Pre Purchase Building Inspection · 2012. 5. 24. · Pre Purchase Building Inspection Bestwest Building Pty Ltd PO Box 2028, Churchlands, WA 6018 Inspection by Mark Lewer Builders

Pre Purchase Building Inspection

Bestwest Building Pty LtdPO Box 2028, Churchlands, WA 6018

Inspection by Mark LewerBuilders Registration No 13099

10 Real Example Street, Woodvale 6026

Table of Contents General Information 2

Inspection Conclusion. 3

Terms & Conditions of Service 4

Definitions 9

Entrance Hall 10

Corridor 10

Living Area 10

Kitchen 12

Bedroom 13

Bathroom 15

Corridor 17

Laundry 18

W/C 18

Structure 19

Roof Space 19

Roof Exterior 20

Plot/Site 22

Exterior Items 23

Garage/Carport 24

Swimming Pool 28

Fireplace/Wood Stove 29

Smoke Detectors & RCD 29

Summary 30

Bestwest Building Pty LtdBestwest 2012.15C - Example

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Bestwest Building Pty Ltd

General InformationProperty Information

Property Address 10 Real Example Street, Woodvale 6026 Contact Name A Real Estate Agent Phone 0000 000 000

Client Information Client Name Mr & Mrs Cautious Buyers Client Address 15 Moving St, Perth Phone 1111 111 111 E-Mail [email protected]

Inspection Company Inspector Name Mark Lewer Company Name Bestwest Building Pty Ltd Address PO Box 2028, Churchlands, WA 6018 Phone 0420 767 311 E-Mail [email protected] File Number Bestwest 2012.15C - Example Amount Received $$$$ - Saved the buyer $12500 $$$$

Conditions Others Present - None - Accessed provided by Agent Property Estimated Age - 30 to 35 years. Inspection Date 17th February 2012 Start Time - 11am End Time - 1pm Electric On - Yes Gas/Oil On - Yes Water On - Yes Temperature - 28C Weather - Sunny and Clear. Soil Conditions - Dry Space Below Ground - None Building Type - Single storey family home. Garage - Attached Double Sewage Disposal - City. How Verified - Sellers Agent. Water Source - City. How Verified - Sellers Agent.


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Inspection Conclusion.

The incidence of Major Defects There are building elements at this property that are a structural defect. See Garage Section for details.

The incidence of Minor Defects in this Residential Property, in comparison to the average condition of a similar buildings of approximately the same age that have been reasonably well maintained, is considered typical.

Therefore the overall condition of this Residential Property in the context of its age, type and general expectations of similar properties is average.

Please note: This is a general summary only and cannot be relied upon in isolation. The report must be read and considered in its entirety.

Explanation of Conclusion Ratings. HIGH: The frequency and/or magnitude of defects are beyond the inspector's expectations when compared to similar buildings of approximately the same age that have been reasonably maintained. TYPICAL: The frequency and/or magnitude of defects are consistent with the inspector's expectations when compared to similar buildings of approximately the same age that have been reasonably maintained. LOW: The frequency and/or magnitude of defects are lower than the inspector's expectations when compared to similar buildings of approximately the same age that have been reasonably maintained. ABOVE AVERAGE: The overall condition is above that consistent with properties of approximately the same age and construction. Most items and areas are well maintained and show a reasonable standard of workmanship when compared with buildings of a similar age and construction. AVERAGE: The overall condition is above that consistent with properties of approximately the same age and construction. There will be areas or items requiring some repair or maintenance. BELOW AVERAGE: The building and its parts show some significant defects and/or very poor non tradesman like workmanship and/or long term neglect and/or defects requiring major repairs or reconstruction of major building elements. Explanation of Conclusion Ratings.

Please feel do not hesitate to contact the inspector who carried out this inspection. Often it is difficult to fully explain situations, problems, defects, access issues, building faults and their importance in a manner that is easy to understand by the reader. Should you have any difficulty in understanding anything contained in this report then you should immediately contact the inspector and have the matter explained to you while the inspection visit is fresh in his mind. If you have any questions at all or require any clarification then contact the inspector prior to acting on this report.


