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Independent Building Inspection

Bestwest Building Pty LtdPO Box 2028, Churchlands, WA 6018

Inspection by Mark LewerBuilders Registration No 13099

Site Address - Alternative Photo, Not Subject Property

Table of Contents

General Information 2

Terms & Conditions of Service 3

Definitions 8

Entrance Hall 9

Living Area 9

Kitchen 11

Outbuilding 13

Bedroom 14

Bathroom 17

Stairs 23

Laundry 24

W/C 24

1st Floor Landing 26

Structure 27

Roof Space 27

Roof Exterior 34

Plot/Site 36

Exterior Items 38

Garage/Carport 39

Smoke Detectors & RCD 39

Invoice 40

Receipt 41

Summary 42

Bestwest Building Pty LtdBestwest 2012.54 PC Example

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Bestwest Building Pty Ltd

General Information

Property Information Property Address Site Address - Alternative Photo, Not Subject Property Contact Name Julie at The Building Company Phone 0000 0000

Client Information Client Name Mr & Mrs Owner Client Address 2 Current Street, Murdoch WA 6150 Phone 0000 111 222 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 2012.54PC Amount Received $$$

Conditions Estimated Age New Inspection Date 24th May 2012 Start Time - 9.35am End Time - 1.10pm Electric On - Yes Gas/Oil On - Yes Water On - Yes Temperature - 20C Weather - Sunny with some cloud. Soil Conditions Damp Space Below Ground - None Building Type - 2 storey family home. Garage - Attached Double Sewage Disposal - City. How Verified - Visual Inspection. Water Source - City. How Verified - Visual Inspection.


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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 Owner Address: 2 Current Street, Murdoch WA 6150

Property Address: Site Address - Alternative Photo, Not Subject Property

Definitions - "BWB" means Bestwest Building Pty Ltd ACN 143 759 611. 1. The client, upon making the booking for a Property Inspection or other Building Report, acknowledges having 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. The 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. Unless otherwise agreed in writing, a credit card authorization for the full fee is required at the time of booking. Only a deposit of $100 will be processed on receiving the booking. The balance will be processed on delivery of the report. In the event of booking cancellation a fee up to $100 may apply unless a minimum of 72 hours' notice is given. If a credit card authorization fails, payment is due forthwith. 6. If credit is provided, payment is due within 14 days of BWB issuing a valid tax invoice. 7. If the client pays by cheque, the cheque shall not discharge the client's obligation to pay until the cheque clears. 8. If any money remains unpaid after the due date, the client shall: (a) pay 15% per annum simple interest on the overdue amounts from the due date; (b) pay an administrative fee of $30.00 for each reminder letter sent by BWB seeking payment of an overdue account; and (c) fully indemnify BWB for any expenses incurred by BWB in recovering any overdue amounts, e.g. debt recovery or legal expenses. 9. The report is not a certificate that the property complies within the requirements of any Act, regulation,


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Terms & Conditions of Service (Continued)ordinance, local law or by-law, and is not a warranty against problems developing with the building in the future. The report does not include the identification of unauthorized building work or of work not compliant with building regulations. 10. 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. 11. The inspection shall comprise of a visual assessment of the property to identify major defects, minor defects and safety hazards and to form an opinion regarding the general condition of the property at the time of inspection. 12. 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 life of the building and 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 nor all minor defects, however, a poorly maintained residence may have more 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. Further Investigation - is a defect or possible defect that, in the opinion of the inspector, requires further investigation by an appropriate specialist. 13. Description of typical damage and required repair for Cracking in Masonry. a) Hairline Cracks - width less than 0.1mm - None 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


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Terms & Conditions of Service (Continued) 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). 14. Please note the criteria against which the subject building will be assessed. In the 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. 15. 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. 16. The inspection is not intended to include an assessment of all of the building elements and or materials in the property. 17. AREAS TO BE INSPECTED - 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. 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. 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. 18. AREAS THAT WILL NOT BE INSPECTED - Inaccessible parts of the property or areas which are not reasonably visible or safely accessible, including but not limited to: (a) confined spaces; (b) excessively high roofs (must be accessible from a 3.6m ladder placed on the ground); or (c) 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.


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Terms & Conditions of Service (Continued) 19. 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. 20. Please note our reports do not give or imply any warranty or guarantee and are merely an opinion of the inspected property. 21. 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. 22. 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, including but not limited to the following: a) The identification of toxic material on site to include asbestos; b) Swimming Pools, spas, rain or grey water tanks; c) Drainage systems or underground 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; and h) Security systems. 23. 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 approximate 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. 24. 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. 25. 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. 26. BWB reports are not pest inspections and we recommend a specialist Termite Inspection Company carries out an Inspection.


