Pre-Purchase Structural Plus Inspection Report · .....Perth Property Inspections - Comprehensive Reports, Professional Advice, Peace of Mind Pre-Purchase Structural Plus Inspection

.......Perth Property Inspections - Comprehensive Reports, Professional Advice, Peace of Mind

Pre-Purchase Structural Plus Inspection Report

Cover Page

14 Sample St, Somewhere, 6000

Inspection prepared for: Sample REPORT Date of Inspection: 23/8/2012 Time: 2pm

Age of Home: 18 years Weather: Fine

Inspector: Steve MillerWA Builders Registration No. S1409

Phone: 0425 066 834Email: [email protected]

www.perthpropertyinspections.com.au

Perth Property Inspections 14 Sample St, Somewhere

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Report SummaryReport Summary

The summary below consists of significant findings. The summary is not a complete listing of all thefindings in the report, and reflects only the opinion of the inspector. Please review all of the pages ofthe report as the summary alone does not explain all the issues. If there are no items listed below, it indicates that there are no items that require immediateattention.KitchenPage 13 Item: 4 Cook top &

Rangehoodcondition

• The rangehood light or fan did not operate when testedusing normal user controls

GroundsPage 31 Item: 6 Patio Enclosure • Two of the post supports have rusted through and are no

longer connected to the footingPool/SpaPage 35 Item: 1 Gate & Fence

Condition• Timber gate did not self close at minimum arc of operation. Itappears the brush wood cladding could be stopping the gatefrom closing. Suggest to trim back the cladding.


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An Overview of the Home Inspection A Home Inspection is a non-invasive visual examination of a residential home, performed for a fee, which is designed toidentify observed material defects within specific components of the home. It is intended to assist in evaluation of theoverall condition of the home. The inspection is based on observation of the visible and apparent condition of thestructure and its components on the date of the inspection and not the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observedon the day of the inspection. An Inspection report shall describe and identify in written format the inspected systems, structures, and components ofthe home and shall identify material defects observed. Inspection reports may contain recommendations regardingconditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is notrequired. Within the report you will find items in RED. These are items which have been flagged as deficient and require attention.For your safety and liability, we recommend that you hire only licensed contractors when having any work done. Note: If there are no comments in RED below, there were no CRITICAL system or safety concerns with this property atthe time of inspection. Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over anyquestions you may have. Remember, when the inspection is completed and the report is delivered, we are still availableto you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portionof the structure. Important - Please Read CarefullyYou will note in the report there is set of boxes next to each section with the following written options across the top: INSP - NINSP - MAINT - MONIT - DEFICThese are the definitions of these terms which may be selected: INSP - INSPECTED: This term means the inspector visually observed the item, component or unit and if no othercomments were made then it appeared to be functioning as intended allowing normal wear and tear. The notation doesnot mean that the item is perfect but does meet a reasonable standard for the age of the building, system or componenton the day of inspection. NINSP - NOT INSPECTED: An area, system, component or condition that is listed as deferred is one that could not beoperated or inspected on the day for the reason stated in the report, and may require further evaluation. These may alsobe items outside our standard of practice, inaccessible or not functional. If required deferred items should be checkedprior to settlement during the pre-settlement inspection. MAINT - MAINTENANCE: A system or component requiring maintenance appears to be functioning as intended, butwould benefit from minor repair, service, maintenance or improvement at this time. This may include patching, painting,cleaning, or in some instances a system service by an appropriate specialist. MONIT - MONITOR: An area, condition, system or component that is in need of monitoring appears to be functioning asintended and capable of safe usage in its present condition; however, the inspector's suggests evaluation in the futurewhich would confirm if further action is required. DEFIC - DEFICIENT: A system or component that is marked deficient is one that did not respond to user controls, wasnot able to be safely used, was not functioning as intended, or was otherwise defective. These may be items that areincomplete or have imperfections and with further evaluation these items may (or may not) be found to be materialdefects. Your inspector does NOT prioritise or emphasise the importance of one deficiency over another. Generaldeficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, andunsuitable installation.


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Inspection Details 1. Attendance

In Attendance: Client present • Agent present

2. OccupancyOccupancy: Occupied - Furnished • The utilities were on at the time ofinspection. • Moderate to heavy personal and household items observed. •Access to some items such as: electrical outlets/receptacles, windows,wall/floor surfaces, and cabinet interiors may be restricted by furniture orpersonal belongings. Any such items are excluded from this inspectionreport.

