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Client Name :

Address :

Our Reference :

Builders Indemnity ReportProperty :

Inspection Date :

Occupied :

Weather Conditions :

Inspector :

Report Purpose : The purpose of this report is to identify significant defects or structural faults in the major building components for an intending purchaser, in so far as a licensed builder can reasonably identify those defects or faults, given the prevailing conditions on the day of the inspection. Generally, minor maintenance items, upgrading, cosmetic works and minor defects or faults have not been included.

General : This report is the result of a visual inspection only and is intended to be read as a whole, please read the detailed inspection information and the scope section. Whilst all defects have been investigated to confirm cause and significance some minor defects have not been detailed as they were considered a normal occurrence or general wear and tear for a building of this age.

We acknowledge that the report has been obtained for the purposes of complying with the legislation in relation to the sale and insurance of the owner builder home. We acknowledge that the report will be made available to, and will be relied upon by, prospective purchasers of the home and, regardless of anything elsewhere in the report, we acknowledge a duty to those prospective purchasers in preparing the report.

Signed on behalf ofBellagio Australia Pty Ltd T/A Houspect

document.docx – APRIL 2012

General Description

The building is a single residence / two storey dwelling / duplex / villa / townhouse / _____________. The front of the building is facing approximately north / south / east / west on a sloping / a leveled / an essentially level / _____________ block of land. It is of brick and tile / brick and iron / architectural / project home / traditional design / _____________.

On the ____________________ of ____________________ an inspection was made at the property for the purpose of a building report on the whole / extensions to the property.

The ……………………….. on the property was constructed in ………………

Inaccessible Areas

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Second-hand Materials

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Uncompleted Works

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Construction Plans

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Building LicenseThe extension to the building was approved by the …………………………of …………… under Building License Number ………………………

Compaction Certificate

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Termite Treatment Certificate

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houspect Client : …………..office. suite 9, 136 railway street cottesloe wa 6011 Report : …………phone. (08) 9383 1043 fax: (08) 9383 1457 Page 2 of 16


Water Corporation Plans

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Roof Roof Covering

Covering is constructed of clay tile / concrete tile / corrugated Colorbond steel / corrugated zincalume / galvanised iron / _____________ material. The condition of the covering is new / satisfactory / fair / average / poor in relation to its age and does / does not / _____________ require attention. The ridges and capping are in new / satisfactory / fair / average / poor condition.

OPTIONS - DROP DOWN WORDINGq Rusted Roof Sheeting was noted and needs replacingq Rusted Roof Sheeting was visible and pin holes will require regular

maintenance to seal leaks.q Low pitch roofq Minimal fall to the metal roof sheeting is below the recommended pitch.

Overflows may be expected in heavy downpours.q Broken tiles were noted. q The cement tiles have lost their protective coating and require recoating. q Ridge capping requires repairs and repointing

Eaves Eaves are boxed / exposed / exposed, lined on the rake and constructed of exposed rafters / painted fibrecement / painted timber battens / _____________. They are in new / satisfactory / fair / average / poor condition and do / do not / _____________ require attention

OPTIONS - DROP DOWN WORDINGq Water stains noted from regularly overflowing gutters

FasciaFascias are painted / unpainted / weathered / _____________and constructed of rolled sheet metal / timber / _____________. They are in new / satisfactory / fair / average / poor condition and do /do not / _____________ require attention.

OPTIONS - DROP DOWN WORDINGq Timber is weathered requiring maintenanceq Metal is rusted requiring maintenanceq Timber rotted requiring maintenance

GablesGables are painted / unpainted / weathered / _____________and constructed of rolled sheet metal / timber / _____________. They are in new / satisfactory / fair / average / poor condition and do /do not / _____________ require attention.



OPTIONS - DROP DOWN WORDINGq Timber is weathered requiring maintenanceq Metal is rusted requiring maintenanceq Timber rotted requiring maintenance

FlashingsFlashings are painted / unpainted / weathered / _____________ and constructed of lead and sheet metal / Colorbond / _____________. They are in new / satisfactory / fair / average / poor condition and do / do not / _____________require attention.

OPTIONS - DROP DOWN WORDINGq Gaps seen between walls and flashing requires sealantq The chimney flashings are rusted and are recommended to be replacedq The chimney flashings require to be thoroughly cleaned of leaves and other tree

debris.q The lead flashings require to be paintedq The lead flashings of the gable are split and need to be sealed to prevent leaks

into the ceiling space.