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Terms & Conditions of Service

Inspector Name Mark Lewer Company Name Bestwest Building Pty Ltd Company Address PO Box 2028, Churchlands, WA 6018

Client Name: Mr & Mrs Cautious Buyers Address: 15 Moving St, Perth

Property Address: 10 Real Example Street, Woodvale 6026

Definitions - Bestwest Building Pty Ltd hereinafter referred to as BWB or BWB's. 1. BWB hereby confirms that the client upon making the booking for a Property Inspection or other Building Report has been given the opportunity to read our Terms & Conditions of Service. The client is deemed to have accepted BWB's Terms & Conditions of Service upon the Inspector arriving at the property or site. 2. The report is subject to BWB's Terms and Conditions of Service, which forms the basis of the agreement between BWB and the client. A copy is available on BWB's web site, provided with each report and available separately upon request. 3. This report is valid solely for the client as detailed on the front of the report and is not transferable to a third party without the written authorization of BWB 4. Please note that written reports will take precedence over any verbal comments or advice given. 5. Full payment is required at the time of booking. In the event of booking cancellation a fee may apply unless a minimum of 72 hours is given. 6. This report is not a certificate of compliance of the property within the requirements of any Act, regulation, ordinance, local law or by-law, and is not a warranty against problems developing with the building in the future. This Report does not include the identification of unauthorized building work or of work not compliant with building regulations. 7. It is not the role of the inspector to explain title and ownership matters and to deal with matters concerning easements, covenants, restrictions, zoning certificates and all other law-related matters. 8. The inspection shall comprise of a visual assessment of the property to identify major defects and to form an opinion regarding the general condition of the property at the time of inspection. 9. Defect Description and Significance Summary. (a) Satisfactory - the condition of the property or part therefore is such that would be expected of a comparison building of similar age and similar type which has been adequately maintained over the live of the building and


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Terms & Conditions of Service (Continued)is in reasonable condition. For example a 10-year-old property may be in a satisfactory condition for its age just as a new property may be considered to be in a satisfactory condition when considering the standard expected for the age of the property. (b) Major Defects - are defects of sufficient magnitude where rectification has to be carried out in order to avoid unsafe conditions, loss of utility or further deterioration of the property. (c) Minor Defects - are common to most properties and may include minor blemishes, corrosion, cracking, weathering, general deterioration, unevenness, and physical damage to materials and finishes, such as de-silvering of mirrors. It is expected that defects of this type would be rectified as part of normal ongoing property maintenance. It is neither intended nor expected that the report will include details of specific minor defects; however, a poorly maintained residence may have more numerous and extensive minor defects than a reasonably maintained property that is otherwise similar. It follows that it may be necessary for a purchaser to allocate substantial resources to return a poorly maintained property to a reasonable standard for occupancy. For this reason the report may include a general assessment of the general incidence of minor defects in the subject residence compared with otherwise similar properties. (d) Safety Hazard - is a defect that in the opinion of the inspector is or may constitute a potentially serious safety hazard. (e) Further Investigation - is a defect or possible defect that in the opinion of the inspector warrants further investigation by an appropriate specialist. 10. Description of typical damage and required repair for Cracking in Masonry. a) Hairline Cracks - width less than 0.1mm b) Fine cracks that do not need repair - width less than 1.0mm c) Cracks noticeable but easily filled Doors and windows stick slightly - width less than 5.0mm d) Cracks can be repaired and possibly a small amount of wall will need to be replaced. Door and windows stick service pipes can fracture. Weather-tightness often impaired. Width more than 5.0mm but less than 15.0mm (or a number of cracks 3.0mm or more in one group) e) Extensive repair work involving breaking out and replacing sections of walls, especially over doors and windows. Doorframes distort. Walls lean or bulge noticeably, some loss of bearing in beams. Service pipes disrupted. Width more than 15.0mm but less than 25.0mm (but also depends on the number of cracks). 11. Please note the criteria against which the subject building will be assessed. In this report the basis for comparison is a building of similar age and similar type to the subject building and which is in reasonable condition, having been adequately maintained over the life of the building. It follows that the subject building may not comply with Australian Standards, building regulations and the like that are applicable at the time of inspection.