3. Environmental ConcernsHome Type: We are not trained or appropriately qualified to provide you withany information with regards to rodents, pests, termites and other wooddestroying insects or organisms, or the possibility of hidden damage orpotential health hazards caused by the presence of same.We therefore recommend that you have the home inspected for theseconditions by an appropriately qualified and licensed pest control company toconduct a pest inspection in accordance with the latest revision of AS 4349.3


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Structural Summary 1. Summary

Materials:

As requested, I have conducted a visual structural inspection of theresidence. The inspection and this report has been undertaken inaccordance with the Perth Property Inspections Terms & Conditions. Termsand conditions are advertised on Perth Property Inspections website.

A comparison of this and other structures of similar age and level ofmaintenance would rate this building as good.

Generally, this residence appears to be in satisfactory structural condition.• Some issues that are considered minor from the viewpoint of structuralintegrity or are preventative in nature, are addressed under the variousheadings below.


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Property Information 1. Observation

Materials: Detached • Single family home • Single storey home

2. OrientationMaterials: East facing

3. Property ObservationINSP NINSP MAINT MONIT DEFIC

XMaterials: This report is not a certificate of compliance for council regulations,ordinance or by-laws, or correct boundary placement. • This report does notcover the detection and identification of illegal or unauthorised building,plumbing or electrical work.Observations:• The property seems to be in good condition for it's age and appears to bewell maintained and tidy in appearance.

4. MaterialsMaterials: Double brick and metal roofing • Double carport with panelift door


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Internal Areas Internal areas consist of all other internal areas other than bathrooms, kitchen &laundry which arecover in other areas in this report. Internal areas usually cover bedrooms, study, hallways, livingareas &foyer. The inspector is performing a visual inspection of all exposed walls, ceilings and floors.Doors and windows will also be investigated for damage and normal operation. This inspection will report on visible damage, wear and tear, and moisture problems if seen. Personalitems in the rooms may prevent the inspector from viewing all areas, as the inspector will not movepersonal items including furniture, linen or cupboard contents, carpet and rugs. We also do notcomment of cosmetic deficiencies.1. Floors ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Carpet is noted to the bedrooms • Ceramic tile is noted to thekitchen, dining, family room & halls • Floating laminate floor noted to thelounge room and study nookObservations:• No major system safety or function concerns noted at time of inspection.

2. Wall ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Painted rendered plaster walls noted.Observations:• No major system safety or function concerns noted at time of inspection.• Some areas not accessible due to stored personal items.• Small cracking in the wall finish noted. This is minor maintenance work andis probably caused by settlement of the structure over time.

Typical settlement cracks3. Ceiling ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: There are plasterboard ceilings noted.Observations:• No major system safety or function concerns noted at time of inspection.

4. Window ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Aluminum framed sliding window noted.Observations:• The windows that were tested, are functional.• No internal locking mechanism was on Bed 4 window


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Bed 4 window did not have internal locking mechanism5. DoorsINSP NINSP MAINT MONIT DEFIC

XObservations:• All accessible doors were operated and appeared functional at the time ofinspection.• The cupboard door in the laundry was missing the striker plate.

6. LinenINSP NINSP MAINT MONIT DEFIC

XObservations:• In the main bedroom wir was noted minor settlement cracks. These can bepatched and painted


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Main Bedroom walk in robe7. Smoke DetectorsINSP NINSP MAINT MONIT DEFIC

XObservations:• Located in the hallway outside the bedrooms.• Testing of smoke detectors is limited to pushing the "Test" button andchecking that they are hardwired. The inspector does not check theoperational workings of the detector.

In hall outside rear bedrooms Ourside main bedroom


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Bathroom Bathrooms can consist of many features from spa tubs and showers to toilets and bidets. Because ofall the plumbing involved it is an important area of the house to look over. Moisture in the air andleaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector willidentify as many issues as possible but some problems may be undetectable due to problems withinthe walls or under the flooring..Note: Australian Standards C4.2 State: In cases where services have not been used for some timeprior to the inspection being carried out, such conditions may inhibit the detection of defects such asdampness caused by water leaks.1. CabinetsINSP NINSP MAINT MONIT DEFIC

XObservations:• Most not accessible due to stored personal items.• Appeared functional and in satisfactory condition, at time of inspection.

2. Bench TopsINSP NINSP MAINT MONIT DEFIC

XObservations:• Laminate tops noted.• There is normal wear noted for the age of the counter tops.

3. SinksINSP NINSP MAINT MONIT DEFIC

XObservations:• No deficiencies observed.• Operated normally, at time of inspection.