Valleys / GuttersPerimeter gutters are constructed of metal / galvanised iron / zincalume / PVC / Colorbond / _____________material in new / satisfactory / fair / average / poor condition.

The condition of the perimeter guttering is new / satisfactory / fair / average / poor in relation to its age requires attention / repair / replacing / no attention / _____________. The perimeter gutters do / do not immediately need to be cleaned.

Valleys are constructed of galvanised iron /zincalume / Colorbond steel / _____________ material and are in new / satisfactory / fair / average / poor condition. The valleys do / do not immediately need to be cleaned.

OPTIONS - DROP DOWN WORDINGq Remove debris from gutters/valleyq The gutters were not adequately handling the flow of water. q Gutters / Valleys are rusted and require maintenanceq The Valley irons are rusted and are recommended to be replaced.q Leaf debris was noted in the gutters. q Evidence of overflowing gutters was noted. q The gutters require replacing in various areas. q The gutters are rusty, requiring attention.

Down PipesThe down pipes are fabricated of metal / galvanised iron / zincalume / PVC / Colorbond steel / _____________ material and are in new / satisfactory / fair / average / poor condition. They require repairs / no repairs / no attention / replacement / _____________.

OPTIONS - DROP DOWN WORDINGq The downpipes are poorly fitted into the rear of the gutters, causing the gutters

to leak.q Soakwell inlets are obstructed and require cleaningq Additional down pipes are required to handle the volume of water. q The down pipes should be attached to soak wells.



q The down pipes are leaking. q The down pipes are rusted requiring attention. q The down pipes are rusted requiring replacement.

Horizontal sections of the down pipes will deteriorate faster than the vertical sections if water is allowed to pond. It is always recommended that down pipes be attached to soak wells at least 1.5m from the building.

External Walls

The external walls are constructed of face brick / rendered brick / painted brick / painted rendered brick / stud framing / weatherboard / fibrecement_____________ material and are in new / satisfactory / fair / average / poor condition in relation to age.

They require repairs / no repairs. There are / are no signs of significant cracking. There are / are no signs of significant weathering. Walls are / are not considered generally stable.

OPTIONS - DROP DOWN WORDINGq Cracking over window head in pre 1945 homes is typical and not considered a

structural defect unless bricks are loose. q Drummy render noted. q Fretting of mortar requires repointing. q Immediate repairs required to arrest movement and collapse. q Loose bricks noted. q Minor cracking visible consistent with age, not of a structural nature. q Evidence of rising damp noted. q Significant cracking requiring repairs currently not affecting the structure, but

could if not attended to. q Weep holes not visible.

CladdingCladding constructed of timber / fibrecement / weatherboard / sheet metal / Colorbond / lathe and plaster / ____________________ material and in new / satisfactory / fair / average / poor condition requiring repairs / no repairs.

OPTIONS - DROP DOWN WORDINGq Corner stops or cover mouldings are missing in places or require maintenanceq Breakage visible to cement sheet wall cladding. q Cladding likely to contain asbestos.q Weathering and rot visible to timber weatherboards, requires maintenance or

replacement.

FootingsThe footings are above and below / above / below ground level and constructed of concrete / limestone blockwork / brick / limestone blockwork and concrete _____________. There are / are no signs of settlement requiring attention.

OPTIONS - DROP DOWN WORDINGq Subsidence was visibleq Limestone footings require repointingq Soil higher than damp course. Recommend reducing level to avoid water

ingress. q No subsidence was visible. q Perimeter footings not visible.



q Foundations being undermined by down pipe not connected to soak well.

LintelsSteel / Concrete lintels are in new / satisfactory / fair / average / poor structural condition with no / no significant / no obvious / some / _____________ signs of rust.

OPTIONS - DROP DOWN WORDINGq The lintel requires replacement and the brick work above should be repairedq Surface rust was noted to the surrounding brickworkq Rusting of the reinforcement steel causing crumbling of the concrete requires

immediate attention. q The lintel requires replacement and the brickwork above should be repaired. q Severe rusting was noted causing the lintel to expand and cracking the

surrounding brickwork. q Surface rust was noted.

Lintels should be kept in good condition to avoid costly repairs.