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Terms & Conditions of Service (Continued) 27. The report remains the property of BWB until paid for in full. 28. BWB guarantees: - to provide our services in a proper and workmanlike manner; and - that our services will be fit for purpose. 29. If there is a major failure with the service we provide, you may be able to get a full refund. 30. If there is a minor problem with any of the services we provide, you can't cancel and demand a refund immediately. You must give us an opportunity to fix the problem: - free of charge, and - within a reasonable time. 31. We may not have to fix a problem with the services if the problem arises as a result of: - what someone else said or did (excluding our agents or employees); or - something that is beyond our control and that happened after we provided the services to you. 32. We also may not have to provide you with a remedy if you leave it too long to complain. Please notify BWB within a month of receiving your report. 33. You are not entitled to a refund if you simply change your mind. 34. 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. 35.This report may give reference to information contained within the Australian standards. Where reference to the Australia Standards is given the material is Standards Australia Ltd copyrighted material that is distributed by SAI Global on Standards Australia Ltd's behalf. It may be reproduced in accordance with the terms of SAI Global Ltd's Licence 1307-c140-2 and 1402-c114. All licensed copies of this document must be obtained from the Licensee. Standards Australia Ltd's material is not for resale, reproduction or distribution in whole or in part without written permission from SAI Global Ltd: tel +61 2 8206 6355 or [email protected] Bestwest Building Pty Ltd. - Amended reproduced under copyright Licence number 1307-c140-2 and 1402-c114.

Signature Inspection Date: 24th May 2012


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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.

BCA Non Compliance A defect or possible defect identified during construction or recently completed buildings that in the opinion of the inspector should be in accordance with the Building Code of Australia, the relevant Australian Standard or according to the Manufacturers Specifications.

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

Minor Defect Closet: Fitted Cupboards - Nail damage not made good in these finished shelves.

Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls Satisfactory Floor: Concrete Satisfactory Doors: External wood door with glazing Satisfactory Electrical: Ceiling lights working at time of inspection. Not Present Smoke Detector: Hard wired

Living Area Meals/Family Living Area

Satisfactory Ceiling: Painted Minor Defect Walls: Painted plastered walls - Inferior plaster

finish not made good prior to painting on window reveal.

Minor Defect Doors: French doors, Wood & Glass - These French doors are noticeably twisted. 2 dents noted in the door frame.


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Living Area (Continued)Doors: (continued)

Satisfactory Floor: Concrete Satisfactory Door Aluminum slider with fitted fly screen Satisfactory Windows: Aluminum slider with fitted fly screen Satisfactory Electrical: Ceiling light and fan operational at time of inspection. Satisfactory HVAC Source: Ducted Reverse Cycle Air Conditioning Noted but not tested. Not Present Smoke Detector: Hard wired

Theatre Room Living Area


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Living Area (Continued) Further Investigation Ceiling: Painted - I presume these holes are work

in progress for speakers.

Satisfactory Walls: Painted plastered walls Satisfactory Floor: Concrete Satisfactory Doors: Hollow wood Satisfactory Windows: Aluminum casement with fly screen Satisfactory Electrical: Ceiling light and fan operational at time of inspection. Satisfactory HVAC Source: Ducted Reverse Cycle Air Conditioning Noted but not tested.

Kitchen Kitchen

Minor Defect Extractor Hood Fitted extractor with light - Extractor not operative at time of inspection and not properly vented. See roof space section for fluming details.

Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory Sink: Double Bowl Stainless Steel basin Satisfactory Sink waste: Stainless Steel Satisfactory Faucets/Traps: plastic fittings with p-trap Further Investigation Plumbing/Fixtures: chrome mixer - Low pressure

noted, adjustment required.


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Kitchen (Continued) Minor Defect Bench Tops: Corian style - Dirty marks or surface damage noted to the surface of the

bench top. Red stains noted on silicone.

Satisfactory Cabinets: Laminate and composite materials Satisfactory Pantry: Fitted Cupboards Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls, glass splash back Satisfactory Floor: Concrete


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Kitchen (Continued) Minor Defect Sliding Door Aluminum slider with fitted fly

screen - I note that a substantial angle (80-100mm) has been fitted to the head of frame presumably because the frame was too small. Aphetically this is noticeable, results in loss of light from reduced glass and creates a cold spot at head of frame. This angle is more than would be reasonably expected.

Satisfactory Windows: Aluminum casement Not Inspected Smoke Detector:

Outbuilding Alfresco Outbuilding

Not Inspected Exterior Surface: Satisfactory Ceiling: Cedar wood look paneling Satisfactory Walls: Painted render with tile splashback Minor Defect Floor: Tile - Tile grout still present on the surface of the tiles. Hole noted in tiles

adjacent pier.

Satisfactory Foundation: Concrete Satisfactory Electrical: Ceiling light and fan operational at time of inspection. Satisfactory Sink: Stainless Steel Satisfactory Sink waste: Stainless Steel Satisfactory Faucets/Traps: plastic fittings with p-trap Satisfactory Cabinets: Laminate and composite materials Satisfactory Bench Tops: Corian style


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Outbuilding (Continued) Further Investigation Plumbing/Fixtures: chrome mixer - Low pressure

noted, adjustment required.