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Terms & Conditions of Service (Continued) 12. The inspection includes an appraisal by a competent inspector to assess the condition of the building. As it involves a subjective assessment different inspectors or the same inspector on a different occasion may reach different conclusions. 13. The inspection is not intended to include an assessment of all of the building elements and or materials in the property. AREAS TO BE INSPECTED 14. The following areas shall be inspected where applicable: (a) The interior of the building. (b) The roof space. (c) The exterior of the building. (d) The sub-floor space (access permitting). (e) The roof exterior (access permitting). (f) The property within 30 m of the building subject to inspection. 15. Inaccessible parts of the property or areas which are not reasonably visible or safely accessible to include but not limited to confined spaces, excessively high roofs (must be accessible from a 3.6m ladder placed on the ground) or areas effected during inclement weather will be excluded from the inspection/report (at BWB's sole discretion) and therefore no liability will be accepted on account of failure to report on any problems which may exist in such area(s) whether specified or not. The inspection shall include only accessible areas and areas that are within the inspector's line of sight and close enough to enable reasonable appraisal. Note: Reasonable access does not include the cutting of access holes or the removal of screws and bolts or any other fastenings or sealants to access covers. Subfloor areas sprayed with chemicals should not be inspected unless it is safe to do so. 16. No inspection has been made for the presence of or absence of mould. If during the course of the inspection mould is noticed it may be noted in the report. If you are concerned about the potential health risks, which can arise from mould you should seek advice from a relevant independent expert. 17. Please note our reports do not give or imply any warranty or guarantee and are merely an opinion of the inspected property. 18. A BWB Building Consultant or a Licensed Builder carries out all Inspections. The information given in this document is based on the BWB's Building experience and its knowledge of the current Australian Building Standards and Codes. However BWB does not purport to cover all provisions of any Building Acts, Codes, Regulations or By-laws. 19. In addition to items detailed in the Terms & Conditions of Service please note that the reports do not cover items excluded by the Australian Standard AS 4349.1 - 2007 to include but not limited to the following:


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Terms & Conditions of Service (Continued) a) The identification of toxic material on site to include asbestos. Properties built prior to 1983 may contain asbestos which when disturbed or damaged can be extremely hazardous to health. Regular maintenance to ensure exposed areas of asbestos are sealed is essential. Any specific inquiries relating to the handling and hazards of asbestos should be directed to a specialist contractor. b) Swimming Pools, spas, rain or grey water tanks. c) Drainage systems or under ground pipes. d) Footings below ground, concealed damp proof courses or membranes, adequacy of roof drainage, air conditioning, automatic garage door mechanisms, fireplaces & solid fuel heaters including chimneys and flues, intercom systems and soft floor coverings. e) Utility Services & appliances. f) Irrigation systems. g) Plumbing or Electrical Systems. h) Security systems. 20. Australian Standards AS 4349.1 - 2007 excludes provision of costing. Therefore any opinion on cost of repair or maintenance provided verbally must be taken as a general and approx guide and should not be relied upon. Actual costs can and often vary depending on the quality of materials used, standard of work, the availability of tradesman and other influences from 3rd parties of which BWB have no control. Independent quotes should be obtained to fully establish the extent of costs of any work required. 21. BWB reports are not pest inspections and we recommend a specialist Termite Inspection Company carries out an Inspection. 22. The report remains the property of BWB until paid for in full. 23. The extent of BWB's liability with respect to advice given in this report is limited to a refund of the inspection fee. 24. Should you be dissatisfied with the Report or have a complaint about our service you hereby agree to notify BWB within one calendar month and prior to incurring any costs or taking any remedial action. 25. In many cases, the actual structural elements of a building will be obscured by finishes and other non-structural building elements, and the inspector may be unable to assess directly the state of the structural member. In such cases, the inspector has to infer the performance of the structure by observing the effect of the structure on the non- structural building elements. For example, the inspector normally will be unable to inspect the footings of a house as they are buried beneath the ground; however, cracking in non-structural masonry walls above the ground may indicate that a defect exists within the footing system. 26. In accordance with AS4349.1 2007 a visual assessment will be carried out to identify any broken or cracked glass. However please note that the inspection does not comment on the suitability of the glassed used. The Building Code of Australia now requires safety glass to be used in doors, windows and throughout the home where in close proximity to the floor/ground. However it should be noted that houses built prior to the 1980's may not comply with the current requirements. For safety purposes we recommend this is reviewed and glass


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Terms & Conditions of Service (Continued)replaced by glazier. 27. Please note in accordance with the AS4349.1 2007, although it is not a requirement to test the operation of fireplaces and solid fuel heaters (including chimneys and flues) we recommend that these are inspected by a professional chimney sweep before lighting and periodically reviewed at least once a year thereafter.


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Definitions

NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection and represents the inspectors opinion based on a visual inspection prepared within the limitations and conditions specified in the Australian Standards AS 4349.1 - 2007, or the Building Code of Australia and Bestwest Buildings Terms & Conditions of Service.

