Southern Property Services
19 Arthur Street,
Unit 1,
Te Aro,
Wellington.
Ph (04) 384-4635
Email southern.consulting@paradise.net.nz
Report To -
XYX
PO Box
Wellington
Report on Building at
11111 Adelaide Road,
Apartment 2
Newtown
Wellington
This report is based on what can be visually seen at the date of the report. No testing is carried out or wall linings removed. This report does not cover what is under ground. No outstanding legal or Local Authority matters are covered. We recommend looking at the Local Authority records building folder to check for outstanding Building Permit or Building Consent issues. This usually can be done free.
The building is judged on the basis of the Acts, Regulations, bylaws, installation instructions that were in force at the time that the building was erected or services installed.
Not every fault will be listed if we believe it is of an insignificant nature. This report does not cover valuation, land surveying, land geology. This report is essentially a list of faults that can visibly be seen. There are faults that are not possible to see if it has been raining such as dampness outside. Some faults are more of a maintenance issue such as small spots of flaking paint or scratches.
It is unlikely that you can renegotiate the price after the first offer on items of a small nature e.g. a cracked light switch, a mouldy patch on the carpet or scratch on a door.
Qualifications of our staff – There are four registered or licensed trades in the building industry. They are Drainage, Gas fitting, Plumbing, and Electrical. We have licenses in all of them. Contrary to popular belief there are no qualifications required for builders to construct buildings. There is no such thing as Registered Builder the same as Registered Gas fitter for example. Registered Builder refers to membership of an association, and not a qualification, as in the licensed trades.
E. O. E. Trading as Southern Consulting Ltd
General
Rot and Borer
Some buildings contain rot and borer that is inside wall linings. If it is inside the wall linings we cannot determine this when there is little or no evidence of it in other parts of the house. There is always some risk when buying a property. We check for borer but there are a lot of timbers in a building and it would take hours to check every one assuming they are all accessible, there for we only check a random sample in the roof space and under the floor. There may be an isolated pocket of timbers that have borer, there for you should allow something to carry out repairs if this happens. Clearly the longer you are in a building the more you see once you own it. It is not economic to check every one. Light borer is OK as it can be treated, unless it has got to a point where the timber has failed completely in which case just that timber needs replacing if is critical to safety. Fumigation can be carried out to halt borer at that point.
Even fairly new houses can have borer if the builder gets his boxing timber mixed with construction timber.
Stucco and Plastered Buildings
Houses built in the forties through to the sixties with a cement plaster or “Stucco” exterior cladding are prone to rot and borer in between the walls. We warn you about this now as it is impossible to see until linings are removed. If we rot under the house in a minor way it could be much more serious in the walls and other hidden areas. Again in recent times stucco or plaster, commonly known as monolithic cladding now, is popular again and rot has appeared in new buildings and again we can not see it till it appears as mould some times there are no signs till months or years later.
Period Buildings, Old Codes or Regulations
Period buildings e.g. houses more than 50 years old are usually not built to any code. In fact some buildings were built with the partioning timber from the hold of the sailing ships. You cannot judge a period house on the basis of the current Building Codes, as they would all fail. You have to expect to do some work to raise them to today’s standards. Virtually nothing in a house built in the 1920’s for example would pass when compared to today’s Building Code.
There are things that could be classified as a fault e.g. woodworm marks and floors out of level that make up the character of the house.
Most old homes and even some new homes are slightly out of level or have a bouncy floor. On very old homes making the building level is an expensive task and can mean that windows and doors no longer work or they have to be altered to such an extent the doors need to be replaced losing the character. In this instance it is often recommended that the house is not releveled after repiling to protect the character of the house. The walls will often be torn during the repiling and this is another reason that the house is not releveled. It is not and never has been a requirement to relevel a house after repiling. After a house is repiled it is not possible to see the quality of the job all that really matters is under ground i.e. the state of the ground before they poured concrete. It is also difficult to see bounce or level when furniture is installed as the bounce is often lessened by furniture and level is often difficult to see when furniture is in the way.
