inspection: sample inspection report - housechecksample inspection report housecheck page 2 of 12...

Inspector: John Brown [email protected]

Tel: 087 808 8758; 086 567 3224 (fax)

Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

Date of Inspection:

Client:

Email:

EXECUTIVE SUMMARY: This 3 bedroom house, set in a quiet street in Sample Suburb, Cape Town, is estimated to be approximately 40 years old. The house has been extended by enclosing back and side porches. With the exception of the wooden suspended floors, which are in a very poor condition and which require partial replacement, the house is structurally sound. The house has been re-roofed at some stage – with concrete tiles. The roof, together with the roof timbers is in good condition. The geyser is old and should possibly be replaced when the house is renovated. The masonry around the metal mullion on the front window adjacent to the

Inspection: Sample Inspection Report

Sample Inspection Report HouseCheck of 12

Tel: 087 808 8758; 086 567 3224 (fax)


front door has cracked, indicating some instability – the anchoring of the mullion should be checked and the cracked masonry repaired. For ease of orientation in this report the street frontage is described as E-facing. PERIMETER: The front of the house is open to the street – partially enclosed with a low brick wall. The sides and back of the property are enclosed with Vibracrete walling which is in reasonable condition. The alleys on either side of the house are closed off with metal gates, which were locked and could not be tested. PAVING AND DRIVEWAYS: There is a mix of paving types around the house and on the pavement – concrete paving blocks, cobblestone half-brick paving and slasto paving. Most of the paving is old and showing signs of deterioration but is still usable. The concrete pavers in the driveway on the NE. side are however, cracked and deflected. There is a second driveway on the SE. side leading to the garage. This driveway is roofed, forming a tunnel carport. The masonry of the steps leading to the enclosed back porch is cracked.

Left: Broken and deflected concrete pavers in the one driveway. Right: The geyser overflow pipe drips constantly against the wall; the steps leadin g to the back door are cracked; access could not

be gained to the small (maid’s room?) enclosure to the right of the back door. ROOFS, ROOF CAVITY & GEYSER: Carport roof: The carport roof consists of IBR-profile unpainted galvanised sheeting, which is carried on round metal poles and by the wall over the garage door. The carport roof is in good condition. However, the flashing of this roof to the garage wall is very rudimentary – silicone inserted at the joint. House roof: The roof over the main house consists of a pitched roof (about 17 degrees) with gables on the E. and W. ends. The roof is clad with multi-coloured concrete tiles with a round double roll profile. The tiles and the ridge capping are in good condition and no problems were observed with the roof cladding. As mentioned, these roof tiles have been laid fairly recently. Old pieces of Malthoid bitumen - which formed the underlay of the previous roof - can still be viewed inside the roof cavity. The


Tel: 087 808 8758; 086 567 3224 (fax)


new roof tiles are underlaid with aluminum sisalation foil, which is in good condition. This sisalation provides thermal insulation and also forms a barrier to prevent moisture and dust from blowing in under the tiles.

A view of the good condition of the multi-coloured roof tiles. The method of construction and flashing of the skylights over the braai room can a lso be viewed.

The roof timbers are old, but still sound and aligned; there is no diagonal bracing and the trusses have been nailed together with ordinary wire nails. Modern trusses are normally either gang-nailed or bolted. Given its current condition, it is reasonable to assume that this roof structure will remain sound for many years to come. Skylights: Three skylights have been installed over the braai room – the braai room is the enclosed porch area between the scullery and the garage. These skylights consist of sheets of clear corrugated polyethylene roof sheets which have been flashed to the surrounding roof tiles with an acrylic membrane waterproofing system. The skylights appear to be waterproof, although the appearance from inside the braai room is not good. Roof projections: The flashing around the braai room chimney and the lounge fireplace chimney appears to be sound. The braai room chimney has a metal weather vane cowl and the lounge chimney is protected by a horizontal hood. Hot water geyser: This old non-pressure upright cistern geyser, with a water reservoir above, is located within the roof cavity. The geyser is wrapped with a thermal blanket. The overflow pipe which extends through the W. gable wall drips continuously down the wall, even though the electricity supply to the geyser was not switched on at the time of the inspection. This should be investigated. There is also no drip tray-safety tray (with an overflow pipe leading to the outside) under the geyser. This is a potential hazard should the geyser fail.


Tel: 087 808 8758; 086 567 3224 (fax)


If the plan is to renovate the house then it would probably be advisable to replace the geyser at that time. Please note that if a pressure geyser is fitted during the renovation, then all plumbing in the walls should also be replaced as old pipe joints may fail if subjected to increased water pressure.