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4. Ceiling ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: There are plasterboard ceilings noted.Observations:• No deficiencies noted

5. Floor ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Ceramic tile is noted.Observations:• No deficiencies noted

6. WallsINSP NINSP MAINT MONIT DEFIC

XObservations:• Ceramic tile noted to shower and bath, painted walls to rest


XMaterials: Aluminum framed fixed window noted.Observations:• No deficiencies noted• Window missing internal locking mechanism

No internal locking mechanism on ensuite window


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8. Exhaust FanINSP NINSP MAINT MONIT DEFIC

XObservations:• The bath fan was operated and no issues were found.

9. ShowersINSP NINSP MAINT MONIT DEFIC

XObservations:• **SHOWER BASE**• functional• **SHOWER TAP**• Appears functional hot & cold water at rose

10. Bath TubsINSP NINSP MAINT MONIT DEFIC

XObservations:• Bath tub• No deficiencies noted


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11. Shower ScreenINSP NINSP MAINT MONIT DEFIC

XObservations:• Curtain on curtain rail noted in main bathroom no curtain in ensuite• The shower enclosure was functional at the time of the inspection.

12. ToiletsINSP NINSP MAINT MONIT DEFIC

XObservations:• Operated when tested. No deficiencies noted.


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Kitchen 1. CabinetsINSP NINSP MAINT MONIT DEFIC

XObservations:• Most not accessible due to stored personal items.• No deficiencies observed on all kitchen cabinets.

2. Bench TopsINSP NINSP MAINT MONIT DEFIC

XObservations:• Laminate tops noted.

3. SinksINSP NINSP MAINT MONIT DEFIC

XObservations:• Stainless steel sink noted with water mixer taps

4. Cook top & Rangehood conditionINSP NINSP MAINT MONIT DEFIC

XObservations:• Gas cook top noted.• All heating elements operated when tested.• The rangehood light or fan did not operate when tested using normal usercontrols


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Rangehood did not work5. OvenINSP NINSP MAINT MONIT DEFIC

XObservations:• Electric Oven operated when tested.


XMaterials: Ceramic tile is noted.Observations:• No deficiencies noted.


XMaterials: Plaster walls noted.Observations:• Some areas not accessible due to stored personal items.


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Above overheads settlement cracks Above overheads settlement cracks8. Ceiling ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: There are plaster ceilings noted.


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Laundry 1. CabinetsINSP NINSP MAINT MONIT DEFIC

XObservations:• Stainless steel sink and cabinet noted

2. Wash BasinINSP NINSP MAINT MONIT DEFIC

XObservations:• No deficiencies noted at time of inspection


XMaterials: Ceramic tile is noted.Observations:• No deficiencies noted


XMaterials: Plaster walls noted.Observations:• No deficiencies noted

5. Ceiling ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: There are plaster ceilings noted.Observations:• No deficiencies noted


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Air Conditioner 1. Air Conditioner ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: The air conditioner is located on the roofMaterials: Electric evaporative air conditioner.Observations:• The inspection of the air conditioner is limited to turning the unit on andchecking that air comes out of the ducts and that there are no leaks in theduct work within the internal roof space. The air conditioner was inspectedusing the normal operator controls and there were no deficiencies noted.• It is recommended that the air conditioner unit is serviced each year by aqualified service technician.


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Water Heater 1. Water HeaterINSP NINSP MAINT MONIT DEFIC

XObservations:• The gas water heater appears functional.• The testing of the water heater is limited to checking that hot water isevident when internal taps are turned on.


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Garage 1. Roof ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Roofing is the same as main structure.Materials: Rolled metal roofing noted.Observations:• No major system safety or function concerns noted at time of inspection.


XMaterials: Bare concrete floors noted.Observations:• No major system safety or function concerns noted at time of inspection.

3. Garage Door ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: One - double powdercoated rolled metal, sectional door noted.Observations:• No deficiencies observed.

4. Garage Opener StatusINSP NINSP MAINT MONIT DEFIC

XObservations:• Appeared functional using normal controls, at time of inspection.