Further Investigation BBQ: Noted but not tested.

Bedroom 2nd Bedroom

Minor Defect Closet: Walk in Robe - Nail damage not made good in these finished shelves.

Satisfactory Ceiling: Painted Minor Defect Walls: Painted plastered walls - Very poor

plaster/paint finish above AC grill.

Satisfactory Floor: Concrete Satisfactory Windows: Aluminum slider with fitted fly screen


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Bedroom (Continued) Further Investigation Doors: Hollow wood - All of the door latches

throughout the house were not fitted.

Satisfactory Electrical: Ceiling light and fan operational at time of inspection. Satisfactory HVAC Source: Ducted Reverse Cycle Air Conditioning Noted but not tested.

Master Bedroom

Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls Satisfactory Floor: Concrete Satisfactory Doors: Hollow wood Minor Defect Windows: Aluminum slider with fitted fly screen

- Struggled to open this defective window latch. Adjustment or replacement recommended.

Satisfactory Electrical: Ceiling light and fan operational at time of inspection. Satisfactory HVAC Source: Ducted Reverse Cycle Air Conditioning Noted but not tested.

3rd Bedroom

Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls Satisfactory Floor: Concrete Satisfactory Doors: Hollow wood Satisfactory Windows: Aluminum slider with fitted fly screen, Aluminum casement with fly screen Satisfactory Electrical: Ceiling light and fan operational at time of inspection. Satisfactory HVAC Source: Ducted Reverse Cycle Air Conditioning Noted but not tested.

4th Bedroom

Satisfactory Closet: Fitted Cupboards Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls


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Bedroom (Continued) Satisfactory Floor: Concrete Satisfactory Doors: Hollow wood Further Investigation Windows: Aluminum slider with fitted fly screen, Aluminum casement with fly screen -

locked casement Satisfactory Electrical: Ceiling light and fan operational at time of inspection. Satisfactory HVAC Source: Ducted Reverse Cycle Air Conditioning Noted but not tested.

Bedroom 2 Balcony

Satisfactory Ceiling: Painted Satisfactory Floor: Tile Minor Defect Doors: Aluminum Sliding door with fly screen - Excessive gap above sliding door fly

screen channel with unpainted lintel visible and exposed to the elements. Also paint contamination noted on door and reveal.

Further Investigation Electrical: Ceiling lights working at time of inspection. 1 downlight not working

Satisfactory Balastrades Colourbond


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Bathroom En-Suite to bed 2 - Grd Floor Bathroom

Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls, Tiled Splash back Minor Defect Floor: Tile - Cracks and gaps in the grout which must be rectified.

Minor Defect Doors: Hollow wood - All of the door latches throughout the house were not fitted. Satisfactory Windows: Aluminum slider with fitted fly screen Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory Vanity/Cabinet: Laminate and composite materials Satisfactory Sink/Washbasin: Ceramic single bowl Satisfactory Plumbing/Fixtures: chrome mixer Satisfactory Sink waste: Chrome Satisfactory Faucets/Traps: plastic fittings with p-trap Minor Defect Shower/Surround: Tiled shower including tray

with glass screen and shower door - Silicone on glass shower screen is only half done.

Satisfactory Shower waste: Chrome


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Bathroom (Continued) Minor Defect Plumbing/Fixtures: Chrome mixer with hose and

shower head. Mixer cover not secure.

Satisfactory Floor Drain: chrome Satisfactory Ventilation: Extractor fan operational at time of inspection

En-Suite (1st Floor) Bathroom

Minor Defect Ceiling: Painted - Hairline cracks noted below the cornice.

Minor Defect Walls: Painted plastered walls, Tiled Splash back - Damaged tile noted. Also Silicone incomplete behind the sinks.


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Bathroom (Continued)Walls: (continued)

Minor Defect Walls: Painted plastered walls, Tiled Splash back - Gaps in grout noted around window in WC. Also tiles project approx 10mm inside the frame line on the reveal.


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Bathroom (Continued) Minor Defect Floor: Tile - Paint contamination on the tiles

needs removing.

Minor Defect Doors: Hollow wood - Door mechanism was stuck (WC door) and requires adjustment or replacement.

Further Investigation Windows: Aluminum casement with fly screen - Locked at time of inspection Further Investigation Electrical: Ceiling lights working at time of inspection. 1 downlight not working Minor Defect Vanity/Cabinet: Laminate and composite

materials - Door requires adjustment.

Satisfactory Sink/Washbasin: Ceramic double bowls Satisfactory Sink waste: Chrome Satisfactory Plumbing/Fixtures: chrome mixer Satisfactory Faucets/Traps: plastic fittings with p-trap


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Bathroom (Continued) Minor Defect Shower/Surround: Tiled shower including tray with glass screen and shower door -

Silicone on glass shower screen is only half done. Also cracks/gaps noted between shower enclosure frame and tiles.