Satisfactory Functional with no obvious signs of defect.

Minor Defect A defect is minor if it is primarily aesthetic or if it relates to a localized part of the building. While minor defects may be recorded, Australian Standards AS 4349.1 - 2007 does not require the inspector to comment on individual minor defects and imperfections (may include minor blemishes, corrosion, cracking, weathering, general deterioration, unevenness and physical damage to materials and finishes, such as de-silvering of mirrors). Such defects can often be addressed with good building maintenance and when redecoration and renovation is undertaken. A poorly maintained building could have many more defects than other homes of a similar age and type of construction.

Major Defect A defect of sufficient magnitude where rectification has to be carried out in order to avoid unsafe conditions, loss of utility or further deterioration of the property.

Safety Hazard A defect that in the opinion of the inspector is or may constitute a potentially serious safety hazard.

Further Investigation A defect or possible defect that in the opinion of the inspector requires further investigation by an appropriate specialist.

Not Present Item not present or not found.

Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, was inaccessible, or disconnected at time of inspection.


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Entrance Hall

Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls Satisfactory Floor: Wood flooring Satisfactory Doors: External wood door with security screen Satisfactory Electrical: Ceiling lights working at time of inspection.

Corridor

Satisfactory Walls: Painted plastered walls Satisfactory Ceiling: Painted Satisfactory Floor: Wood flooring Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory Smoke Detector: Hard wired

Living Area Lounge Living Area

Minor Defect Window cover: Blinds - Blinds on the left side are faulty and stuck in the position illustrated. Maintenance required.

Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls Satisfactory Floor: Carpet over concrete Satisfactory Windows: Aluminum slider with fitted fly screen Further Investigation Electrical: Ceiling lights working at time of

inspection. 2 ceiling light globes need replacing.


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Living Area (Continued) Satisfactory HVAC Source: Ducted evaporative air conditioning noted but not tested.

Dining Area Living Area

Satisfactory Ceiling: Painted Minor Defect Walls: Painted plastered walls - Hairline crack noted above door. Minor plaster damage

below cornice. This is of no concern and would be the subject of periodic maintenance.

Satisfactory Floor: Wood flooring Satisfactory Doors: Aluminum Sliding door, Sliding door Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory HVAC Source: Ducted evaporative air conditioning noted but not tested.

Meals/Family Living Area

Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls Satisfactory Floor: Wood flooring Satisfactory Sliding Door Aluminum slider with security screen


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Living Area (Continued) Further Investigation Electrical: Ceiling lights working at time of inspection. 2 downlights and 1 wall light not

working

Kitchen Kitchen

Satisfactory Extractor Hood Fitted extractor with light, Functional at time of inspection. Further Investigation Electrical: Ceiling lights working at time of

inspection. 1 downlight not working

Satisfactory Sink: 1 and half Stainless Steel basin Satisfactory Sink waste: Stainless Steel Satisfactory Faucets/Traps: plastic fittings with p-trap Minor Defect Plumbing/Fixtures: chrome mixer - Minor pipe

knock when turning on/off the cold tap. Also very small leak on mixer.

Satisfactory Bench Tops: Laminate and composite materials Satisfactory Cabinets: Laminate and composite materials


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Kitchen (Continued) Minor Defect Pantry: Small & Walk-in - Hairline crack noted in

cornice. This is of no concern and would be the subject of routine maintenance.

Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls Satisfactory Floor: Wood flooring Satisfactory Doors: Hollow wood Satisfactory Windows: Aluminum slider with fitted fly screen Minor Defect Window Cover: Blinds - Blinds are faulty and

require repair/maintenance.

Satisfactory HVAC Source: Ducted evaporative air conditioning noted but not tested.

Bedroom Master Bedroom

Satisfactory Closet: Small & Walk-in Minor Defect Ceiling: Painted - Cracks noted above cornice. Although this is of immediate concern I

recommend this is filled to ensure the cornice remains secure and prevent any further deterioration.


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Bedroom (Continued)Ceiling: (continued)

Satisfactory Walls: Painted plastered walls Satisfactory Floor: Carpet over concrete Satisfactory Doors: Hollow wood Minor Defect Windows: Aluminum slider with fitted fly screen - Window latches don't latch and are

therefore are not secure. Repair recommended or install window locks to ensure house is secure.

Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory HVAC Source: Ducted evaporative air conditioning noted but not tested.