A general view of the roof timbers, also showing th e sisalation underlay. The electrical wiring is most enclosed in metal or plastic conduit.

The geyser – blanketed, but no safety tray.


Tel: 087 808 8758; 086 567 3224 (fax)


RAINGOODS & STORM WATER CONTROL: The aluminum gutters, plastic downpipes, wooden fascia boards and Nutec barge boards are all in reasonable condition. STORMWATER MANAGEMENT: Storm water management on both the N. and S.sides of the house has been well-constructed with downpipes discharging into a gutter system which leads into the street. However, this gutter system is partially blocked with debris and should be kept clear at all times. The flower beds to the left of the front door partially cover the under-floor wall vents and it is likely that rain enters the under floor area via these vents. See section of “Floors” below.

A gutter system on both the N. and S. sides of the house leads storm water from the roof into underground drains which empty into the road.

GARAGE: The garage is in reasonable condition. The operation of the garage door could not be tested as the door had been closed with a padlock and no key was available. OTHER: There is a lean-to brick structure outside the back door which is apparently a “maid’s room”. This structure could not be inspected as the door was locked and no key was available.


Tel: 087 808 8758; 086 567 3224 (fax)


SUPERSTRUCTURE (WALLS): The plastered burned clay brick walls are in a generally good condition and no serious problems were observed. WINDOWS AND DOORS: The wooden windows and doors of the property mostly need preventative maintenance in the form of sanding, replacement of missing putty and re-varnishing. A few of the window frames on the back porch require patching and partial replacement of rotting sections.

Two views of rotting window frames on the W. side o f the house

The masonry anchoring this metal mullion on the win dow adjacent to the front door has cracked. The damaged masonry should be removed and re-built.


Tel: 087 808 8758; 086 567 3224 (fax)


FLOORS: The house has narrow oak strip wooden suspended flooring in the living areas and in the bedrooms. This floor is rotted through in places in two of the bedrooms and in the passage area. The floor in the lounge/dining room area is also damaged: the boards are warped and deflecting. Approximately half of the wooden floor boards (say 60 sq.m.) are still sound, while the balance require replacement. It should be possible to match the floor boards. The floor substrate – beams, joists and supporting masonry pillars, is still in good condition and does not require replacement or significant repair.

Left: Oak floor boards in one bedroom which have b een patched with pine boards (but rotted again) due to damp under-floor conditions. Right: The lo unge floor, while not rotted through yet, is warped

and deflected and should be replaced.

The picture on the left shows the under-floor area beneath the lounge: the vents arrowed are partially buried beneath the flower bed in the pict ure on the right. The metal conduit running

beneath the joists is also rusting because of the d amp under-floor conditions. The floor boards have started to rot because of damp conditions in the crawl space under the floor. The life of suspended wooden flooring is greatly dependent on a dry, well-ventilated under-floor area. The under floor area of the inspected unit is fairly damp largely because the original under floor ventilation system has been interfered with. The clay-type soil in the crawl space is damp and almost muddy. Ventilation bricks are in place on the W. and N. sides of the house. However, the two entries to the crawl space in the garage had been closed up at the time of the inspection. These openings should be left open at all times (or netted over) in order to create cross ventilation in the under-floor area. The vents in the front wall of the house have been partially closed over when paving and a flower bed was installed. The installation of this paving has had the effect of raising the ground level up to the level of the vents. This raised ground level has


Tel: 087 808 8758; 086 567 3224 (fax)


partially blocked the vents in this area and also creates the possibility that water from the flower beds will enter the under floor crawl space. It is recommended that two or three new vents should be installed in the area of the flowerbed, but at a higher level. These new vents will further improve cross ventilation and keep the under-floor area free of moisture. The kitchen and sculler have ceramic floor tiles which area chipped in places. The bathroom and toilet floors are covered with old Novilon which is poor in appearance. The garage floor has a cement screed which, while not cracked, is oil-stained. The braai room floor is coloured cement screed (in fairly poor condition) and the enclosed back stoep and front verandah are paved with slasto (in fair condition). CEILINGS: No serious problems were observed with the ceilings in the property. The braai room lacks a ceiling and, as already mentioned, the finish around the three skylights in very unsightly. KITCHEN & SCULLERY: The wooden cupboards and countertops in the kitchen, dining room and scullery are functional, but old and fairly unsightly. There is considerable water staining on the wall and shelf inside the cupboard beneath the prep bowl. The trap of the prep bowl does not appear to be leaking and it is possible that the damp originates from poor sealing around the bath in the adjacent room. The white wall tiles in the kitchen (and bathroom) are in reasonable condition.