Windows / Window FramesWindow frames are constructed of generally timber and aluminium / /timber / aluminium / PVC / metal and powdercoated / anodised / painted / not treated _____________ and in varying / new / satisfactory / fair / average / poor condition. They require normal maintenance / repairs / no attention / _____________. Glazing beads appear sound / serviceable / poor / _____________ and there are / are no / _____________ broken panels.

Fly screens are installed in most / all / some / none / _____________ of the windows. The fly screens are in new / satisfactory / fair / average / poor condition. Security screens are / are not installed.

OPTIONS - DROP DOWN WORDINGq The aluminum frame edge has come away from the rubber seal and glazing. q Broken pane was noted.q The aluminium frame edge has come away from the rubber seal and glazing. q Windows require maintenance. q Water ingress visible to glazing frame requires replacement of putty and

sealing.q Weathering surface damage was noted to timber frames, requires treatment

and painting.q Some wood rot requiring attention was noted.

Current Building Codes require that glass in windows and doors in close proximity to the floor be safety glass. Houses built prior to the 1980's did not have this requirement, it is therefore recommended to bring the safety issue up to current standards, if applicable.

Front Doors / Door FramesFront Door is constructed of timber / aluminium / pressed metal / _____________. Condition is generally varying / new / satisfactory / fair / average / poor requiring normal maintenance /repairs / _____________. Front Door Frame is constructed of timber / aluminium / pressed metal / _____________. Condition is generally varying / new / satisfactory / fair / average / poor requiring normal maintenance /repairs / _____________. External doors are solid-core / hollow-core / glazed / panelled / _____________ in design with entrance set and deadlock / nightlatch / deadlatch / _____________



door furniture. Condition is generally varying / new / satisfactory / fair / average / poor requiring normal maintenance/repairs / _____________.

Security screen door is / is not installed. Deadlocks are / are not fitted.

OPTIONS - DROP DOWN WORDINGq Doors are binding, they require a 2mm clearance. q Edges of door require sealing to avoid water ingress and damage. q Holes noted in door require repair or replacement. q Inner core of door has collapsed requires replacement.q Minor rusting visible to the base of metal door frames in the wet areas, requires

attention. q Ply facing of door delaminating requires refixing.q Severe rusting visible to the base of metal door frames, require replacing.

ChimneyChimney is constructed of brick / metal flue / _____________ and in satisfactory / unsafe structural / _____________ condition. It was / was not operating at time of inspection.

OPTIONS - DROP DOWN WORDINGq Brick work is fretting needs repointingq Flashing around chimney needs attention. q Brick work is fretting needs repainting. q Chimney has some lateral movement needs to be braced.

It is recommended that before lighting a fire in the fireplace that a professional chimney sweep inspects the fireplace.

StairsThe external stairs on the property are constructed of brick / grano-topped brick timber / steel / concrete / tiled or paved / _____________ and in varying / new / satisfactory / fair / average / poor condition.

The hand rails are / are not adequate. The rise and tread are / are not adequate.

OPTIONS - DROP DOWN WORDINGq Timber balustrade loose, requires refixing. q Balustrade does not comply with current Australian Standards. q Stair treads / risers are unequal and do not comply with current Australian

Standards.q Treads require attentionq Hand rails not in compliance with current Australian Standards. q The balustrade is loose and requires maintenanceq The balustrade does not comply with Australian Standards because the height

is lower than the allowed 900mmq The balustrade does not comply with Australian Standards because the height

is lower than the allowed 1000mmq The balustrade does not comply with Australian Standards because the gaps in

the railings is greater than the allowed 125mm

BalconiesBalconies are constructed of steel / timber / concrete/ _____________ and in varying / new / satisfactory / fair / average / poor condition. They appear to be adequately / inadequately / _____________ fixed to the building.



The handrails are in new / satisfactory / fair / average / poor / not in compliance with current Australian standards and therefore not in acceptable condition.

OPTIONS - DROP DOWN WORDINGq Hand rails not in compliance with current Australian Standards. q The balustrade is loose and requires maintenanceq The balustrade does not comply with Australian Standards because the height

is lower than the allowed 900mmq The balustrade does not comply with Australian Standards because the height

is lower than the allowed 1000mmq The balustrade does not comply with Australian Standards because the gaps in

the railings is greater than the allowed 125mm

VerandahsVerandahs are constructed of timber / concrete / _____________ and are in varying / new / satisfactory / fair / average / poor condition. Verandahs are adequately / inadequately fixed to the building.

The handrails are in varying / in new / in satisfactory /in fair / in average / in poor/ not in compliance with current Australian standards condition.