2nd Bedroom

Satisfactory Closet: Fitted Cupboards Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls Satisfactory Floor: Carpet over concrete Satisfactory Walls: Painted plastered walls Satisfactory Doors: Hollow wood Satisfactory Windows: Aluminum slider with fitted fly screen Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory HVAC Source: Ducted evaporative air conditioning noted but not tested.

3rd Bedroom

Satisfactory Closet: Fitted Cupboards


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Bedroom (Continued) Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls Satisfactory Floor: Carpet over concrete Satisfactory Doors: Hollow wood Satisfactory Windows: Aluminum slider with fitted fly screen Satisfactory Electrical: Ceiling lights working at time of inspection.

4th Bedroom

Satisfactory Closet: Fitted Cupboards Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls Satisfactory Floor: Carpet over concrete Satisfactory Doors: Hollow wood Satisfactory Windows: Aluminum slider with fitted fly screen Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory HVAC Source: Ducted evaporative air conditioning, noted but not tested.

Bathroom En-Suite Bathroom

Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls, Tiled Splash back Satisfactory Floor: Tile Satisfactory Doors: Hollow wood Satisfactory Windows: Aluminum slider with fitted fly screen Satisfactory Electrical: Ceiling lights working at time of inspection. Minor Defect Vanity/Cabinet: Wood, Laminate and composite

materials - Gaps noted between the bench top and the tiles/basin. Silicone recommended.

Satisfactory Sink/Washbasin: Ceramic single bowl Satisfactory Plumbing/Fixtures: hot and cold mixer Satisfactory Sink waste: Plastic fittings Satisfactory Faucets/Traps: plastic fittings with p-trap


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Bathroom (Continued) Minor Defect Shower/Surround: Tiled shower including tray with

curtain and partial glass screen - Generally the tiles/grout are in a satisfactory condition however there are gaps in the grout around the waste and I recommend that this is grouted to ensure that the tray is water tight.

Satisfactory Shower waste: Plastic fittings Satisfactory Plumbing/Fixtures: hot and cold mixer Satisfactory Toilets: Porcelain WC with plastic cistern and toilet seat Satisfactory Ventilation: Multi purpose extractor/heater operational at time of inspection

Family Bathroom

Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls, Tiled Splash back Satisfactory Floor: Tile Satisfactory Doors: Hollow wood Minor Defect Windows: Aluminum slider with fitted fly screen -

Window latch don't latch and are therefore is not secure. Repair recommended or install window locks to ensure house is secure.

Satisfactory Electrical: Ceiling lights working at time of inspection. Minor Defect Vanity/Cabinet: Wood, Laminate and composite


Satisfactory Sink/Washbasin: Ceramic single bowl Satisfactory Sink waste: Plastic fittings


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Bathroom (Continued) Satisfactory Plumbing/Fixtures: hot and cold mixer Satisfactory Faucets/Traps: plastic fittings with p-trap Minor Defect Shower/Surround: Tiled shower including tray with

curtain and partial glass screen - Cracked tile noted on shower plinth.

Satisfactory Shower waste: Plastic fittings Minor Defect Plumbing/Fixtures: hot and cold mixer - Very

slight leak noted on shower head.

Satisfactory Bath/Surround: Steel bath with brick surround and tile finish Satisfactory Bath waste: metal Satisfactory Plumbing/Fixtures: hot and cold mixer Satisfactory Ventilation: Multi purpose extractor/heater operational at time of inspection

Corridor

Satisfactory Walls: Painted plastered walls Satisfactory Ceiling: Painted Satisfactory Floor: Wood flooring Satisfactory Doors: Hollow wood Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory Smoke Detector: Hard wired


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Laundry Laundry Room/Area

Satisfactory Closet: Fitted Cupboards Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls, Tiled Splash back Satisfactory Floor: Tile Satisfactory Windows: Wood & glass Satisfactory Doors: Hollow Wood, Security screen fitted with fly net. Satisfactory Electrical: Ceiling lights working at time of inspection. Safety Hazard Electrical: Light switch - Cracks in the light switch.

I recommend this is reviewed by a licensed electrician.

