PRE – PURCHASE CHECKS

The leaky building syndrome has required us to evaluate plaster homes built in the 1990s to 2004 differently than most. More emphasis is put into finding leaks or the potential for the building to become a leaky home in future.

Although not a full weathertightness survey (which can cost thousands of dollars) leak detection is carried out with non-invasive moisture meters which check for any elevated moisture meter readings to surfaces scanned on the day. We also pay close attention to signs of previous moisture ingress (especially important during drier months) or where suspicious repair or redecorating work has been carried out which may indicate previous weathertightness issues. We also inform clients of the maintenance requirements essential for maintaining weathertightness, and highlighting design defects and poor finishing details which are known to have a high risk of developing leaking issues. After a full assessment of the interior and exterior and its general perceived level of risk (based on the weathertightness matrix) a recommendation will be made in the summary section of the report, ranging from only some more minor maintenance requirements to a full blown weathertightness survey recommended to assess whether a full re-clad will be required.

We look at the general condition of the sub-floor structure, which include structural alterations, sagging, borer content and rot, etc. The soil condition is also noted (which can range from extremely dry to mud) as well as whether there is adequate ventilation to the underhouse area.

Flooring types range from precast and poured on sight concrete, to particle board and tongue and groove just to name a few. We evaluate the general soundness/condition of the flooring (where possible) and look for things like unevenness, out of level, springiness, water damage, and borer content, etc

The wall cladding is an extremely important part of the building in order to maintain weathertightness, which is why every attempt is made to identify all serious faults. There are a great multitude of cladding systems on the market, some of which carry a higher risk of water ingress or require much more maintenance when compared with others (which should be allowed for prior to purchase). Other cladding types may have asbestos content or have been recalled from the market due to lack of durability, etc. which will be highlighted in the report when found.

We look for signs of leaks into soffit spaces (concealed gutters), general condition, damage, sagging, build-up of leaves and vegetation growth, blockages, and where downpipes discharge water, etc.

We look at the general condition of pipes and fittings (relative to age and where accessible) and for things like leaks, faulty products that insurance companies may not pay a claim for, poor workmanship, and old galvanized piping, etc. General drainage and whether there are any drainage related issues noted on the day will also be highlighted in the report..

Decks in one form or another have been added to the majority of houses we inspect. They range from small low height timber slatted porches to large enclosed waterproofed areas that act as roof cover for living areas underneath. Decks can be a source for a multitude of issues ranging from fall hazards to weathertightness issues waiting to happen.

We report on the type and general condition of the driveway and whether any faults are noted (i.e., cracking or subsidence, etc.)

Any home can develop a problem with pests which include rats, mice, birds nesting in the roof space, or insect infestation such as borer or wasps, etc. It is important that these be discovered when possible as much damage can be caused if left to multiply (especially borer and rodents) and can also become a health and safety concern. We always note wherever there is/a suspected pest problem which is then highlighted in the report.

One accessory unit is included for the amount quoted for the house inspection. The unit may be a standalone garage or small sleepout (or similar), with additional units or minor dwellings quoted for separately.

We look for signs of movement/subsidence and general instability which could cost new owners large sums of money when re-piling or under pinning work is required. We also note where foundation piling is lacking pile to bearer connections and underhouse bracing, which are important in the event of an earthquake

Older houses (from early/pre-1900s- 1950s) in many cases have borer content, as chemically treated timber framing had not yet been introduced as a preventative measure. We therefore pay more attention to borer detection for these at-risk homes.

As with the underhouse, this area also requires careful examination, as roof spaces can hide a multitude of issues ranging from leaks, lack of ventilation, lack of insulation, understrength roof framing and bracing, illegal alteration work, fire hazards, rodents, faulty or improperly installed plumbing or wiring, storage of household rubbish, birds’ nests and insect infestation, etc.

The exterior joinery is an integral part of the building as it provides natural light, entry, ventilation and, just like the cladding, should keep water out of the building. As well as its general condition and ease of use, we also inspect for leaking issues, binding, flaking of paint and putty, missing latches, head flashings and scribers, rot or poor attempts at rot repair, cracked window panes and security, etc.

The condition of the roof cladding is as, if not more, important than the wall cladding in terms of maintaining weathertightness, which is why the roof cladding (where accessible) is thoroughly inspected. We look for things like roof leaks, rusting, flaking of paint, cracked tiles, general deterioration, poor workmanship, lack of maintenance, high risk areas for water entry, condition of flashings and much more. A roof that requires replacing will cost the new owners thousands of dollars and so should be factored in before buying.

Insulation is important for keeping the home drier and warmer, and reduces electricity bills. Many buildings still do not have adequate insulation, which is highlighted in our reports. Also, in many cases insulation (especially in the roof space) has been found to have been displaced or pushed aside from various trades people (especially when fitting downlights) which is poor workmanship and so also highlighted when found.

The hot water system is checked for type, age, literage capacity, seismic restraints, leaks, corrosion, poor workmanship, and other potential faults.

Site items inspected include (but not limited to) fencing and gates, retaining walls, pergolas, clotheslines, garden sheds, letter boxes, etc

Many houses we inspect suffer from maintenance neglect, some of which is not always apparent and can come as a nasty and expensive shock to the new owners. We will highlight any urgent maintenance requirements where found under the relevant heading/section and summary of the report.