Carport / GarageThere is a carport / garage / attached / under the house / under the main roof / free standing / _____________ to the front / south / north / east / west side of the house. It is constructed of brick and concrete / steel framing and cladding / brick and iron / timber and iron / brick and tiles / timber and tiles / _____________ with a concrete / paver hardstand. It is in new / satisfactory / fair / average / poor condition and does / does not / _____________ require attention.

OPTIONS - DROP DOWN WORDINGq Damp notedq Damp noted to external walls

PatioThe patio is steel- / timber- / _____________ framed and adequately / not adequately fixed to the house. It is / is not covered. It is adequately / not adequately / _____________ supported with minor signs / signs / no signs of sagging and movement.

OPTIONS - DROP DOWN WORDINGq Signs of rust to metal stirrups require maintenance. q Exposed timber requires maintenanceq Base of timber supports have rotted out and require replacement. q Rust / corrosion visible to patio structure require attention. q Metal patio posts are corroded and require refixing to concrete footing.q Metal stirrups are corroded and require replacement. q Minor weathering visible to top of patio, does not affect the structure.q Rafter bolts required to fix the support to the house. q Weathering to timber battens requiring replacement

PergolaThe pergola is steel- / timber- / _____________ framed and adequately fixed to the house / not adequately fixed to the house / freestanding / _____________. It is / is not covered. It is adequately / not adequately / _____________ supported with signs / no signs of sagging and movement.



OPTIONS - DROP DOWN WORDINGq Signs of rust to metal stirrups require maintenance. q Exposed timber requires maintenance. q Minor weathering visible to top of pergola, does not affect the structure.q Rafter bolts required to fix the support to the house. q Weathering to timber battens requiring replacement

GazeboThe gazebo is steel- / timber- / _____________ framed and adequately fixed to the house / not adequately fixed to the house / freestanding / _____________. It is / is not covered. It is adequately / not adequately / _____________ supported with signs / no signs of sagging and movement.

OPTIONS - DROP DOWN WORDINGq Signs of rust to metal stirrups require maintenance. q Exposed timber requires maintenance

Pool / SpaThe pool / spa on the property is constructed of concrete / fibreglass / vinyl / _____________and situated above / below ground. There are / are no signs of subsidence around the pool / spa. The pool / spa appears adequately / inadequately / _____________fenced.

OPTIONS - DROP DOWN WORDINGq The pool fence is too low in places. The areas to be rectified are ______q The pool fence height is compromised in places. The areas to be rectified are

________q The pool is not adequately fenced from the house. A fence or other appropriate

means of safety protection will be required to be installed within three months of purchase.

q Windows open more than 100mm requiring a permanent restriction

The gates are / are not self-latching and appear / do not appear to meet pool regulations.

The windows are / are not self-latching and appear / do not appear to meet pool regulations.

OPTIONS - DROP DOWN WORDINGq The pool gate does not swing in the correct directionq The pool gate is not self-latchingq The latch height of the pool gate is too low.

No pool equipment or accessories have been tested or assessed during the inspection. The inspector recommends that all pool systems, equipment and accessories be tested prior to settlement. It is recommended that a recent pool compliance certificate be obtained from your local council and that it be kept current.

ShedsThere is a shed attached / under the house/ under the main roof / free standing / _____________ to the front / south / north / east / west side of the house. It is constructed of galvanised iron / Colorbond / fibrecement_____________ with a concrete / paver hardstand. It is in new / satisfactory / fair / average / poor condition and does / does not / _____________ require attention.



External PavingThe driveway is constructed of concrete / concrete pavers / brick pavers / bitumen / gravel / reconstituted limestone _____________ in new / satisfactory / fair / average / poor / varying condition and does / does not require attention.

External paving is in new / satisfactory / fair / average / poor / varying condition and does / does not require attention.

OPTIONS - DROP DOWN WORDINGq Minor subsidence notedq Minor settlement notedq Excessive settlement noted requiring lifting, leveling and re-layingq Uneven paving noted

FencesThe fences on the property are constructed of corrugated fibrecement / Colorbond steel / brick / timber / a variety of materials / _____________ and are in new / satisfactory / fair / average / poor / varying condition requiring repairs / normal maintenance / no attention / _____________.

OPTIONS - DROP DOWN WORDINGq Timbers are loose requiring attentionq Timbers are broken/rotten requiring replacementq Termite damage noted.q Fence has broken panels.q Fence is leaning.q Fence is leaning due to a build-up of soil on one side.