Satisfactory Ventilation: ceiling air vent Satisfactory Laundry Tub: Stainless Steel laundry basin Satisfactory Plumbing/Fixtures: hot and cold mixer Satisfactory Faucets/Traps: plastic fittings with p-trap Satisfactory Cabinet: metal Satisfactory Floor drain: plastic

W/C Adjacent family bathroom WC

Satisfactory Walls: Painted plastered walls, Tiled Splash back Satisfactory Ceiling: Painted Satisfactory Floors: Tile Satisfactory Doors: Hollow wood Satisfactory Windows: Aluminum casement Satisfactory Toilets: Porcelain WC with plastic cistern and toilet seat Satisfactory Ventilation: No ventilation Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory Floor Drain: plastic


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Structure Satisfactory Structure Type: Brickwork Satisfactory Foundation: Concrete footings Satisfactory Differential Movement: Significant movement noted on the garage. Generally the house is

in a serviceable condition however there are structural defects on the attached garage as detailed in the Garage Section.

Satisfactory Joists/Trusses: Timber Satisfactory Floor/Slab: Concrete Slab

Roof Space Main Attic

Method of Inspection: In the roof space

Satisfactory Unable to Inspect: 60% - Limited safe access due to AC ducting.

Satisfactory Roof Framing: Timber Satisfactory Insulation: Batts - It was noted that there were several areas with no insulation.

Satisfactory Insulation Depth: 100mm Satisfactory Bathroom Fan Venting: Electric fan, vents into loft area.


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Roof Exterior Main Roof Surface

Method of Inspection: On main house roof

Satisfactory Unable to Inspect: 10%

Minor Defect Material: Concrete Interlocking - Generally the roof is in a serviceable condition although there are countless tiles with the corners broken off albeit not to the extent that this would cause a leak. The are a couple of broken tiles which require replacing. There are some isolated areas of ridge and hip tiles which would benefit from re pointing which can be carried out during the course of routine maintenance.

Type: Gable & Valley

Satisfactory Flashing: Lead Satisfactory Valleys: Preformed galvanized metal


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Roof Exterior (Continued) Approx Age: 30-35 years

Satisfactory Barge Boards on Gables Timber Satisfactory Plumbing Vents: PVC Minor Defect Gutters: Galvanized and painted - Generally the

gutters are in a serviceable condition however some corrosion was noted. I recommend maintenance is carried out to prolong the life of the guttering.

Satisfactory Rainwater Downpipes: Galvanized and painted

Roof Surface

Method of Inspection: On main house roof

Satisfactory Unable to Inspect: 10%

Satisfactory Material: Plastic Corrugated Sheets

Type: Gable

Approx Age: 5-10 years


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Plot/Site Satisfactory Driveway: Brick Satisfactory Paths Paver Minor Defect Boundary walls or piers Brick - Loose bricks noted

on the entrance wall. Repair or removal recommended.

Satisfactory Steps Stone Satisfactory Retaining Walls: Stone

Satisfactory Retaining Walls: Concrete posts and panels

Satisfactory Retaining Walls: Concrete limestone style


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Plot/Site (Continued) Minor Defect Retaining Walls: Stone - Some cracked mortar

joints and loose stones noted. Although of no immediate concern I recommend this wall is maintained during the course of routine maintenance.

Minor Defect Fences: Corrugated Fibre board or asbestos - Asbestos - I suspect that this fence is asbestos. It is not a requirement for the building inspection to report on asbestos in accordance with AS 4349.1 - 2007 however please note when disturbed or damaged asbestos is extremely hazardous to health. Regular maintenance to ensure exposed areas of asbestos are sealed is essential. Any specific inquiries relating to the handling and hazards of asbestos should be directed to a specialist contractor.

Exterior Items

Satisfactory Fascia: Galvanized and painted Satisfactory Soffits/Eaves: Particle board or asbestos Satisfactory Hose Bibs: 2 Wall mounted outside taps. Satisfactory Gas Meter: Exterior surface mounted.


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Exterior Items (Continued) Not Inspected Hot water Heater: Hot water heater noted but not tested. Hot water

was available at the property at the time of inspection.

Garage/Carport Front elevation Garage

Type of Structure: Attached Car Spaces: Double

Minor Defect Garage Doors: Manual Roller doors - Maintenance required.

Major Defect Walls: Brick - I've attached a selection of photos taken to help illustrate this significant defect on site. It appears that the brick panels between the piers were a subsequent addition as they have been built off the garage slab. It is reasonable to conclude that the stress fracture through the concrete may have occurred due to a combination of the weight of the wall on an unreinforced concrete slab which is inadequate for the additional load. The front brick pier appeared to be intact although the middle and rear brick piers appear to have buckled in half. As you can see from the photos the extent of the movement in the brick panels, 2 rear brick piers and the concrete slab is significant and certainly a major structural defect. You'll appreciate that I'm not currently able to determine how old this movement is but my visual inspection led me to believe that the movement is ongoing. I recommend that remedial options should are considered and further more invasive review may be necessary.