Satisfactory Shower waste: Chrome Further Investigation Plumbing/Fixtures: Chrome mixer with hose and

shower head. Virtually no water pressure in the shower. Adjustment required.

Satisfactory Toilets: Porcelain Wc and cistern Satisfactory Floor Drain: chrome Satisfactory Ventilation: Multi purpose extractor/heater operational at time of inspection

Family Bathroom

Satisfactory Ceiling: Painted


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Bathroom (Continued) Minor Defect Walls: Painted plastered walls, Tiled Splash back

- Hole noted in the silicone behind the sink.

Minor Defect Floor: Tile - Gaps/cracks noted in the tile grout.

Satisfactory Doors: Hollow wood Satisfactory Windows: Aluminum slider with fitted fly screen Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory Vanity/Cabinet: Laminate and composite materials Satisfactory Sink/Washbasin: Ceramic single bowl Satisfactory Sink waste: Chrome Satisfactory Plumbing/Fixtures: chrome mixer Satisfactory Faucets/Traps: plastic fittings with p-trap Minor Defect Shower/Surround: Tiled shower including tray with glass screen and shower door Satisfactory Shower waste: Chrome Satisfactory Plumbing/Fixtures: Chrome mixer with hose and shower head. Minor Defect Bath/Surround: Fiberglass bath and ceramic tile surround - Gap noted in the silicone

which is incomplete. Silicone applied over adhesive around bath is evident.


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Bathroom (Continued) Satisfactory Bath waste: Chrome Further Investigation Plumbing/Fixtures: chrome mixer - No mixer

controls present at the time of the inspection.

Satisfactory Ventilation: Multi purpose extractor/heater operational at time of inspection

Stairs

Satisfactory Handrails Colourbond Satisfactory Balastrades Colourbond Satisfactory Newl Posts Colourbond Minor Defect Treads/Risers Concrete - Bolts to be removed.

Satisfactory Walls: Painted plastered walls Satisfactory Ceiling: Painted


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Laundry Laundry Room/Area

Satisfactory Closet: Fitted Cupboards Satisfactory Ceiling: Painted Minor Defect Walls: Painted plastered walls, Tiled Splash back

- Crack/gap noted on top of the wall socket.

Minor Defect Floor: Tile - Tile grout incomplete on the plinth.

Further Investigation Doors: Aluminum door and glazed - Locked at time of inspection. Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory Ventilation: ceiling air vent Satisfactory Vanity/Cabinet: Laminate and composite materials Satisfactory Laundry Tub: Stainless Steel laundry basin Satisfactory Plumbing/Fixtures: chrome mixer Satisfactory Faucets/Traps: plastic fittings with p-trap Satisfactory Floor drain: Chrome

W/C Adjacent Beds 2 ensuite WC

Satisfactory Walls: Painted plastered walls, Tiled Splash back Satisfactory Ceiling: Painted


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W/C (Continued) Minor Defect Floors: Tile - Cracks/gaps in the grout between floor tiles and door bar and holes in

grout between tiles results in a poor finish and should be rectified.

Satisfactory Doors: Hollow wood Satisfactory Toilets: Porcelain Wc and cistern Satisfactory Sink/Washbasin: Ceramic single bowl Satisfactory Plumbing/Fixtures: chrome mixer Satisfactory Sink waste: Chrome Satisfactory Faucets/Traps: plastic fittings with p-trap Satisfactory Ventilation: Extractor fan operational at time of inspection Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory Floor Drain: chrome Satisfactory Vanity/Cabinet: Laminate and composite materials

Adjacent family bathroom WC

Satisfactory Ceiling: Painted Satisfactory Walls: Painted plastered walls, Tiled Splash back


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W/C (Continued) Minor Defect Floors: Tile - Gaps/cracks noted between tiles

and door bar.

Satisfactory Doors: Hollow wood Satisfactory Toilets: Porcelain Wc and cistern Satisfactory Sink/Washbasin: Ceramic single bowl Satisfactory Plumbing/Fixtures: chrome mixer Satisfactory Sink waste: Chrome pop up Satisfactory Faucets/Traps: Chrome waste with P-trap Satisfactory Ventilation: Extractor fan operational at time of inspection Satisfactory Electrical: Ceiling lights working at time of inspection. Satisfactory Floor Drain: chrome

1st Floor Landing

Minor Defect Closet: Fitted Cupboards - Nail damage not made good in these finished shelves.

Minor Defect Walls: Painted plastered walls - Damage to paint noted on the wall opposite bed 4 door.


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1st Floor Landing (Continued) Satisfactory Ceiling: Painted Satisfactory Floor: Concrete Satisfactory Windows: Aluminum casement Further Investigation Electrical: Ceiling lights working at time of inspection. 1 globe not working. Ceiling

light mounts don't sit flush and paint discoloration noted on the ceiling.