Retaining WallsThe retaining walls are constructed of brick / limestone / timber / precast concrete / _____________ with signs / no signs / _____________ of significant cracking.

OPTIONS - DROP DOWN WORDINGq The site/front/rear retaining wall is not coping with the loads imposed on itq The side/front/rear retaining wall is affected by a tree planted near the wallq Cracking needs to be investigated by a structural engineer. q Cracking requires attention.q Minor cracking noted but not of a structural nature.q Wood rot noted requires replacement panels.

TreesThere are / are no trees that currently affect the foundations.

Sub-FloorThe under floor space was inspected from the manhole in the ________ / side access / rear access / cellar / bedroom / _____________.

The support system is in varying / new / satisfactory / fair / average / poor structural condition and does / does not / _____________ provide adequate support.

OPTIONS - DROP DOWN WORDINGq No access to subfloorq Limited access to subfloorq Requires restumping. q Subsidence of stumps noted. q Termite damage, not structural, noted.



q Termite damage requiring immediate repairs noted. Internal Roof Covering

The underside of the roof is in varying / new / satisfactory / fair / average / poor condition. There were / were no points to indicate the failure of the covering surface.

Re-coating is recommended in the next 1-2 years / not immediately required / has been recently carried out / not applicable / _____________.

OPTIONS - DROP DOWN WORDINGq The metal roofing shows pinholes due to rusting between the roof sheets on

laps. q Consistent attention to seal leaks with silicone sealant will be required until the

roof sheeting is replaced.q Build-up of salt deposits under tiles indicates breakdown of protective coating of

tiles requires resealing. q Underside of tiles fretting.

Roof FrameThe roof frame is constructed of timber / steel / _____________and was inspected from the garage / passage / bathroom / bedroom / laundry / walk in robe __________ manhole. It is a conventional stick frame / truss construction / _____________. The support system was / was not adequate.

OPTIONS - DROP DOWN WORDINGq A strut was broken requires repair. q The supporting timbers were overspan. q The supporting timbers were undersized. q The rafters / tile batons have warped but are still structurally sound.q Roof has inadequate support requiring attention from a professional roof

carpenter.q The rafter adjacent to the skylight has been cut to allow the installation of the

skylight and then has not been adequately supported. This work should be undertaken by a professional roof carpenter.

q The metal roof is not adequately held down. Tie down straps are required to be installed to the requirements of the Building Code of Australia by a professional roof carpenter.

q The roof frame is considered not structurally sound for the following reason-___________________________________

q Minor delignification visible to the roofing battens and raftersq Severe delignification visible to the roofing battens. Strength of the roof battens

may be affected. Recommend replacement of the roof battens or roof cover. q The ceiling fans to the bathroom do not vent to the outside as required by the

Building Code of Australia, they vent into the roof space which is a health risk. The ceiling fans should be connected to the installed roof vent/flumes by a flexi duct so that the air taken out of the bathroom is vented to the outside.

InsulationInsulation was / was not in place and was / was not considered effective.

OPTIONS - DROP DOWN WORDINGq There was insulation noted touching and covering the recessed light fittings and

transformers, this is a fire hazard. The insulation should be moved away or the light should be housed in a suitable fire-resistant enclosure.



SarkingSarking was in place and was / was not considered effective.

q Do not display, not applicable.

Party WallsThe property has a party wall on the ____________side of the property.The party wall does / does not extend to the underside of the roof cover.The party wall is / is not appropriately constructed as a fire barrier according to current regulations.

OPTIONS - DROP DOWN WORDINGq There are a number of holes and gaps in the brick party wall between this

house and the house next door. According to the Building Code, the largest hole allowed in a party wall is 75mm x 50mm, the gaps and holes need to be closed off with a one hour fire rated material like a single brick wall or one hour fire rated mineral wool.

q There are roof timbers passing through the brick party wall, holes in the party wall brickwork between the two properties and the party wall brickwork does not go up to the underside of the roof tile. The timbers would need to be supported against the brickwork and then cut back and all the holes filled with brickwork. The brickwork should be taken to the underside of the roof covering.

q It is suggested that the Strata Body contact the local council to get the specific requirements to rectify.

Party walls are an important consideration for fire separation between properties, but may also control noise transmission and security issues.