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Garage/Carport (Continued)Walls: (continued)


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Garage/Carport (Continued) Minor Defect Ceiling: Painted Hardy Board or Asbestos - Curiously the ceiling was level at the back of

the garage. However I noted the crack adjacent the rear middle pier feels forced from the other side of the ceiling. I wasn't able to access the roof above the garage and I recommend a more invasive inspection is considered to diagnose all of the issues and establish remedial action.

Major Defect Floor/Foundation: Concrete - There is a significant crack in the garage floor. The boundary side of the garage floor has dropped by up to 75mm in the length of a 4ft level and approx 100mm from the crack to the wall.


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Garage/Carport (Continued)Floor/Foundation: (continued)

Satisfactory Electrical: Ceiling lights working at time of inspection. Minor Defect Windows: Timber - Some of the timber of these

windows is rotten and will require replacement or repair albeit somewhat academic as the walls they sit on are not structurally sound.

Satisfactory Gutters: Galvanized and painted Satisfactory Downspipes: Galvanized and painted

Swimming Pool Behind home Swimming Pool

Not Inspected Type: Swimming pool noted but not inspected in Accordance with AS 4349.1 - 2007


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Fireplace/Wood Stove Lounge Fireplace

Not Inspected Freestanding Stove: Decorative/Wood burning

Smoke Detectors & RCD

Not Inspected RCD 2 RCD Present My visual inspection appeared to confirm that 2 RCD's were present at the property although no tests were carried out. Verification should be obtained from a licensed electrician.

Not Inspected Smoke Detectors - 2 Mains Operated at the property Responded audibly to the test button but electrical tests were not carried out. Verification should be obtained from a licensed electrician.


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Minor Defect SummaryNOTE: This summary represents the inspectors opinion based on a visual inspection prepared within the limitations and conditions specified in the Australian Standards AS 4349.1 - 2007 and Bestwest Buildings Terms & Conditions of Service. The summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Living Area 1. Lounge Living Area Window cover: Blinds - Blinds on the left side

are faulty and stuck in the position illustrated. Maintenance required.

2. Dining Area Living Area Walls: Painted plastered walls - Hairline crack noted above door. Minor plaster damage below cornice. This is of no concern and would be the subject of periodic maintenance.


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Minor Defect Summary (Continued) Minor Defect Summary (Continued)Kitchen

3. Kitchen Plumbing/Fixtures: chrome mixer - Minor pipe knock when turning on/off the cold tap. Also very small leak on mixer.

4. Kitchen Pantry: Small & Walk-in - Hairline crack noted in cornice. This is of no concern and would be the subject of routine maintenance.

5. Kitchen Window Cover: Blinds - Blinds are faulty and require repair/maintenance.

Bedroom 6. Master Bedroom Ceiling: Painted - Cracks noted above cornice. Although this is of immediate concern I

recommend this is filled to ensure the cornice remains secure and prevent any further deterioration.


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Bedroom (Continued)Ceiling: (continued)

7. Master Bedroom Windows: Aluminum slider with fitted fly screen - Window latches don't latch and are therefore are not secure. Repair recommended or install window locks to ensure house is secure.

Bathroom 8. En-Suite Bathroom Vanity/Cabinet: Wood, Laminate and composite



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Minor Defect Summary (Continued) Minor Defect Summary (Continued)9. En-Suite Bathroom Shower/Surround: Tiled shower including tray

with curtain and partial glass screen - Generally the tiles/grout are in a satisfactory condition however there are gaps in the grout around the waste and I recommend that this is grouted to ensure that the tray is water tight.

10. Family Bathroom Windows: Aluminum slider with fitted fly screen - Window latch don't latch and are therefore is not secure. Repair recommended or install window locks to ensure house is secure.

11. Family Bathroom Vanity/Cabinet: Wood, Laminate and composite materials - Gaps noted between the bench top and the tiles/basin. Silicone recommended.

12. Family Bathroom Shower/Surround: Tiled shower including tray with curtain and partial glass screen - Cracked tile noted on shower plinth.


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Minor Defect Summary (Continued) Minor Defect Summary (Continued)13. Family Bathroom Plumbing/Fixtures: hot and cold mixer - Very

slight leak noted on shower head.

