S O U T H E R N P R O P E R T Y S E R V I C E S
Brooklyn,
Wellington. 2.
Ph (04) 384-4635
Fax (04) 801-7618
Monday, June 09, 2003
Wellington. 2.
Ph (04) 384-4635
Fax (04) 801-7618
Monday, June 09, 2003
Report To -
XYX
PO Box
Wellington
XYX
PO Box
Wellington
Report on Building at
1111 Driver Street, Island Bay
Wellington
1111 Driver Street, Island Bay
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.
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
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.
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.
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.
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 – 14/5/03
Time of Inspection – noon
Weather at time of Inspection – fine
Instructions Given – Pre purchase report
Access Provided – Agent – xyx
Time of Inspection – noon
Weather at time of Inspection – fine
Instructions Given – Pre purchase report
Access Provided – Agent – xyx
Persons in attendance – Doug Brennan and agent
Type of Inspection – Visual / Instrument Based / Destructive / Look and View.
Reason for Report – Pre Purchase -
Incomplete Parts of the Inspection.-
Sources of Information – .
Sources of Information – .
Recommendations – Engineer – Geo Technical – Drainage Specialist – Surveyor- Valuer
Valuer Contact details – Nina Smith at DTZ Ltd Phone 382 0505 025 414 533 Email ninasmith@dtz.co.nz Nina is very good, and will offer practical advice particularly for investors.
Grounds -
Trees checked
Gates checked
Fences checked
Sheds not applicable
Garage has a unit above, which is almost self-contained. This may not have WCC approval. It appears to have been done recently. It is not clear whether it was part of the house Building Consent. The shower has no curtain or step. There is no tempering valve to the hot water cylinder. It may be left out if the fittings existed and the work done recently was upgrading. There was no water coming out of the shower rose. The owner said the water was turned off. The power supply is from the garage power.
The terminal vent on the drains has no cowl.
Check the right of way to access under house at the rear.
Paving checked
Gates checked
Fences checked
Sheds not applicable
Garage has a unit above, which is almost self-contained. This may not have WCC approval. It appears to have been done recently. It is not clear whether it was part of the house Building Consent. The shower has no curtain or step. There is no tempering valve to the hot water cylinder. It may be left out if the fittings existed and the work done recently was upgrading. There was no water coming out of the shower rose. The owner said the water was turned off. The power supply is from the garage power.
The terminal vent on the drains has no cowl.
Check the right of way to access under house at the rear.
Paving checked
Exterior
Weatherboards checked – has rot in small spots on some edges.
Window flashings checked – rusted yes – some are very old.
Pipe flashings at rear need doing.
The vent off waste pipe at rear is missing, the front is not done, owner to do.
Glazing broken – yes – a couple of small cracks in some panes.
Doors checked
Access doors checked
Some pipes at the rear are not sealed where they exit the building
The flue from the water heater needs replacing as it is currently missing.
Check to see if the gas fitting done recently by the current owner has Gas Certificates.
Pipe flashings at rear need doing.
The vent off waste pipe at rear is missing, the front is not done, owner to do.
Glazing broken – yes – a couple of small cracks in some panes.
Doors checked
Access doors checked
Some pipes at the rear are not sealed where they exit the building
The flue from the water heater needs replacing as it is currently missing.
Check to see if the gas fitting done recently by the current owner has Gas Certificates.
Roof
Corrugated iron – no rust seen.
Valleys and ridges checked
Flashings checked
Pipes and cowls checked
Chimneys checked. Some mortar fallen out.
Corrugated iron – no rust seen.
Valleys and ridges checked
Flashings checked
Pipes and cowls checked
Chimneys checked. Some mortar fallen out.
Under the house
Piles checked
Bearers checked
Joists checked
Plumbing Checked
Dampness checked
Rubbish ok or needs cleaning out
Rot checked most old homes have small spots.
Borer checked
Access door is at the rear. This area has medium amount of borer.
The piles are concrete. The house is out of level.
The bath waste needs finishing under the house.
The house is not level some parts have been leveled.
Piles checked
Bearers checked
Joists checked
Plumbing Checked
Dampness checked
Rubbish ok or needs cleaning out
Rot checked most old homes have small spots.
Borer checked
Access door is at the rear. This area has medium amount of borer.
The piles are concrete. The house is out of level.