It is recommended that you or the Strata Body check with your local Council to determine the construction detail actually approved for your party wall at the time of construction. This may be a different requirement than current regulations. Houspect can undertake an additional investigation and report once plans are found, if required, to determine if there are deficiencies with your party wall.

CeilingsCeiling material is constructed of generally lathe and plaster / plasterglass / plasterboard / painted fibrecement / combination of plasterglass and plasterboard _____________ with traditional / cove / ornate / period / varying/ no / _____________ cornices which are in generally new / satisfactory / fair / average / poor / varying condition. There were / were no signs of minor cornice cracks. The ceilings are generally adequately / not adequately / _____________ fixed.

OPTIONS - DROP DOWN WORDINGq Original plaster glass ceiling fixings are missing or have deteriorated over time

and should be replaced with new plaster and fibreglass strapping over the ceiling joists

q Insufficient fixing to support feature plaster ceiling domes. These ceiling features can be extremely heavy and should be adequately fixed to the roof or ceiling support structure.

q Ceiling requires to be replaced as the ceiling is not adequately attached to the ceiling frame and has deflected beyond acceptable limits.

q Walls have been recently paintedq Ceilings sagging away from ceiling joint, requires regluing or refixing in

accordance with current Australian Standards. q Cornice cracking due to contraction and expansion of supporting timbers is not

a structural issue. q Presence of flaking / mould / mildew to paintwork, due to excessive moisture in

wet areas. Mechanical ventilation should be installed.



q Minor imperfections i.e. hairline cracks consistent with age and not considered a significant defect.

q Minor paint flaking. q Watermarks and staining visible due to a water leak.

WallsWalls are constructed of painted plastered brickwork / painted plastered blockwork / plasterglass / plasterboard / fibrecement linings on stud frame / _____________ with signs /no signs / _____________ of serious cracks or movement. Generally in new / satisfactory / fair / average / poor condition and were / were not stable.

OPTIONS - DROP DOWN WORDINGq Damp from shower/bath in adjacent room was noted to the base of the wallq Structural cracks noted requiring investigation by a structural engineerq Drummy/loose/flaking plaster notedq Walls have been recently paintedq Rising damp caused by failure of damp-proof course to ______________ q Damp from adjoining rooms noted to base of walls. Silicon the wall and floor

joints in the shower recess then repair and paint when wall dry.q Minor cracks consistent with age noted not of a structural nature. q Minor cracks noted over doorways are not a structural concern. q Minor cracks noted over windows are not a structural concern. q Structural cracks noted requiring attention.

FloorsFloors are generally constructed of concrete and timber / concrete / timber floorboards / timber / _____________ and covered in a variety of finishes / generally polished floor boards / _____________. The tiled areas do / do not require attention. No / Some / _____________ significant cracks were seen.

OPTIONS - DROP DOWN WORDINGq Concrete floor has cracks caused by rate of drying is not of a structural nature.q Floor tiling drummyq Timber floors were creaking requires refixing.q Flooring is poorly supported.q Subsidence of the floor noted.q Termite damage is visible.

StairsThe internal stairs on the property are constructed of brick / grano-topped brick / various materials/ timber / steel / concrete / tiled or paved / _____________ and in varying new / satisfactory / fair / average / poor structural condition.

The hand rails are / are not adequate. The rise and tread are / are not adequate.

OPTIONS - DROP DOWN WORDINGq Timber/metal balustrade to _________ is not compliant with current building

regulations.q Stair treads to _____________ are unequal and do not comply with current

building regulations q Stair risers to ____________ are unequal and do not comply with current

building regulations q Hand rails not in compliance with current Australian Standards. q The balustrade is loose and requires maintenanceq The balustrade does not comply with Australian Standards because the height

is lower than the allowed 900mm



q The balustrade does not comply with Australian Standards because the height is lower than the allowed 1000mm

q The balustrade does not comply with Australian Standards because the gaps in the railings is greater than the allowed 125mm

Balustrades approved by Council’s prior to 01/07/1997 are allowed to be 900mm high. In houses approved after this date horizontal stair balustrades and balcony balustrades must be a minimum of 1000mm above floor level. Balustrades are only required for a difference in levels in excess of 1000mm.

WindowsWindows are constructed of timber and aluminium / aluminium / steel / timber / PVC / _____________. Generally locks were / were not in place. They require normal maintenance / no attention / attention / _____________.