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Electrical Compulsory RCDs (Safety Switches) for Residential Properties New legislation comes into effect on 9 August 2009 by the West Australian state government toenforce owners and landlords to install two RCDs to each residential property if one or both are notin existence. Owner-occupied residents will require the installation to occur prior to the transfer of the title or nolater than 24 months after the legislation comes into effect. In the case of a rental property the installation will be required prior to entering into a tenancyagreement with a new tenant or making the property available for rent, lease or hire. This legislationalso applies to switchboards servicing common property. Compulsory Mains Powered smoke Alarms New legislation comes into effect on 1st October 2009 by the West Australian state government toenforce owners and landlords to install hard wired smoke alarms to all residential properties beingsold or made available for lease.Battery operated smoke alarms will no longer be sufficient. Where a hard wired alarm cannot be fitted –such as flats or units with concrete ceilings –long lifelithium battery operated smoke alarms must be installed. Smoke alarms must be installed in each level of a building on or near the ceiling or in the area of thestairway according to Australian Building Codes 3.7.21(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.All electrical contractors who install hard-wired smoke alarms will be required to place a sticker in theswitchboard advising the work performed. Disclaimer:It should be stated that we are not registered plumbers or electricians and observations made are notthose of qualified plumbers or electricians. If any further information is required we recommend contacting an appropriately licensed contractor.1. Electrical PanelINSP NINSP MAINT MONIT DEFIC

XLocation: There is an underground service lateral noted.Location: No Sub Panels located.Observations:• No major system safety or function concerns noted at time of inspection atmain panel box.• Vegetation was covering the meter box and gas box making it very difficultto view properly. Suggest to trim back vegetation to enable access.


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Vegetation covering meter box2. Power PointsINSP NINSP MAINT MONIT DEFIC

XObservations:• Note : We do not disconnect electronic equipment to test the powerpoints.An electric meter is used to test the correct wiring of powerpoints and noproblems were found at time of inspection.

3. Lights & SwitchesINSP NINSP MAINT MONIT DEFIC

XMaterials: Light fittings were tested using the appropriate switch and noissues were detected.


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Roof 1. Roof ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Roofing is pitched with gables and valleys noted.Materials: Powdercoated rolled metal roofing noted.Observations:• No major system safety or function concerns noted at time of inspection.

2. Facia & GutterINSP NINSP MAINT MONIT DEFIC

XObservations:• The gutters should be regularly cleared of debris to ensure the proper flowof water from the roof. If necessary, install Gutter Guard or a similar productto prevent the outlets from becoming blocked.• Gutters near the front entry, laundry & pool area had rusted through andhave previously been patched and painted which is now starting to fail.Suggest replacement of rusted sections of gutter.

Front entrance gutter rusted through Gutter rusted through


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Gutter rusted through3. FlashingINSP NINSP MAINT MONIT DEFIC

XObservations:• Metal flashings noted and appeared functional.• Flashings around vent pipes are mastic covered, the mastic has hardenedand is no longer working as intended. Recommend re-sealing all through theroof vents and projections as a part of routine maintenance.

Sealant has perished Sealant has hardened and perished


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Internal Roof Space Inspection of the roof space is limited to areas accessible to the inspector. Areas restricted includeeaves due to the low pitch. Damage and or defects may be present and not be detected in areaswhere visual inspection was limited, obstructed or access could not be gained. Our inspection doesnot warrant or guarantee the roof against leakage.1. AccessINSP NINSP MAINT MONIT DEFIC

XObservations:• Access at hallway ceiling.• Damage noted at side of access hole which had been patched using papertape. Suggest this area needs to be patched and painted

2. StructureINSP NINSP MAINT MONIT DEFIC

XObservations:• No major system safety or function concerns noted at time of inspection.• The roof frame is constructed from timber and is in a sound overallcondition


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3. Insulation ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Loose fill insulation noted.Observations:• Insulation depth of 100mm - R2.5• Insulation appears adequate.


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Exterior Areas 1. DoorsINSP NINSP MAINT MONIT DEFIC

XObservations:• Appeared in functional and in satisfactory condition, at time of inspection.


XObservations:• Components appeared in satisfactory condition at time of inspection.• Some window screens were damaged.

Fly screen damaged Bed 3 Flyscreen damaged3. External Wall ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Double brick walls.Observations:• No major system safety or function concerns noted at time of inspection.

4. Eaves & FaciaINSP NINSP MAINT MONIT DEFIC

XObservations:• Lumex strip has perished causing eave sheet to drop. Recommendinstallation of new lumex strip.• Peeling paint observed, suggest scraping and painting as necessary.