Satisfactory HVAC Source: Ducted Reverse Cycle Air Conditioning Noted but not tested. Satisfactory Smoke Detector: Hard wired

Structure

Satisfactory Structure Type: Brickwork & Concrete Satisfactory Foundation: Concrete footings Satisfactory Beams/Lintels: Laminated, Steel & Concrete Satisfactory Floor/Slab: Concrete Slab

Roof Space Rear elevation Ground Floor Attic

Method of Inspection: In the roof space

Satisfactory Unable to Inspect: 20% BCA Non Compliance Hanging Beams & Joists: Timber - Hanging Beam BCA non compliance - where a

hanging beam is fixed to an LVL beam or other member........................................."ASXXXX Intersection of hanging and counter beams. Reports quote relevant BCA standard - not illustrated in example to protect copyright and license.


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Roof Space (Continued)Hanging Beams & Joists: (continued)


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Roof Space (Continued)Hanging Beams & Joists: (continued)

BCA Non Compliance Roof Struts: Timber - Strut Base BCA Non Compliance. Reports quote relevant BCA standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.


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Roof Space (Continued) BCA Non Compliance Roof Struts: Timber - Fan Struts - Non Compliance Issue - Reports quote relevant BCA

standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.

Satisfactory Roof Tie Down: Galvanised Straps (Roof Straps) Satisfactory Ceiling Joists: Timber BCA Non Compliance Roof Collar Ties: Timber - Collar ties - BCA Non Compliance. Reports quote relevant

BCA standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.

Satisfactory Ventilation: Soffit/Eaves ventilation Satisfactory Insulation: Fiberglass bats


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Roof Space (Continued) Minor Defect House Fan: Kitchen Extractor - Flexing ducting

for the kitchen extractor is not connected to the external flue.

Above Garage Roof Space

Method of Inspection: In the roof space Satisfactory Unable to Inspect: 10% BCA Non Compliance Roof Framing: Timber - Hanging Beam BCA non

compliance - Reports quote relevant BCA standard - not illustrated in example to protect copyright and license.

BCA Non Compliance Roof Struts: Timber - Fan Struts - Non Compliance Issue - Reports quote relevant BCA standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.

Satisfactory Ventilation: Soffit/Eaves ventilation Satisfactory Insulation: Fiberglass bats

Above 1st Floor Main Roof Space

Method of Inspection: In the roof space Satisfactory Unable to Inspect: 20%


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Roof Space (Continued) BCA Non Compliance Roof Framing: Timber - Hanging Beam BCA non compliance - Reports quote relevant

BCA standard - not illustrated in example to protect copyright and license.

BCA Non Compliance Roof Struts: Timber - Fan Struts - Non Compliance Issue - Reports quote relevant BCA standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.


15:10 June 22, 2014Page 32 of 65


Roof Space (Continued) BCA Non Compliance Roof Struts: Timber - Strut Base BCA Non Compliance - Reports quote relevant BCA

standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.

Satisfactory Ventilation: Soffit/Eaves ventilation Satisfactory Insulation: Fiberglass bats Not Inspected House Fan: Kitchen Extractor BCA Non Compliance Bathroom Fan Venting: Electric fan, vents into loft area. BCA Non Compliance - Plans

illustrate connection required.


15:10 June 22, 2014Page 33 of 65


Roof Space (Continued)Bathroom Fan Venting: (continued)

Roof Exterior Ground Floor Roof Roof Surface

Method of Inspection: On roof

Satisfactory Unable to Inspect: 10%

Satisfactory Material: Colourbond

Type: Hip & Valley

Minor Defect Flashing: Colourbond - I recommend roofing silicone is applied to this flashing corner.

Satisfactory Valleys: Colourbond

Approx Age: New

Not Inspected Plumbing Vents:


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Roof Exterior (Continued) Further Investigation Gutters: Colourbond - Guttering is already blocked with leafs which will clearly be a

regular problem at the property. I recommend gutter guards are installed to reduce the risks of gutter overflow into the eaves. Even with the gutter weep vents that are present these won't be effective if the gutters are full of leaves.

Further Investigation Rainwater Downpipes: Colourbond - I recommend some form of mesh is put over or in the top of this gutter downpipe to prevent the inevitable leaf blockage. Location front elevation adjacent balcony.

2nd storey main roof Roof Surface

Method of Inspection: On ground floor roof

Satisfactory Unable to Inspect: 25%

Satisfactory Material: Colourbond

Type: Hip & Valley

Approx Age: New

Satisfactory Flashing: Colourbond Satisfactory Valleys: Colourbond Satisfactory Gutters: Colourbond Satisfactory Rainwater Downpipes: Colourbond


15:10 June 22, 2014Page 35 of 65


Plot/Site

Minor Defect Driveway: Pavers - These slabs are not ideal for this sloping drive application. Consequently the standard is less than satisfactory with numerous surface deviance with dipping slabs and excessively wide joints.