It may be possible to strengthen a bouncy floor but replacing all the timbers would be out of keeping with the benefit gained, unless they are rotten or borer ridden as the house may get most of its value from being as close to original as possible.
The Extent Sellers go to cover faults from Buyers and Prepurchase inspections.
- Heavy items positioned so faults cannot be seen. E.g. out of level, rot, bounce etc.
- Paint applied over faults e.g. rot, rust, etc
- Paneling installed over borer and other faults.
- Doors locked so that area cannot be inspected.
- Babies sleeping in rooms to make them out of bounds.
- Access holes restricted or nailed shut.
- Limitations place on inspector e.g. no touching.
- People positioned in places so we cannot stand there.
- House only sold during time of year when the problem does not exist.
- Unrealistic time limits placed on inspector and buyer to limit the amount of time an inspection can be undertaken.
- Delicate Furniture placed in positions to hide faults. To move the items may break them.
There is a limit to the amount of checking or access to a building for sale. We cannot move all the furniture, as this is not acceptable to the seller.
Engineers Reports
If your bank requires an engineers report let us know as we can provide this. There is an extra charge.
R E P O R T
Date of Inspection – 2/12/02
Time of Inspection – 9am
Weather at time of Inspection – Fine
Instructions Given – Pre purchase report
Access Provided – Builder
Persons in attendance – Doug Brennan
Type of Inspection – Visual / Instrument Based / Destructive / Look and View.
Reason for Report – Pre Purchase – Pre Sale – Pre Tender -
Incomplete Parts of the Inspection.- under floor
Sources of Information – Marketing Document from Agent
Recommendations – Engineer – Geo Technical – Drainage Specialist – Surveyor- Valuer
Valuer Contact details – Nina Smith at DTZ Ltd Phone 382 0505 025 414 533 Email ninasmith@dtzco.nz Nina is very good, and will offer practical advice particularly for investors.
Note
The building has under gone a conversion from church hall to apartments, using the existing structure. The hall has been divided up and partitioned. The work is mostly complete.
This report is being done before the issuing of the Code Compliance Certificate. It does not cover what the Building Inspector would see before linings have been fitted.
It should also be noted that this building is not a new building. The existing structure is brick and original, built in 1902. The roof, roof structure, under floor structure, and floor is also existing. Because these areas have been lined with gib they are now not visible. It is possible that the building Inspector may have seen these areas but there is going to be gap in what the WCC Building Inspector can pass judgment on. E.g. the building inspector is only required to pass judgment on new stuff and not the existing parts, which are now covered. Meaning I can not see the existing areas and he can not pass judgment on them either.
Body corporate maintenance figure seems a bit low. E.g. what if the roof needs replacement in 10 years. It would cost about $15,000 that’s 15 years of the maintenance levy assuming nothing else needed doing.
What if the piles need doing as they are not visible, or the timber under the floor need borer treatment. The spouting at the front needs replacement and this will be more than the maintenance amount. The maintenance amount should exceed the yearly expenditure to allow for large items that will fail in the future so that the current owners pay a little of the depreciation. With the maintenance figure at $1000 if the current owners leave after 5 years they will have paid nothing toward future replacement costs.
The report does not cover the common areas. The common areas are still under construction. But I will raise a few things.
Some one will need to clear out the sumps occasionally. The concrete retaining wall at the front right of the driveway has steel rods sticking out. It could have been tidied up before painting.
WCC Building Inspector
Is Mr XYZ – rang but could not get past the answer machine?
You may contact him your self.
Questions to ask -
Has he seen the under floor area and roof structure?
Are there any outstanding issues?
Grounds
Trees checked – none
Gates checked – new
Fences checked – new
Sheds checked – concrete block still under construction
Paving checked
Power lines overhead checked – still to be done.
Existing drains – probably original. Because it is not a new building the Territorial Authority does not insist on new drains. This may also impact on the maintenance expenses for the body corp.
Exterior
Exterior cladding is all brick. The bricks will need maintenance due to their age. Eg mortar.
Window flashings checked
Doors checked – ok
Fish oil can be used to get paint off bricks.
Range hood Vent not water proof – a small hood over the outlet would be a better solution.