Roof Exterior 14. Main Roof Surface Material: Concrete Interlocking - Generally the roof is in a serviceable condition

although there are countless tiles with the corners broken off albeit not to the extent that this would cause a leak. The are a couple of broken tiles which require replacing. There are some isolated areas of ridge and hip tiles which would benefit from re pointing which can be carried out during the course of routine maintenance.


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Minor Defect Summary (Continued) Minor Defect Summary (Continued)15. Main Roof Surface Gutters: Galvanized and painted - Generally the

gutters are in a serviceable condition however some corrosion was noted. I recommend maintenance is carried out to prolong the life of the guttering.

Plot/Site 16. Boundary walls or piers Brick - Loose bricks noted on the entrance

wall. Repair or removal recommended.

17. Retaining Walls: Stone - Some cracked mortar joints and loose stones noted. Although of no immediate concern I recommend this wall is maintained during the course of routine maintenance.

18. Fences: Corrugated Fibre board or asbestos - Asbestos - I suspect that this fence is asbestos. It is not a requirement for the building inspection to report on asbestos in accordance with AS 4349.1 - 2007 however please note when disturbed or damaged asbestos is extremely hazardous to health. Regular maintenance to ensure exposed areas of asbestos are sealed is essential. Any specific inquiries relating to the handling and hazards of asbestos should be directed to a specialist contractor.


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Minor Defect Summary (Continued)Garage/Carport

19. Front elevation Garage Garage Doors: Manual Roller doors - Maintenance required.

20. Front elevation Garage Ceiling: Painted Hardy Board or Asbestos - Curiously the ceiling was level at the back of the garage. However I noted the crack adjacent the rear middle pier feels forced from the other side of the ceiling. I wasn't able to access the roof above the garage and I recommend a more invasive inspection is considered to diagnose all of the issues and establish remedial action.

21. Front elevation Garage Windows: Timber - Some of the timber of these windows is rotten and will require replacement or repair albeit somewhat academic as the walls they sit on are not structurally sound.


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Major Defect SummaryNOTE: This summary represents the inspectors opinion based on a visual inspection prepared within the limitations and conditions specified in the Australian Standards AS 4349.1 - 2007 and Bestwest Buildings Terms & Conditions of Service. The summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

1. Front elevation Garage Walls: Brick - I've attached a selection of photos taken to help illustrate this significant defect on site. It appears that the brick panels between the piers were a subsequent addition as they have been built off the garage slab. It is reasonable to conclude that the stress fracture through the concrete may have occurred due to a combination of the weight of the wall on an unreinforced concrete slab which is inadequate for the additional load. The front brick pier appeared to be intact although the middle and rear brick piers appear to have buckled in half. As you can see from the photos the extent of the movement in the brick panels, 2 rear brick piers and the concrete slab is significant and certainly a major structural defect. You'll appreciate that I'm not currently able to determine how old this movement is but my visual inspection led me to believe that the movement is ongoing. I recommend that remedial options should are considered and further more invasive review may be necessary.


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2. Front elevation Garage Floor/Foundation: Concrete - There is a significant crack in the garage floor. The boundary side of the garage floor has dropped by up to 75mm in the length of a 4ft level and approx 100mm from the crack to the wall.


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Garage/Carport (Continued)Floor/Foundation: (continued)


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Safety Hazard SummaryNOTE: This summary represents the inspectors opinion based on a visual inspection prepared within the limitations and conditions specified in the Australian Standards AS 4349.1 - 2007 and Bestwest Buildings Terms & Conditions of Service. The summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Laundry 1. Laundry Room/Area Electrical: Light switch - Cracks in the light

switch. I recommend this is reviewed by a licensed electrician.


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Further Investigation SummaryNOTE: This summary represents the inspectors opinion based on a visual inspection prepared within the limitations and conditions specified in the Australian Standards AS 4349.1 - 2007 and Bestwest Buildings Terms & Conditions of Service. The summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Living Area 1. Lounge Living Area Electrical: Ceiling lights working at time of

inspection. 2 ceiling light globes need replacing.

2. Meals/Family Living Area Electrical: Ceiling lights working at time of inspection. 2 downlights and 1 wall light not working

Kitchen 3. Kitchen Electrical: Ceiling lights working at time of inspection. 1

downlight not working


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Documents

Pre Purchase Building Inspection · 2012. 5. 24. · Pre Purchase Building Inspection Bestwest Building Pty Ltd PO Box 2028, Churchlands, WA 6018 Inspection by Mark Lewer Builders