The bath waste needs finishing under the house.
The house is not level some parts have been leveled.
Ceiling Space
Rot checked
Borer checked. There are signs of rodents. Medium borer, some timber may need replacement soon.
Plumbing checked
Polybutylene identified which is prone to leakage and rodent attack.
Vent pipes checked
Joists checked
Rafters Checked
Struts and supports checked
The access hole is in the kitchen.
Insulation is fiberglass and there is a bout 5% left to do.
The chimney is old.
The gas vent pipes are too close to the timber.
Electrical – hard to know what’s left.
Rot checked
Borer checked. There are signs of rodents. Medium borer, some timber may need replacement soon.
Plumbing checked
Polybutylene identified which is prone to leakage and rodent attack.
Vent pipes checked
Joists checked
Rafters Checked
Struts and supports checked
The access hole is in the kitchen.
Insulation is fiberglass and there is a bout 5% left to do.
The chimney is old.
The gas vent pipes are too close to the timber.
Electrical – hard to know what’s left.
Interior
Hall
Cupboards checked Catches checked Door checked
Doors Checked
Ceiling checked
Switches checked
Front door checked
Cupboards checked Catches checked Door checked
Doors Checked
Ceiling checked
Switches checked
Front door checked
Bed 1
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
2 of the windows need work.
The ensuite bathroom has no windows, it has a fan.
The vanity plug needs work, owner to do.
The ensuite bathroom has no windows, it has a fan.
The vanity plug needs work, owner to do.
Bed 2
Windows need work.
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
Windows need work.
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
Bed 3
Windows need work.
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
Windows need work.
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
Laundry
Tub checked
Taps checked
Washing machine checked
Washing machine outlet checked
Knob need?????
Windows need work
Tub checked
Taps checked
Washing machine checked
Washing machine outlet checked
Knob need?????
Windows need work
Bathroom
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
Kitchen
The oven is gas, right hand knob not going ignition problems.
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
The oven is gas, right hand knob not going ignition problems.
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
Dining
Windows need work
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
Windows need work
Window checked
Door checked Catch checked
Light switch checked
Floor covering checked
Cupboard checked Cupboard Door checked Catch checked
Lounge
Front – gas fire not going.
All the windows need work, the whole room needs decorating.
The family room windows don’t open.
Front – gas fire not going.
All the windows need work, the whole room needs decorating.
The family room windows don’t open.
Family Room
This room has no windows that open. Work definity needs doing so one opens.
Decorating needs doing.
This room has no windows that open. Work definity needs doing so one opens.
Decorating needs doing.
General
Most of the house has been renovated but some items are not finished.
Whole house has borer in mild to medium quantities. A house of this age you have to expect some faults. The exterior has been recently painted. Some times this makes it difficult to see rot with out punching a hole through paint.
The house has been repiledby past owners. The quality of this type of work is not always completely known, but is usually done as cheaply as possible. The house is not leveled. The chimneys are old.
Deck- check building consent.
The state of the house is clean and decorating is tidy.
Check gas certificates for fires and gas pipes.
Flue needs replacement – owner to do.
The hot water cylinder is gas,( Junkers). It is small for the amount of plumbing
Whole house has borer in mild to medium quantities. A house of this age you have to expect some faults. The exterior has been recently painted. Some times this makes it difficult to see rot with out punching a hole through paint.
The house has been repiledby past owners. The quality of this type of work is not always completely known, but is usually done as cheaply as possible. The house is not leveled. The chimneys are old.
Deck- check building consent.
The state of the house is clean and decorating is tidy.
Check gas certificates for fires and gas pipes.
Flue needs replacement – owner to do.
The hot water cylinder is gas,( Junkers). It is small for the amount of plumbing
If the house is for tender you could make it conditional on things being completed. Eg Spouting, Gas cert, Building Consent, water heater flue, bath waste.
The owner said the Building Consent Code Compliance Certificate has not been sent to him yet.
Major Remedial Costs Associated With This Report
Notes – the cost indicated here are 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.
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.
$ 3500 Replacement hot water heater.
$ 3500 Replacement hot water heater.
$ 100 Knob laundry taps.
$2000-6000 Windows in each room, most rooms have at least one or two windows that need repairing.
$200 Oven ignitor to gas burner on cooker.
$1200-3500 gas fire lounge at front. Assumes chimney is ok.
