Po Box 12660 Chartwell, Hamilton 3248 Free Ph 0800 223 556 Email tony@kiwiinspections.co.nz

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INTRODUCTION

Independent building inspection report on

26 Ferguson Rd, Whatawhata, Waikato

This report has been prepared at the request of

Brent & Joanna Aplin

Brent & Joanna are the prospective sellers of the property and have engaged

Kiwi House Inspections Limited to inspect the dwelling and provide a pre-

purchase building inspection report on the dwelling.

The inspection was carried out on 9 March 2017

by Tony Bankier, being a building consultant, with 28 years building

experience, both commercial and residential in New Zealand and offshore.

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INSPECTION DETAILS

Date: 9 March 2017 Inspector: Tony Bankier Client Name: Brent & Joanna Aplin Address of Property: 26 Ferguson Rd Whatawhata Waikato Contact Name & Brent Aplin Phone: 021959562 Others Present at the Owner Time of Inspection: Rupert (Agent)

Weather Conditions At Time of Inspection: Overcast

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11 March 2017 To: Brent & Joanna,

INDEPENDENT BUILDING INSPECTION 26 Ferguson Rd, Whatawhata, Waikato

Following recent inspection of the above property, we are pleased to submit our report and findings as follows:

DESCRIPTION A freestanding four bedroom dwelling of traditional design built over one level. Construction consists of timber framing on concrete floor, with a corrugated iron roof in a typical hip n valley roof formation, metal fascia and barge boards with external metal guttering and PVC downpipes. The exterior cladding is rib lath over cement sheets on a 40mm cavity covered with a fine texture plaster system then painted, there is also fibre cement sheeting installed to the soffit areas. The joinery is timber aluminum with 20 mm grove liners to the interior with timber sills There is a large attached double garage installed with internal access. The rear of the dwelling has a timber deck, steps and a closed in porch with aluminium joinery installed. The property has some medium wooden farm style fences on its boundary with well-established gardens in the rear yard. There are pathways and stairs with some small retaining walls installed to the rear yard The dwelling is feed by a water catchment system on two large above ground concrete tanks that are installed to the rear of the dwelling. The dwelling appears to be in good condition for its type and age.

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FOUNDATIONS AND SUBFLOOR

The dwelling is built on a concrete slab in a single level configuration encased within solid poured concrete masonry block work founded on concrete strip footings.

Generally, the foundations appear to have been well constructed and are currently in good condition showing no obvious signs of movement either vertically or horizontally.

EXTERIOR FINISHED GROUND LEVELS

The current exterior finished ground levels are more than satisfactory to prevent any moisture ingress by means of capillary action. There is adequate height separation between the exterior finished ground levels and internal finished floor levels with concreted and paved areas having adequate falls away from the dwelling. Garage entrance included.

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CLADDING

The exterior cladding is rib lath plaster system on cement sheets covered with a fine texture plaster system then painted-owner has photos of the install. This cladding has a 40mm cavity installed correctly in the cladding system.

The cladding system is considered to be a monolithic cladding and, as a result, monolithic claddings require that a paint finish is to be maintained to a relatively high standard as any cracking has the potential to allow moisture ingress into the framing cavity and the paint finish acts as the waterproof membrane for the entire cladding. There is a section of stone installed which has been flashed well to the plaster cladding-no visible issues.

It is generally accepted that exterior claddings of this type need to be repainted every 7 to 8 years with an elasto-meric paint system and re-sealing the joinery to the cladding at the same time to ensure the system remains watertight and, thus, preventing moisture ingress occurring into the internal framing. Common around the joinery-just been re painted as per normal maintenance with these types of cladding, find cracks anywhere repaint & seal them

(This dwelling has had its cladding maintenace recently)

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ROOF, FASCIA & GUTTERS The corrugated iron roof is generally in good condition, showing no signs of foot traffic damage with all flashings suitably fixed.

Roof penetrations and ridges are flashed and sealed appropriately-leaf guards in gutters installed in places-there is some lichen to wash off .

External metal spouting and PVC downpipes, metal fascia boards appear to be well installed and are currently in good condition for their type and age.