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Eave Paint peeling Lumex strip has perished and eave has dropped


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Foundation Grading and drainage are probably the most significant aspects of a property, simply because of thedirect and indirect damage that moisture can have on structures. More damage has probablyresulted from moisture and expansive soils than from most natural disasters. Also, there should begutters and downpipes that discharge away from the building. Minor settlement or “hairline” cracks in drives, walks or even foundations are are normal forproperties of any age. Note that any light weight wall cladding especially composition or hardboard cladding must be closelymonitored. Even modern composition wall cladding and, especially, trim, is particularly vulnerable tomoisture damage. All seams be must remain sealed and paint must be applied periodically(especially the lower courses at ground level). It is imperative that continued moisture be kept fromit, especially from sprinklers, rain splash back or wet grass. Swelling and deterioration mayotherwise result. Vegetation too close to the home can contribute to damage through root damage to the foundation,branches abrading the roof and siding, and leaves providing a pathway for moisture and insects intothe home.1. Slab FoundationINSP NINSP MAINT MONIT DEFIC

XObservations:• Concrete slab not visible due to floor coverings.• No deficiencies were observed at the visible portions of the structuralcomponents of the home.

2. Foundation PerimeterINSP NINSP MAINT MONIT DEFIC

XObservations:• Foundations can be subject to various forms of movement such as wettingand drying causing shrinkage and expansion or earth movement.This manifests in the building fabric by cracking or causing windows anddoors not to operate efficiently. The inspector found no evidence offoundations damage.


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Grounds 1. Driveway and Path ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Paved driveway & paths notedObservations:• Driveway in good shape for age and wear. No deficiencies noted.

2. GradingINSP NINSP MAINT MONIT DEFIC

XObservations:• Lot grading and drainage have a significant impact on the building, simplybecause of the direct and indirect damage that moisture can have on thefoundation. It is very important, therefore, that surface runoff water beadequately diverted away from the home. Lot grading should slope away andfall a minimum of one (1) inch every foot for a distance of six (6) feet aroundthe perimeter of the building.• The exterior drainage is generally away from foundation.

3. Vegetation ObservationsINSP NINSP MAINT MONIT DEFIC

XObservations:• Prune or remove any plants that are in contact or proximity to home toeliminate pathways of wood destroying insects.• Trees that grow too close, or overhang property, should be trimmed back.This will help reduce the frequency of having to clean out the gutters, whichshould be done on a regular basis.


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4. Fence ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Super 6Observations:• Fence damaged.• No major system safety or function concerns noted at time of inspection.

5. Patio FloorINSP NINSP MAINT MONIT DEFIC

XObservations:• Patio is paved.

6. Patio EnclosureINSP NINSP MAINT MONIT DEFIC

XObservations:• Some of the brick piers under the timber posts have movements cracks inthem. Suggest the mortar joins are re-pointed• Two of the post supports have rusted through and are no longer connectedto the footing


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No connection to footing

7. Patio and Porch ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Patio is a timber structure with no roof coveringObservations:• Some fixings are rusted and should be replaced• Some wood rot is present in the rafters which are currently serviceable butwill need to be replaced in the short term.• Tops of the timber structure has not been painted or sealed which hasaided in the deterioration and timber rot that is evident in the structure.


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Fixings have rusted

Wood rot present Top of rafters unpainted8. Main Gas Meter ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: North side.Observations:• Meter located at exterior. All gas appliances have cut-off valves in line ateach unit. No gas odors detected.


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9. PlumbingINSP NINSP MAINT MONIT DEFIC

XMaterials: Metal downpipes notedObservations:• Some downpipes drained beside the footings which can lead to settlementcracks forming if the footing is undermined. It is always best to have waterdrain away from the foundations into a soakwell or similar. If cracks start toappear in these areas divert water away from the foundations


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Pool/Spa 1. Gate & Fence ConditionINSP NINSP MAINT MONIT DEFIC

XMaterials: Aluminium fencing. • Aluminium gate. • External windows openinto the pool area.Observations:• Timber gate did not self close at minimum arc of operation. It appears thebrush wood cladding could be stopping the gate from closing. Suggest to trimback the cladding.

Gate does not self close2. Structure ConditionINSP NINSP MAINT MONIT DEFIC


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Thank You Thank you for the opportunity to undertake this inspection for you. We value your comments and suggestions as well as any positive feedback. You can do this by sending me an email to [email protected] Free free to refer us to any family or friends that would benefit from our services. We can assure youthat they will receive the highest level of service and attention. If you have any questions or require further information please do not hesitate to contact me directly. Thank you once again. Regards Steve MillerProperty InspectorPh. 0425 066 834

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Pre-Purchase Structural Plus Inspection Report · .....Perth Property Inspections - Comprehensive Reports, Professional Advice, Peace of Mind Pre-Purchase Structural Plus Inspection