The spouting has rusted through at the front, all needs replacement. The spouting at the back needs cleaning out.
One new return end around the rear roof light is falling backwards.
There are no visible hose taps.
The water heater is partly obstructed with the verandah. The design seems to have missed the correct positioning of the water heater in relation to the rear porch roof.
No position seems ideal because of the close proximity of the porch roof. The current situation probably does not comply with the installation instructions. The water heater could be put above the roof to comply or the roof repositioned.
Roof
Corrugated iron rusted in places. Needs wire brushing spot painting with rust convertor and repainting.
Plumbing vent cowls missing
Lead heads on roof nails are missing in places. Remove nails and renail.
Membrane roof on rear roof light is unsightly; something has been split on it. Roof is a different colour. Recommend repainting.
Under the house
No access found
How will maintenance be done under the building?
Which apartment is to provide access, or could a hole be cut in the left side.
Piles??? Bearers and Joists may have rot and borer which is common for a house of this age.
Ceiling Space – this space is only for plumbing access to the bulk head
Access off the laundry cupboard.
No old timbers visible – all replaced with new.
Plumbing checked – all new.
Polybutylene identified. Poly is prone to leakage and rodent attack.
Vent pipes checked
Joists checked
Rafters Checked
Struts and supports checked
Interior
Hall
This area starts from the front door and goes to the upstairs loft.
Cupboards checked Catches checked, Door checked
Doors Checked
Ceiling checked
Switches checked
Front door checked
Alarm no instructions given
The handrail on the stairs does not go to the bottom of kitchen. Some one could walk off the stairs 800mm off the floor.
Bed 1 Adelaid road side
Window checked – top flashing not sealed.
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
Front shelves not painted. Kind of looks out of place considering the rest of the place.
Bed 2 Rear
Back bedroom, shelves need painting and door needs cleaning.
Ensuite
The ensuite bathroom fittings have labels on them.
Trap pulls when basin of water let go.
Cover missing from shower waste.
Bed 3 Loft Area
View over the lower roof identifies patchy paint job.
The ceiling is popping in places.
The top stair tread has a chip that needs filling.
Laundry
Tub checked
Taps checked
Washing machine checked but it is not connected.
There is no ventilation for the dryer provided. E.g. the moisture will discharge in to the apartment if it is a front venting dryer. But there is no opening window in this ground floor area. A rear venting dry will need to be used with a hole drilled through to the outside to allow for venting or an opening window fitted.
Bathroom
The basin water pipes through floor not sealed.
Electric hot point is it an RCD? It is not marked.
Fan is not going.
Kitchen Dining
Holes – several in pantry left side.
Electric oven, not fixed to cupboard.
The dishwasher is not hooked up – holes not drilled for pipes.
There are no opening windows in the kitchen dining area including laundry.
The flooring is original. It has been sanded but the holes have not had the plaster cleaned out of them before polyurethane has been applied.
Garage and storage
Not finished but what is done is ok.
No wiring yet.
General
No final payments should be given until the Building Consent Code Compliance Certificate is given.
When the occupation takes place some commissioning will need to take place
Major Remedial Costs Associated With This Report
Notes – the cost indicated here is approximate only and depend heavily on the extent to which repairs are carried out, the quality of the work done and the timing of the work.
These repairs may be of varying importance to some prospective purchasers.
The total repairs may not always be deducted from the purchase price of the house as the seller may have already priced the house to sell. We recommend a valuation report.
Most of these items are not required under the Building Act but you will agree are faults.
There are faults that are Building Consent items that the inspector will pick up.
Eg Stair rail
$ 400 Dryer vent to outside.
$ 200 Ceiling popping – may need screwing instead of nailing sand and paint
$ 400 Lengthen stair rail
$ 150 Paint or polyurethane shelves
$ 400 Replace section of spouting at front
$ 100 Clean out spouting at rear
$ 1000 Renail roof after wire brushing rusted areas under nails and priming.
$ 300 Install hose tap in yard.
$ 1000 Repaint roof
$ 50 Clean labels off fittings
Yours faithfully
Doug Brennan
