BUILDING INSPECTION REPORT€¦ · 1. hidden leaks and air leakage detected 2. areas of missing insulation detected 3. blocked weep holes detected 4. moisture content at surface levels

Address 3 Westleigh Way - NewlandsDate 7/3/17

Inspector Mike Winton

Certification Number IICRC Certified Technician #144810

Thermal Camera FLIR C2

Hygrometer Extech MO295

Moisture Sensors Trotec T3000

Testing standards Internachi Residential Standard

IICRC S500

Moisture detection depth 2cm's deep

Level of surety

Environmental testing Yes

Meth testing undertaken No

website www.buildingscience.kiwi

email [email protected]

contact 0275 57 87 66

BUILDING INSPECTION REPORT

Building Science Ltd - Certified Consulting Water Damage Technicians and Building Inspectors

http://www.buildingscience.kiwi

mailto:[email protected]

Property information generated on: Tue Mar 14 10:12:57 NZDT 2017

Here to helpIf you get stuck or need to ask a question, reach our friendlyCustomer Support Team on 0800 65 11 33 or [email protected]

3 Westleigh Way, Newlands, Wellington, 6037

Property overviewBedroom: 4 Building type: Residential-Dwelling-1960's

Bathroom: 1 Building age: 1964

Land area: 550 m2 Property ID (QPID): 972010

Suburb: Newlands Territorial Authority: Wellington City

Rating valuationA Rating Valuation is an indicative market value at the date of valuation that is updated every three years. Itincludes the Capital Value, floor area and construction materials. It can be helpful when comparing properties.

Valuation Date: 01/09/2015 Valuation Reference: 16780/26300Capital Value: $400,000 Floor Area: 180 m2

Land Value: $147,000 Site Area: 140 m2

Improvement value: $253,000 Carparks: 1Wall construction: Weatherboard Rateability: RateableRoof Construction: Steel/G-Iron Maori Land: NoTenure: Not Leased (Owner is

Occupier)Property Name: -

Zone: Residential 9A Ownership: IndividualUse: Single Unit excluding Bach Units 1

Disclaimer

The inspector believes the information contained within this home inspection report to be correct at the

time of inspection. The inspector does not accept responsibility for any consequences arising from the

use of the information herein. The report is based on matters which were observed or came to the

attention of the inspector during the day of the assessment and should not be relied upon as an

exhaustive record of all possible risks or hazards that may exist, or potential improvements that can be

made.

Building Science Ltd. is the testing entity, Mike Winton, your inspector, is an internationally certified

IICRC water damage remediation technician, and an Internachi certified home inspector, with over 20

years of experience in the insurance industry.

Building Science Ltd's terms and conditions can be found online at www.buildingscience.kiwi

Contact us on 0275 578766

www.buildingscience.kiwi

Expectations In the areas we can access and test, you can expect:

1. hidden leaks and air leakage detected

2. areas of missing insulation detected

3. blocked weep holes detected

4. moisture content at surface levels detected for the standard inspection

5. assessment of the house as a dry, moist or wet occupancy

6. visual determination of internal and external building envelope

It is assumed that there will be minor levels of wood decay beneath aluminium joinery, caused by the

limitations of aluminium joinery systems and the manufacturing ability in assembling the joinery. Current

thoughts on these systems indicate 20-40% of all joinery installed may leak on installation. "University of Auckland Leaky Homes Conference 2005"

It is assumed that there will be wear and tear of all floors, walls and furnishings, window stays, and

plumbing fixtures in proportion to the life of the building, unless noted otherwise, no further comment

will be made to normal wear and tear - only exceptions to this will be noted.

Not every building weakness may be able to be discovered while on site, and the inspection is

undertaken on that basis that you have understood, we might not be able to see and access all areas.

And you understand that issues may not be presenting in a manner to be noted, when the building was

inspected.

The inspection has been undertaken on the basis that you understand we will do our best effort, to

access all areas, to detect all issues, but that this is not always possible, and that you will not pursue

remedy for any matters, issues or defects we were unable to be detect while onsite.