Damp beneath the prep bowl


Tel: 087 808 8758; 086 567 3224 (fax)


BEDROOMS AND LIVING ROOMS: Apart from the rotted floors already mentioned, no other serious problems were observed in the bedrooms. The heavy wooden bedroom cupboards are functional. BATHROOM & TOILET: There is a built-in bath, pedestal basin and shower cubicle with a split sliding Perspex door in the bathroom. There is an old toilet with separate cistern in the adjacent toilet. Although old, all sanitary ware is functional. As already mentioned the bath needs to be re-sealed. Summary of Estimated cost of repairs: Please note that the costs below are only an informed estimate and not a quotation. Actual prices obtained from contractors and suppliers for the repair work recommended may be higher or lower depending on various circumstances.

ITEM

Estimated Cost (Excl. VAT)

Replace all damaged floor boards in lounge, dining room, passages and bedrooms; sand and reseal all floors. Insert new under floor vents on the E. side as detailed.

27 500

Re-furbish all wooden windows, replacing rotted sections 6 250

Replace geyser 4 000

Repair masonry around mullion in front window & repair back steps 3 500

Re-seal bath and repair damp damaged sections of kitchen cupboard beneath prep bowl 1 200

Lift, compact and re-lay driveway paving on the N. side 4 500

TOTAL R46 950

The above estimates are for items considered necessary and do not include renovations which will probably be undertaken for aesthetic reasons in order to improve this old house.

I thank you for your business and if you have found this report to be useful, then I would very much appreciate it, if you would consider recommending my services to people whom you know who may be considering buying, selling or building a home, or making a major alteration.

“Accurate information is the key to success when i nvesting in property”


Tel: 087 808 8758; 086 567 3224 (fax)


Thank you for using HouseCheck The role of HouseCheck is to provide a professional and unbiased property inspection service based on facts and in accordance with the National Building Regulations, Codes of Practice and the NHBRC home building manuals which lists the relevant accepted construction quality standards which must be satisfied. We are not affiliated with any estate agents or building contractors and are therefore completely unbiased in our report and recommendations to you. We inspect residential, commercial and industrial properties for individuals, companies or body corporates. Reports are confidential and issued only to the client. Terms & Conditions: What you should know about the scope and limitations of this HouseCheck inspection report: We have made a visual inspection of the observable areas of the property and this inspection report is a reasonable effort to assess the present condition of the different components of the property. Please remember that no house is perfect. If we find problems, it doesn't necessarily mean you shouldn't buy the house, but only that you will know better, in advance what to expect. Home ownership brings with it the certainty that failures and repairs will occur at some point and preventative maintenance will be required. Your HouseCheck report will not be able to predict all such occurrences, but the report should provide you with a useful tool. Our inspections are not intended as a service call. Operable conditions of mechanical, electrical, plumbing devices or other items inspected are only surmised from the visual evidence. No maintenance services, removal of cowlings, or destructive discovery can or will be performed. Should we locate an item that is not serviceable, or which creates doubt for our inspector, then we will bring this to your attention in the report and we will often suggest that an appropriate specialist be contacted to investigate further or make repairs. Our inspection is not conducted to detect and report on every minor problem or condition that may exist in the building. Many cosmetic deficiencies are to be considered obvious and will not be reported on. Please remember: Buyers are always at risk in a property transaction. The HouseCheck visual inspection may illuminate some areas of risk, but we are limited to observation of the existing condition on the day of our inspection and we are not liable for not reporting on non-visible, obscure or concealed faults. The most conscientious visual inspection is not capable of determining all conditions that actually exist within a house. Claims for concealed conditions, whether intentional or unintentional, must be made against the seller of the property. We will not move furniture etc., to obtain access to systems or components. We will only walk on the roof, or enter the roof cavity, or a crawl space if, in the opinion of the inspector given the conditions, it is safe and practical to do so. If we are unable to access the roof or any other area for any reason, we will inspect that area to the best of our ability without entering (for instance, scoping an inaccessible roof through binoculars) and we will report the fact that we have not physically entered a particular area. Hazardous materials are also beyond the scope of this inspection report. Even with our thorough effort, here are some examples of the types of things our inspection cannot determine with certainty:

• Roof, wall or other leaks that only occur under unusual conditions. • The inner workings of mechanical items. • The actual condition of underground pipes, drains or foundations.