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Plot/Site (Continued)Driveway: (continued)


15:10 June 22, 2014Page 37 of 65


Plot/Site (Continued) Minor Defect Driveway: PVC rainwater drainage. It is noted

that the appropriate PVC fitting has not been used on the rainwater junction (cutting into the pipe instead of using a T piece) which may allow rainwater to escape the foundations which may encourage unnecessary ground movement and lead to cracks in adjacent concrete/brick material.

Satisfactory Steps Concrete Limestone Style Satisfactory Retaining Walls: Concrete limestone style

Exterior Items

Satisfactory Render: Painted Sand & Cement Render Minor Defect Window Externally: Aluminum slider - Render and or paint contamination on side

elevation frames.

Minor Defect Exterior Lighting: Entrance porch downlight - Fitting doesn't sit flat to the ceiling.

Satisfactory Hose Bibs: 2 Wall mounted outside taps. Not Present Gas Meter: Exterior surface mounted. Not Present Hot water Heater: Hot water heater noted but not tested. Hot water was available at the

property at the time of inspection.


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Garage/Carport Front elevation Garage

Type of Structure: Attached Car Spaces: Double

Further Investigation Garage Doors: Electric roller doors. Not tested. At the time of inspection I was unable to fully close the garage doors as there was plumbers hose obstructing the opening. The seal between the bottom of the garage door and the ground level may be out of align and require adjustment. I recommend this is reviewed again.

Further Investigation Door Hollow wood - All of the door latches throughout the house were not fitted.

Satisfactory Walls: Painted Sand & Cement Render Satisfactory Ceiling: Painted Satisfactory Floor/Foundation: Concrete Satisfactory Electrical: Ceiling lights working at time of inspection.

Smoke Detectors & RCD

Not Present RCD 3 RCD Present My visual inspection appeared to confirm that 3 RCD's were present at the property although no tests were carried out. Verification should be obtained from a licensed electrician.

Not Present Smoke Detectors - 3 Mains Operated at the property


15:10 June 22, 2014Page 39 of 65


Invoice Invoice

Date: 24th May 2012


Client Name: Mr & Mrs Owner Client Address: 2 Current Street, Murdoch WA 6150

Property Inspected: Site Address - Alternative Photo, Not Subject Property

Services Performed Amount Due Practical Completion Inspection $$$

THANK YOU!

We value the opportunity to provide you with a comprehensive inspection report essential to your purchasing decision. If you have any questions about your home inspection, please call us at 0420 767 311

PO Box 2028, Churchlands, WA 6018 - A.B.N 50 143 759 611


15:10 June 22, 2014Page 40 of 65


Receipt Receipt

Date: 24th May 2012


Client Name Mr & Mrs Owner Client Address 2 Current Street, Murdoch WA 6150

Property Inspected Site Address - Alternative Photo, Not Subject Property Inspection Date 24th May 2012

Method of Payment Credit Card Amount Received $$$

Thank you for choosing Bestwest Building Inspections to perform your Home Inspection.

If you have any questions about your home inspection, please call us at 0420 767 311

PO Box 2028, Churchlands, WA 6018 - A.B.N 50 143 759 611


15:10 June 22, 2014Page 41 of 65


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.

Entrance Hall

1. Closet: Fitted Cupboards - Nail damage not made good in these finished shelves.

Living Area

2. Meals/Family Living Area Walls: Painted plastered walls - Inferior plaster finish not made good prior to painting on window reveal.

3. Meals/Family Living Area Doors: French doors, Wood & Glass - These French doors are noticeably twisted. 2 dents noted in the door frame.


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Living Area (Continued)

Kitchen

4. Kitchen Extractor Hood Fitted extractor with light - Extractor not operative at time of inspection and not properly vented. See roof space section for fluming details.

5. Kitchen Bench Tops: Corian style - Dirty marks or surface damage noted to the surface of the bench top. Red stains noted on silicone.


15:10 June 22, 2014Page 43 of 65


Kitchen (Continued)

6. Kitchen Sliding Door Aluminum slider with fitted fly screen - I note that a substantial angle (80-100mm) has been fitted to the head of frame presumably because the frame was too small. Aphetically this is noticeable, results in loss of light from reduced glass and creates a cold spot at head of frame. This angle is more than would be reasonably expected.

Outbuilding

7. Alfresco Outbuilding Floor: Tile - Tile grout still present on the surface of the tiles. Hole noted in tiles adjacent pier.


15:10 June 22, 2014Page 44 of 65


Minor Defect Summary (Continued)Bedroom

8. 2nd Bedroom Closet: Walk in Robe - Nail damage not made good in these finished shelves.

9. 2nd Bedroom Walls: Painted plastered walls - Very poor plaster/paint finish above AC grill.

10. Master Bedroom Windows: Aluminum slider with fitted fly screen - Struggled to open this defective window latch. Adjustment or replacement recommended.

11. Bedroom 2 Balcony Doors: Aluminum Sliding door with fly screen - Excessive gap above sliding door fly screen channel with unpainted lintel visible and exposed to the elements. Also paint contamination noted on door and reveal.