Confidentiality Statement In order to maintain the integrity and credibility of the inspection processes and to protect the parties

involved, it is understood that the inspector will not divulge to unauthorised persons any information

obtained during this inspection unless legally obligated to do so.

Based on a survey conducted in Feb 2017, I am enclosing the following report.

Maintenance

There is no such thing as a "no maintenance" home, and there is unlikely to be one developed in our lifetimes. So remember, maintenance of a dwelling in always needed.

Dry Occupancy

The overall environmental readings taken, indicate the home is a “dry occupancy” with moisture entry and exit balanced, meaning the home is not hiding any hidden moisture within the building envelope on the date of inspection.

These readings can vary from day to day, but we could not see any other symptoms that indicate the house is carrying an abnormal moisture load.

For the age of the home, the house is in a great condition, it is spacious and warm. It is a fine example of a home built at that time. All of the building work seen would have been consented and passed inspection at time of build.

Any wear and tear seen is expected for its age, and if maintained as well into the future by its next owners, as it has been by its current owners, this home should not experience any undue premature problems.

There is indication of moisture entry in the basement next to the

Summary

The house is not a "leaky home."

It is performing as expected for a home of its age. All readings taken indicate the home is a dry occupancy with vapour fluctuations in all rooms being recorded at less than .4 kpa difference.

The home has been well built, there is nothing discovered to stop a willing buyer, and willing seller concluding a transaction.

Higher moisture readings against lower rear wall as expected as up against bank.

Thermal images all good.

Mike Winton for Steam Ltd. IICRC Certified Water Damage Technician #144810

R E P O R T S U M M A R Y

Type of home Stand alone house

The home is in good condition Yes

Is the dwelling a "leaky home"? No

The paint system is in good condition Yes

The cladding is in good condition Yes

There was no evidence of plumbing failure None was discovered

No roof leaks were discovered No leaks were discovered

Were there needs for repair discovered? No repair work necessary at this stage

Is there any external work to be done? None seen

Would the inspector advise against purchase? No

B U I L D I N G S U M M A R Y

Framing type light wooden framing

Cladding type weatherboard - wood

Is the cladding on a cavity system? No

Consented by Building Code prior to 2004

Gradient Sloping section

Condition of dwelling Well maintained

Unconsented building work discovered? none was discovered

Foundation type concrete pad

Joinery type known wooden joinery

Roofing style known corrugated iron

Balconies/Patios/Decks: timber framed

Underfloor Insulation not applicable

Occupancy status occupied and fully furnished

Orientation of dwelling North

Quality of workmanship and materials average

Evidence of structural damage was not observed

Condition of dwelling comparable to similar building above average

What is the driveway type? paved

What is the condition of the guttering? no defects seen

What is the condition of the down pipes? no defects seen

What is the condition of the roof? good condition

What is the type of sewer system? mains sewer

M B I E R I S K P R O F I L EYour dwelling

Number of storeys 1 storey - low risk

Roof wall Intersection Low risk - Roof-to-wall intersection fully protected (e.g. hip and gable roof with eaves

Eaves width Low risk - Greater than 600 mm for single storey

Envelope complexity Low risk - Simple rectangular, L, T or boomerang shape, with single cladding type

Wind zone high

Deck design Low risk - None, timber slat deck or porch at ground floor level

Your Dwellings Risk Profile Low

The MBIE Risk Profile is based on the experience of the Ministry of Business, Innovation and Employment's research into

risky design features in modern building designs.

Regardless, of the risk profile of your dwelling, the actual risk will depend on the quality of build, and the regular

scheduled maintenance performed.

Blaming a particular building style, material or method is simplistic at best. Ever since humans have built buildings, they

have leaked and failed. Regular scheduled maintenance is key for every dwelling built.

Everything built, and on the market now was consented at time of build, and the products and materials used in it,

approved for use and sale.

Design plays a huge part in a buildings performance, as does attention to detail and the skill of the builder.

Many products used in a dwelling only have a lifespan of 15 years.

Most homes are only expected to have a lifespan of 50 years.

So always consider where your dwelling fits in the time life cycle, and plan for regular scheduled maintenance.