Tel: 087 808 8758; 086 567 3224 (fax)


The desirability of a particular home is a matter of taste and individual preference and HouseCheck cannot be held liable, in any way for the decision of a buyer to acquire or not acquire a particular property. Our inspection and report is not intended to be construed as a guarantee of warranty, expressed or implied, including any implied warranty of merchantability or fitness for use regarding the conditions of the property, items and systems inspected, and our report should not be relied upon as such. Some items in the report are, by definition, subjective and the “opinion only” of the inspector, after observing the relative conditions encountered. Our intention is to provide an unbiased analysis of what we observe. Where we consider it appropriate we may make repair and maintenance suggestions or comment on the quality of materials. However, final decisions regarding maintenance or repairs are left to the client and tradesmen/specialists whom the client may employ. Your decision to purchase this home includes responsibility for the future maintenance of the grounds, structures, and mechanical/electrical/plumbing systems. Unfortunately, some home buyers later wish that they had not bought their home. Because you are a thoughtful consumer, we do not expect that situation to develop. But in the unlikely event that it should, then we cannot be held responsible for your decisions regarding buying (or selling) a property inspected by HouseCheck. By receiving our report you, the client, hereby acknowledge that you have read and accepted the above terms and conditions which define the scope and limitations of the HouseCheck inspection and report and you further agree that HouseCheck and/or its associated parties cannot be held liable in any way whatsoever for any errors or omissions with regard to the inspection or the report. The following inspection services are offered by Ho useCheck Pre-Purchase Inspection An inspection to uncover existing faults and identify potential problems, remedies and estimated repair cost. The following areas/components are inspected, but are not necessarily limited to: External: Roof structure and covering, flashings, gutters, roof cavity, plumbing in the roof cavity, geyser installation compliance, eaves, super structure, windows, doors, balconies and patios. Internal: Floor coverings, skirtings, windows, doors, walls, cupboards, fittings, cornices, ceilings. Bathrooms: shower, bath, basins, toilet, tiling, fittings. Outbuildings etc.: Staff quarters, storerooms, garages, swimming pool, water run-off and storm water management, tennis courts, gates, retaining and boundary walls. Quality Control Progress Inspections We offer regular site inspections at various stages of the building process, from foundation trenches to final hand over. This helps ensure that good building practices are followed; good quality materials are used as well as conformance to Building Regulations and Codes of Practice. This is a vital tool in ensuring that quality standards are maintained and that potentially expensive faults are rectified in time. Our involvement is well received by reputable builders who welcome our suggestions and constructive criticism. Ultimately, they want the same thing - a good quality final product and a happy customer. Newly Built Inspection (Snag list) An inspection conducted upon completion of an inspection of a new building, listing defects (snags) prior to hand over to the new owner. An optional follow-up de-snag inspection ensures that all snags have been satisfactorily addressed. This type of inspection is also used by


Tel: 087 808 8758; 086 567 3224 (fax)


developers, architects, builders and project managers to assist them in their quality control duties and aid in delivering a better quality product. Building Dispute Resolution Although we are not arbitrators, the technical expertise and experience, as well as the neutral stance of /HouseCheck, can help facilitate dispute resolution between builders and buyers, offering an impartial third party report of the facts concerning aspects of the building and quality of workmanship. Maintenance Inspections Identify and prioritize maintenance issues or get advice on improving the property together with an estimate of cost. Use this inspection to improve the value of the property or to simply avoid costly future repairs. Benefits of using HouseCheck’s services By making you aware of problems and potential problems with the property not always visible to an average purchaser we can save you untold stress and thousands of rands on future repair costs. Wise purchasers make their offer to purchase conditional to obtaining a satisfactory HouseCheck report. Our experience gained by inspecting all types of houses (new and old) is used to prevent similar problems happening to your property. We not only report on the defects, but give preventative and maintenance advice too.

• Reduce conflict opportunities between you and your builder/developer during and after construction and have your interests represented and protected.

• Estimated repair costs included with some reports puts into perspective what the defects

mean to your back pocket.

• If you consider the potential savings in avoiding future repairs and identifying problems at an early stage, the inspection effectively pays for itself.

• Buy and build with knowledge and gain peace of mind in knowing what you are getting

and avoid ‘nasty’ surprises in the future.

inspection: sample inspection report - housechecksample inspection report housecheck page 2 of 12...

Documents