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Bedroom (Continued)

Bathroom

12. En-Suite to bed 2 - Grd Floor Bathroom Floor: Tile - Cracks and gaps in the grout which must be rectified.

13. En-Suite to bed 2 - Grd Floor Bathroom Doors: Hollow wood - All of the door latches throughout the house were not fitted.

14. En-Suite to bed 2 - Grd Floor Bathroom Shower/Surround: Tiled shower including tray with glass screen and shower door - Silicone on glass shower screen is only half done.


15:10 June 22, 2014Page 46 of 65


Minor Defect Summary (Continued) Minor Defect Summary (Continued)15. En-Suite to bed 2 - Grd Floor Bathroom Plumbing/Fixtures: Chrome

mixer with hose and shower head. Mixer cover not secure.

16. En-Suite (1st Floor) Bathroom Ceiling: Painted - Hairline cracks noted below the cornice.

17. En-Suite (1st Floor) Bathroom Walls: Painted plastered walls, Tiled Splash back - Damaged tile noted. Also Silicone incomplete behind the sinks.

18. En-Suite (1st Floor) Bathroom Walls: Painted plastered walls, Tiled Splash back - Gaps in grout noted around window in WC. Also tiles project approx 10mm inside the frame line on the reveal.


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Bathroom (Continued)

19. En-Suite (1st Floor) Bathroom Floor: Tile - Paint contamination on the tiles needs removing.

20. En-Suite (1st Floor) Bathroom Doors: Hollow wood - Door mechanism was stuck (WC door) and requires adjustment or replacement.

21. En-Suite (1st Floor) Bathroom Vanity/Cabinet: Laminate and composite materials - Door requires adjustment.

22. En-Suite (1st Floor) Bathroom Shower/Surround: Tiled shower including tray with glass screen and shower door - Silicone on glass shower screen is only half done. Also cracks/gaps noted between shower enclosure frame and tiles.


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Bathroom (Continued)

23. Family Bathroom Walls: Painted plastered walls, Tiled Splash back - Hole noted in the silicone behind the sink.

24. Family Bathroom Floor: Tile - Gaps/cracks noted in the tile grout.

25. Family Bathroom Shower/Surround: Tiled shower including tray with glass screen and shower door 26. Family Bathroom Bath/Surround: Fiberglass bath and ceramic tile surround - Gap noted in the silicone

which is incomplete. Silicone applied over adhesive around bath is evident.


15:10 June 22, 2014Page 49 of 65


Minor Defect Summary (Continued)Stairs

27. Treads/Risers Concrete - Bolts to be removed.

Laundry

28. Laundry Room/Area Walls: Painted plastered walls, Tiled Splash back - Crack/gap noted on top of the wall socket.

29. Laundry Room/Area Floor: Tile - Tile grout incomplete on the plinth.

W/C

30. Adjacent Beds 2 ensuite WC Floors: Tile - Cracks/gaps in the grout between floor tiles and door bar and holes in grout between tiles results in a poor finish and should be rectified.


15:10 June 22, 2014Page 50 of 65


W/C (Continued)

31. Adjacent family bathroom WC Floors: Tile - Gaps/cracks noted between tiles and door bar.

1st Floor Landing

32. Closet: Fitted Cupboards - Nail damage not made good in these finished shelves.


15:10 June 22, 2014Page 51 of 65


Minor Defect Summary (Continued)33. Walls: Painted plastered walls - Damage to paint noted on the wall

opposite bed 4 door.

Roof Space

34. Rear elevation Ground Floor Attic House Fan: Kitchen Extractor - Flexing ducting for the kitchen extractor is not connected to the external flue.

Roof Exterior

35. Ground Floor Roof Roof Surface Flashing: Colourbond - I recommend roofing silicone is applied to this flashing corner.

Plot/Site

36. Driveway: Pavers - These slabs are not ideal for this sloping drive application. Consequently the standard is less than satisfactory with numerous surface deviance with dipping slabs and excessively wide joints.


15:10 June 22, 2014Page 52 of 65


Plot/Site (Continued)


15:10 June 22, 2014Page 53 of 65


Plot/Site (Continued)


15:10 June 22, 2014Page 54 of 65


Minor Defect Summary (Continued) Minor Defect Summary (Continued)37. Driveway: PVC rainwater drainage. It is noted that the appropriate

PVC fitting has not been used on the rainwater junction (cutting into the pipe instead of using a T piece) which may allow rainwater to escape the foundations which may encourage unnecessary ground movement and lead to cracks in adjacent concrete/brick material.

Exterior Items

38. Window Externally: Aluminum slider - Render and or paint contamination on side elevation frames.

39. Exterior Lighting: Entrance porch downlight - Fitting doesn't sit flat to the ceiling.


15:10 June 22, 2014Page 55 of 65


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. Theatre Room Living Area Ceiling: Painted - I presume these holes are work in progress for speakers.