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ROOF, FASCIA & GUTTERS Powder coated metal fascia boards and roof flashings are well installed, suitably fixed and sealed appropriately in accordance with good trade practice.

Metal guttering, soffits, PVC downpipes are well fixed and in good condition

roof in general is in good condition-long lasting when maintained correctly

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ROOF, FASCIA & GUTTERS

(cont) The roof is constructed using timber trusses in a hip n valley roof formation. Overall, it appears the roof structure is in good condition as there is no visible

evidence of excess sagging or deterioration. Timbers are in good order currently. Heavy grade building paper installed beneath the roof iron

The correct bracing and nail plates have been used throughout.

There is Blanket type insulation installed to the dwelling ceiling.

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HOT WATER It appears that the HWC is a Rheem mains pressure 250ltr cylinder installed in the dwelling. It’s recommended to wrap this in a thermal sleeve to insulate it and conserve power costs in winter-however this is personal choice.

The correct valves are connected, no sign of leaks or damage at the time of inspection. Seismic restraints installed correctly

There is an overflow system installed that exits to a gully trap outside

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EXTERNAL JOINERY The powder coated aluminum joinery is generally in good condition with flashings providing adequate protection from the elements- well sealed to the exterior cladding.

Doors, windows, catches and locks appear to be functioning adequately.

Joinery is well covered by soffits-catches and locks are in good condition

Moisture readings beneath, around and above windows were good -from 20-60 is acceptable levels of moisture

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DRAINAGE & PLUMBING

The vanity, shower, basin and kitchen installed in the dwelling have been fitted with appropriate PVC wastes and trap. Adequate falls have been obtained from the units to the discharge points.

The toilet has been fitted correctly to a terminal vent and discharges into the Sanitary Septic system. Bathroom area in good condition

Pressure of faucets good. Plumbing fittings are in good working order.

Wastepipes are correctly fitted to gully trap.

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CONCRETED & PAVED AREAS Concreted areas consist mainly of the pathways around the dwelling which are in good condition, it has good drainage installed to the outdoor areas.

There are concrete & ceramic tiled outdoor areas installed with some areas having cracked tiles-wear n tear over time- areas are in reasonable condition.

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FENCING Fencing consists of farm style timber post and rail with some fences having wire and post, the fences to the boundaries of the property are in good condition for their type and age.

The fences timbers in general are in good order

Above ground water tanks and pump appear to be in good condition

The sheds and garden pathways are in currently well looked after.

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ELECTRICAL

A standard distribution board has been professionally installed with no

obvious signs of excess heat build up at either the board or power points.

Standard smart meter (electrical) have been professionally installed to the exterior of the dwelling. It has been well sealed to the cladding.

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MOISTURE CONTENT READINGS

Moisture content readings were taken throughout the dwelling internally at well known areas for moisture ingress to occur. In this particular dwelling, moisture ingress is only likely to occur in certain areas. Specifically these are; apron flashings not correctly let out from the cladding; the intersection of timber fascia, boards and cladding which have not been correctly sealed; and, any cracking in the cladding above windows and particularly around the sill areas where surface water is easily drawn in over a period of time if the joinery is not kept well sealed to the cladding. When moisture ingress occurs in these areas, the moisture is generally detectable above and below the windows and the bottom plates directly below windows; internally directly behind apron flashings and fascia/cladding intersections. Moisture content readings were taken throughout the dwelling at areas potentially at risk using a Trotec 660 capacitive non-invasive moisture meter.

A base reading was taken on an internal wall at the entry which is known to be dry giving a reading of 35. All readings returned figures of between 35 and 46 indicating there was no excess moisture present in the internal framing in the areas tested at the time of inspection

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MOISTURE CONTENT READINGS

Generally, moisture content readings of framing that read from 20-60 are considered to be dry, in that, timber framing will always retain an element of moisture, even after it has been kiln dried and generally it is accepted that internal timber framing may have the linings fixed with a moisture content reading of 60 or less. Further to this, moisture content readings tend to be 2-3% higher than normal during high humidity and colder air temperatures.

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INTERIOR The interior of the dwelling is generally in reasonable condition for its type and age overall having been well maintained to date. Fire place installed well.