DoorsDoors are panelled / flush style / _____________ and in generally new / satisfactory / fair / average / poor condition.

CabinetsThe general condition of the cabinets is considered to be new / satisfactory / fair / average / poor / _____________.

PlumbingThe sewer plumbing is a PVC / galvanised iron / copper / _____________ system. Water is supplied in copper / PVC pipes / _____________. The water flow was / was not adequate.

There were / were no signs of water hammer. There are / are no serious faults. All toilets were tested and were / were not operational.

Houspect Building Inspector is not a licensed Plumber; therefore the comments are observations by the inspector only.

GasMains / LPG gas is connected to the property. There are / are no detectable leaks. The venting of gas appliances was / was not adequate.

OPTIONS - DROP DOWN WORDINGq It is not known when the points were installed and what the requirements were

at the time regarding air vents. Currently it is a requirement to have both a high and low level air vent.

q There were insufficient high and low level air vents installed in the rooms with the gas bayonet connections. It is recommended to install additional vents to ensure adequate air flow.

Houspect Building Inspector is not a licensed Gas Fitter Technician; therefore the comments are observations by the inspector only.

ElectricalThe property has a standard meter box with single -/ three- / _____________ phase power located on the front / north/ south / east / west / _____________ side of the house and was / was not locked.

The circuit board has no RCD / one RCD / two RCDs / three RCDs / four RCDs / five RCDs (Residual Current Devise - Safety Switch).



The wiring in the roof is old / modern / cloth-wrapped / twin-track PVC / _____________ style.

No / One / Two/ Three / Four / Five battery smoke alarm/s and no / one / two / three / four / five hardwired smoke alarm/s were noted. The location of the smoke alarm/s is / is not / _____________ appropriate.

OPTIONS - DROP DOWN WORDINGq Australian Standards 3.7.2.3 Location - Class 1a buildings

Smoke alarms must be installed in a Class 1a building on or near the ceiling in- (a) any storey containing bedrooms

(i) between each part of the dwelling containing bedrooms and the remainder of the dwelling; and

(ii) where bedrooms are served by a hallway, in that hallway, and(b) any other storey not containing bedrooms.

q No mains powered smoke alarm installed, but an approved smoke alarm unit powered by a 10 year life battery that cannot be removed is installed.

q A minimum of two RCDs must be fitted to protect all power points and all lighting circuits in all homes

q There was insulation noted touching and covering the recessed light fittings and transformers, this is a fire hazard. The insulation should be moved away or the light should be housed in a suitable fire-resistant enclosure.

Houspect Building Inspector is not a licensed Electrician; therefore the comments are observations by the inspector only.

It is recommended that all electrical circuits include RCD protection and hard-wired smoke alarms. AS 4349 – 2007 recommends that all installation, testing and confirmation of electrical circuitry should be completed by a licensed electrician each time a house is sold.

Structural Defects:The house is / is not considered structurally sound

Significant Defects:The house does / does not have significant defects.

q As per Structural Defect

Safety Omissions:

OPTIONS - DROP DOWN WORDINGq Australian Standards 3.7.2.3 Location - Class 1a buildings

Smoke alarms must be installed in a Class 1a building on or near the ceiling in- (a) any storey containing bedrooms

(iii) between each part of the dwelling containing bedrooms and the remainder of the dwelling; and

(iv) where bedrooms are served by a hallway, in that hallway, and(b) any other storey not containing bedrooms.

q No mains powered smoke alarm installed, but an approved smoke alarm unit powered by a 10 year life battery that cannot be removed is installed.

q A minimum of two RCDs must be fitted to protect all power points and all lighting circuits in all homes

q It is not known when the points were installed and what the requirements were at the time regarding air vents. Currently it is a requirement to have both a high and low level air vent.



q There were insufficient high and low level air vents installed in the rooms with the gas bayonet connections. It is recommended to install additional vents to ensure adequate air flow.

q There was insulation noted touching and covering the recessed light fittings and transformers, this is a fire hazard. The insulation should be moved away or the light should be housed in a suitable fire-resistant enclosure.

Recommendations or Maintenance:All houses require ongoing maintenance. Within the first 12 months we would suggest the following:

_______________________________________________________________

_______________________________________________________________

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Documents

Client Namehouspecttablet.com/downloads/BUILDERS_INDEMNITY_REPORT.docx · Web viewCladding constructed of timber / fibrecement / weatherboard / sheet metal / Colorbond / lathe and