Kitchen

2. Kitchen Plumbing/Fixtures: chrome mixer - Low pressure noted, adjustment required.

Outbuilding

3. Alfresco Outbuilding Plumbing/Fixtures: chrome mixer - Low pressure noted, adjustment required.

4. Alfresco Outbuilding BBQ: Noted but not tested.


15:10 June 22, 2014Page 56 of 65


Further Investigation Summary (Continued) Further Investigation Summary (Continued)Bedroom

5. 2nd Bedroom Doors: Hollow wood - All of the door latches throughout the house were not fitted.

6. 4th Bedroom Windows: Aluminum slider with fitted fly screen, Aluminum casement with fly screen - locked casement

7. Bedroom 2 Balcony Electrical: Ceiling lights working at time of inspection. 1 downlight not working

Bathroom

8. En-Suite (1st Floor) Bathroom Windows: Aluminum casement with fly screen - Locked at time of inspection

9. En-Suite (1st Floor) Bathroom Electrical: Ceiling lights working at time of inspection. 1 downlight not working

10. En-Suite (1st Floor) Bathroom Plumbing/Fixtures: Chrome mixer with hose and shower head. Virtually no water pressure in the shower. Adjustment required.


15:10 June 22, 2014Page 57 of 65


Further Investigation Summary (Continued) Further Investigation Summary (Continued)11. Family Bathroom Plumbing/Fixtures: chrome mixer - No mixer

controls present at the time of the inspection.

Laundry

12. Laundry Room/Area Doors: Aluminum door and glazed - Locked at time of inspection.

1st Floor Landing

13. Electrical: Ceiling lights working at time of inspection. 1 globe not working. Ceiling light mounts don't sit flush and paint discoloration noted on the ceiling.

Roof Exterior

14. Ground Floor Roof Roof Surface Gutters: Colourbond - Guttering is already blocked with leafs which will clearly be a regular problem at the property. I recommend gutter guards are installed to reduce the risks of gutter overflow into the eaves. Even with the gutter weep vents that are present these won't be effective if the gutters are full of leaves.


15:10 June 22, 2014Page 58 of 65


Further Investigation Summary (Continued) Further Investigation Summary (Continued)15. Ground Floor Roof Roof Surface Rainwater Downpipes: Colourbond

- I recommend some form of mesh is put over or in the top of this gutter downpipe to prevent the inevitable leaf blockage. Location front elevation adjacent balcony.

Garage/Carport

16. Front elevation Garage Garage Doors: Electric roller doors. Not tested. At the time of inspection I was unable to fully close the garage doors as there was plumbers hose obstructing the opening. The seal between the bottom of the garage door and the ground level may be out of align and require adjustment. I recommend this is reviewed again.

17. Front elevation Garage Door Hollow wood - All of the door latches throughout the house were not fitted.


15:10 June 22, 2014Page 59 of 65


BCA Non Compliance 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.

Roof Space

1. Rear elevation Ground Floor Attic Hanging Beams & Joists: Timber - Hanging Beam BCA non compliance - where a hanging beam is fixed to an LVL beam or other member........................................."ASXXXX Intersection of hanging and counter beams. Reports quote relevant BCA standard - not illustrated in example to protect copyright and license.


15:10 June 22, 2014Page 60 of 65


Roof Space (Continued)

2. Rear elevation Ground Floor Attic Roof Struts: Timber - Strut Base BCA Non Compliance. Reports quote relevant BCA standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.


15:10 June 22, 2014Page 61 of 65



3. Rear elevation Ground Floor Attic Roof Struts: Timber - Fan Struts - Non Compliance Issue - Reports quote relevant BCA standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.

4. Rear elevation Ground Floor Attic Roof Collar Ties: Timber - Collar ties - BCA Non Compliance. Reports quote relevant BCA standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.


15:10 June 22, 2014Page 62 of 65



5. Above Garage Roof Space Roof Framing: Timber - Hanging Beam BCA non compliance - Reports quote relevant BCA standard - not illustrated in example to protect copyright and license.

6. Above Garage Roof Space Roof Struts: Timber - Fan Struts - Non Compliance Issue - Reports quote relevant BCA standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.

7. Above 1st Floor Main Roof Space Roof Framing: Timber - Hanging Beam BCA non compliance - Reports quote relevant BCA standard - not illustrated in example to protect copyright and license.


15:10 June 22, 2014Page 63 of 65


BCA Non Compliance Summary (Continued)8. Above 1st Floor Main Roof Space Roof Struts: Timber - Fan Struts - Non Compliance Issue - Reports quote

relevant BCA standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.

9. Above 1st Floor Main Roof Space Roof Struts: Timber - Strut Base BCA Non Compliance - Reports quote relevant BCA standard with sketch from BCA illustrating requirement - not illustrated in example to protect copyright and license.


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10. Above 1st Floor Main Roof Space Bathroom Fan Venting: Electric fan, vents into loft area. BCA Non Compliance - Plans illustrate connection required.


15:10 June 22, 2014Page 65 of 65


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