Walls and ceilings painted to a good standard of finish. Heat pump installed.

The kitchen benchtops, units and appliances appear to be in excellent condition for their type and age. Gas cooking unit installed correctly.

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INTERIOR Flooring is in reasonable to good condition for its type and age. Flooring consists of carpet to most of the house and ceramic tiles to the kitchen, laundry, toilet and bathroom.

Internal doors are generally operating correctly. Light fittings both recessed and surface mounted are in good condition and functioning adequately.

Garage has an electric door opener installed-crack in concrete floor.

There is also a workshop area in the garage-semi separated with a wall.

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SUMMARY There is a timber deck installed to the rear side- on the original dwelling deck it has closed an area with doors installed and a roof- that part has been built well enough however in is in a DIY manner-this can be removed easily.

Timbers are in good condition-plastic floor installed to the porch is for outside so if the covered roof was removed, it can remain in place.

Gardens, decks pathways and stairs are in good condition throughout.

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SUMMARY

In conclusion, it is our professional opinion that the dwelling is generally sound and of good construction, methods and workmanship, subject to comments on remedial work.

We trust this information is sufficient for your requirements but should you have any query regarding this report, or should there be any matter arising therein, please feel free to contact me further.

Tony Bankier Building Consultant

KIWI HOUSE INSPECTIONS LIMITED

Please quote reference number 1648 for any future matters concerning this report.

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KIWI HOUSE INSPECTIONS LIMITED

STATEMENT OF POLICIES

General: This inspection report is based on a limited visual inspection of the dwelling in general. The intention of the inspection is to identify any current or potential areas that may lead to further deterioration if left unattended. The report will generally include; foundations & subfloor, exterior finished ground levels, exterior cladding, roof & roofing elements, insulation, external joinery, decks, fencing & retaining walls, concreted areas and the interior, etc. Non-invasive moisture content readings are indicative only and cannot be relied upon solely to detect areas of mould, toxins or dry rot, etc. The inspection will be in accordance with NZS4306:2005 NZ Standard residential property inspection. Limitations: Any areas which are inaccessible, cannot be seen or are concealed including walls, ceilings, floors, insulation, locked or inaccessible rooms, have not been inspected or any comments offered therein and the addressee agrees to assume all the risk for any condition or problems which may be concealed at the time of inspection. The information in this report and any attached pages is intended for the use of the addressee only and cannot be relied upon by any person other than to whom it is addressed. The information it contains is classified as “In Confidence” and may be legally privileged. If you are not the addressee, any disclosure, photocopying, distribution or use of the contents of this report is prohibited. Access: Access is deemed to be that which is safe, unobstructed, with a minimum of 450x450mm access to subfloor through an opening that can be easily accessed, a minimum of 600x600mm access to ceiling cavities and roofs which can be safely accessed from a 3.6m ladder.

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Exclusions: We have not inspected and do not comment on geological stability, soil conditions, underground services and life expectancy of materials. This report does not include the structural engineering, electrical, plumbing, gas piping and fitting, home heating state of the premises, swimming or spa pools, septic tanks, insect attack/borer .This report does not propose to be a full “Weather-tightness Assessment”, and any non-invasive moisture content readings are indicative and only relevant at the time of inspection. We advise independent, professional advice in these areas. We assume that all improvements lie within the title boundary, which we have not searched or provided any comment on. We have not obtained a LIM or inspected Council files and recommend that the owner obtain a LIM or consider engaging our LIS service. Liability Limitations & Disputes: We offer you our opinion as at the date of inspection and give no warranty as to the future. The addressee understands and agrees that any claim against the accuracy of the report is limited to specific areas only which may not be included within the report. The addressee agrees to notify the inspector of any disputes in written form within 10 days of discovery. The addressee further agrees that with the exception of emergency conditions no alterations, replacements or repairs shall be carried out before the inspector can re-inspect areas in dispute. The addressee understands and agrees that failure to notify the inspector as stated above shall constitute a waiver of any and all claims for failing to accurately report the condition or discovery. This report should not be construed as a full weather-tightness assessment as no destructive or invasive investigation methods have been undertaken. This report cannot be forwarded to or reissued to any third parties in the event of the resale of the dwelling.