C L A D D I N G T Y P E S

susceptible to brick weatherboard monoclad stucco concrete

cracking

thermal movement

moisture penetration at seals and joints

moisture absorption

aging of materials

paint failure

All building types are susceptible to different forms of failure, to protect against these known and predictable

failures. Owners need to plan for regular scheduled maintenance to prevent these predictable events from

threatening the lifespan of the building, and the health of the occupants.

L I F E S PA N O F B U I L D I N G C O M P O N E N T S

warranty manufacturer's product lifespan owner's expectation practical maintenance

period

Roof 25 years 25 years life of building 12 years

Cladding system 15 years life of building life of building 8 years

Paint limited 10 years until it's obvious 8 years

Aluminium joinery 5 years 15 years life of building 3-4 months

Trafficguard 15 years 15 years life of building 3-5 years

R E C O M M E N D E D M A I N T E N A N C E C Y C L E S

period use if missed

Weep holes in windows 3 months pipe cleaner damaged framing timber

Roof 12 years re-coat with similar coatings or materials water entry / rust

Paint annual soft wash lichen / algae / mould

Paint continued 8 years repaint entire house penetrations fail / moisture entry

Aluminium joinery 3 months soft wash and polish dulling of paint / mitres opening

Window rubbers 8 years replace damaged framing timber

Cracks in cladding when they appear professional moisture entry eventually

Traffic Guard Deck 3-5 years professional water entry when it fails

Butynol Deck check annually two pot adhesive water entry when adhesive fails

Tile Deck annually thermal imaging below deck moisture entry into areas below

best

better

acceptable

Non Invasive Probe Type: Used in most building inspections These results are based on a non invasive moisture sensor, getting readings 2cm's deep in a wall, possibly 14cm's thick.

This is giving a result based on readings close to the surface, and not against the cladding

Invasive 10 mm Probe Type: To follow up a high reading These results are based on invasive moisture probes, getting readings 10mm's deep in a wall, possibly 140mm's thick. This is giving an accurate moisture result based on readings 10mm into the surface building materials. This testing is more accurate than non invasive meters.

Invasive 130 mm Probe Type: Most reliable Results These results are based on invasive moisture probes, getting readings 130mm deep in a wall, possibly 140mm thick. This is giving an accurate moisture result based on readings 100mm into the surface building materials. This testing is the most accurate possible.

L E V E L S O F S U R E T Y

Levels of Surety - Moisture

The inspector will make the best effort to ascertain moisture levels in all areas of typical

entry.

The level of surety, depends on the method of moisture testing used.

The typical pre purchase building inspection, uses non invasive moisture meters, which

penetrate 20 mm's into the building materials.

This method will detect areas where the moisture has moved from the cladding through

to the internal coverings.

If the skirting / window sill is 1 cm thick and gib board is one cm thick, it often means that

the internal framing is not reached, so this level of test will only allow the detection of

heavy moisture penetration, that has penetrated from wall through to edge of internal

walls.

This is the testing method the inspection industry is based on, and if supported with

thermal imaging and environmental readings should provide a two star level of surety in

well built homes. This is the standard testing method in our $550 test

Our preferred method as water damage technicians for detecting water entry is invasive

testing, this requires drilling two 6 mm holes, 13 cm's deep, into chosen locations to

detect moisture content of timber 1 cm away from the external cladding. This is the

"gold standard" of moisture testing, and provides five star surety in the areas tested.

Testing this way starts at $1,200.00 and requires written permission from the building

owner, in advance of drilling.

retaining wall in good condition

moisture content for house on internal walls between 11-13% - these are safe levelsNo risk of mould - 31 year life expectancy of framing timbers at these readings

clean and repaint chimney

decayed timber to replace against garage windows

repaint lower concrete nib walls

treat rust stains

seal mitres during next paint

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Building Science Ltd

Verifiable Data in every reportReport created by my FLIR Tools iPhone app

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rotten timber around garage window

rotten timber around garage window

clean and paint chimney



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clay drainage evident



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rust stains



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seal when next painted



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BUILDING INSPECTION REPORT€¦ · 1. hidden leaks and air leakage detected 2. areas of missing insulation detected 3. blocked weep holes detected 4. moisture content at surface levels

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