or property which in any case is the foreseeable result of the defect;

(d) Shall be excluded in the case of economic and consequential loss (including loss of rent or enjoyment of the property)

(e) In any event is limited to the fee paid to Thermopro Inspections Ltd.

The above limitations are severable with the intention that if any one of them is unenforceable then the other limitations will still be enforceable.

This limitation of liability binds the person who requested the report, and any other person to who the report is provided to, together with their successors and assigns.

The report generated by Thermopro Inspections Ltd is not to be relied upon by any person other than the person to whom the report is addressed to.



Documents

Thermo Pro Inspections Ltdthermopro.co.nz/media/Thermo_Pro_Comprehensive_Report.pdf · Email : [email protected] Website: Thermo Pro Inspections Ltd Areas of Concern There were