inspection report: sample report - housecheck · property inspector: john graham 083 3109 766...

Property Inspector: John Graham 083 3109 766

HouseCheck. Suite 258, Private Bag X1005, Claremont 7735, Cape Town, South Africa www.propertyinspector.co.za

Tel: 083 3109 766; Fax: 086 659 6557 [email protected]

Date of Inspection: February, 2011

Client: AN Other

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. EXECUTIVE SUMMARY: This large new house at XXXX has been built close to the beach on a fairly level sandy plot within a security estate. According to the estate agent the floor area of the house is approximately 360 m2. While no serious structural concerns were noted, sections of the building work is poor and a great deal of work remains to be done in order to correct defects with regard to the following:

1. The roof– replacing broken tiles; correcting the roof valleys, installing and correcting flashing in various areas

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2. Gutters – consider installing gutters and downpipes 3. Waterproofing of concrete slab above the balcony and checking the waterproofing of the

balcony slab 4. Completion of balustrades – on balcony and staircase. 5. Skimming and/or replacing ceilings – this will involve removal and re-installation of .some

of the bedroom built-in cupboards and probably the replacement of some of the ceiling board.

6. Checking the installation and waterproofing of all windows and doors 7. Repair of wall cracks and repainting the interior and exterior walls as necessary 8. Checking the electrical wiring and correcting as necessary 9. Checking the plumbing and drains and correcting as necessary 10. Replacement of defective and badly installed items - laminated wood on staircase,

various missing or broken cupboard doors, loose and chipped vanity tops, missing or badly installed shower doors etc.

11. Checking and re-installation of the garage door. All items, with the exception of item 2 (gutters and downpipes) can be considered essential items which should be attended to immediately in order to render the house habitable and prevent further deterioration of the structure. The installation of gutters and downpipes is recommended, but is not essential and could be delayed if this was necessary for budget reasons. In addition to the above, and because the bona fides of the builder cannot be assumed given the extremely poor finished product, it is recommended that the following certification should be obtained and investigated prior to the conclusion of any purchase of the property. It is suggested that any offer to purchase should be made “subject to satisfactory evidence being tendered that the following items are in order and that the relevant persons/entities have assumed professional responsibility as the various structures/installations”:

• Enrolment of the property with the National Home Builder’s Registration Council (NHBRC). Without valid enrolment the NHBRC’s statuary warranties will not apply and banks will also decline bond finance.

• Certificate of occupation (issued by the local authority) – this certificate is only issued if the municipal inspector has been supplied with the following documentation: A19 roof certification; engineer’s certification of the foundations and slabs; electrical certificate of compliance. The municipality will normally also require a plumber’s certificate.

PERIMETER: The property is unfenced. OUTSIDE AREAS: There is a brick-paving surround around the house which is in reasonable condition. STORM WATER CONTROL: The roof has no gutters or downpipes and storm water management on the property is confined to the brick paving around the house. GARAGE Access to the double garage (and to the laundry adjacent to the back door) could not be obtained and so these areas could not be inspected. The metal roll-back/up garage door is somewhat damaged on the outside and has also come loose from its anchoring. This needs to be checked and corrected as necessary.




Geysers: According to the estate agent, two 200 liter 600 kPa pressure hot water geysers are located - one in the garage and the other in the laundry. This could not be verified. There is a geyser drip tray (but no geyser) in the roof cavity above the scullery. There is also no hot water supply to the kitchen and upstairs bathrooms. Downstairs water has been connected, but runs cold. ROOF: Pitched roof: This hipped roof has been clad with concrete tiles. The following problem areas were noted:

1. There are a number of cracked and missing roof tiles which need to be replaced.

2. The roof valleys are very narrow with gaps of 10 – 30mm. The National Home Builders Registration Council (NHBRC) Manual (Part 3.7.4.3.5) states that valleys should either be “open” with a gap of at least 50mm along the entire length of the valley, or “closed” where tiles fit snugly together to form a butt joint. The roof valleys of the inspected unit are neither “open” or “closed” – i.e. they are wide enough to admit wind-blown debris and too narrow to permit the valleys to flush during rain. Therefore the valleys on the inspected roof will be prone to clogging with debris with subsequent possible back up of water over the valley flashing and into the roof cavity. It is recommended that the roof tiles should be removed along all of the valleys. The valley flashing should be checked and then the tiles replaced with at least a 50mm wide valley.

Left: A view of the very narrow roof val leys – which will be prone to blocking and flooding .

Right: Open eaves with tattered undertile membrane flapping in the wind.

3. There are no gutters or downpipes and the Nutec fascia boards which have been fitted

are loose in areas. The eaves are open and the tile underlay membrane which extends under the open eaves is tattered and torn on the E. side of the house. It is recommended that the fascia boards should be checked and properly attached. It is also recommended that consideration should be given to closing the eaves and also fitting gutters and downpipes. This will make the structure more weatherproof and also allow for better management of storm water.




Left: Cracked ridge capping. Right: the flashing around the chimney is very poor. The crown of the chimney has also not been sloped to allow for water run-off. The cowl over the braai chimney is missing (lying on the balcony below), the lounge ch imney has been blocked off with a board and bricks.

Left: The blocked off lounge chimney. Right: The braai chimney with a missing cowl

4. The mortar in some of the ridge capping is cracked and loose. This common problem is the result of the mortar drying out too quickly when workmen fit the capping tiles on a hot day without first wetting the tiles. All cracked mortar should be replaced to prevent future leaks.

5. The flashing around the double chimney is poor and this roof projection will be prone to leaks. It is recommended that this flashing should be redone in accordance with the diagram on the next page – this involves the installation of a gutter above the chimney and installing effective flashing on the side and bottom walls of the chimney.

6. It should also be noted that the crown on the chimney is also unfinished. The chimney from the lounge fireplace has been covered with a piece of chipboard. The chimney from the built-in braai on the balcony lacks a cowl – this item is lying in the braai fireplace below. Cowls should be installed over both chimneys – after the crown of the chimney has been sloped and weather-proofed.




Roof cavity: Access to the roof cavity is only available via the trapdoor in the kitchen ceiling. This trap provides only limited access as the cavity is very small - to accommodate the double volume upstairs ceilings. The small size of the roof cavity made it difficult to do a meaningful inspection of the roof timbers and the construction techniques employed. The roof is carried by a heavy laminated cross beam to which engineered trusses (manufactured on site) have been fixed and bolted together. The roof structure appears to be sound – but as mentioned previously and in the light of the limited access to the interior of the roof – the roofing engineer’s A19 certificate should be obtained in order to confirm the soundness of this structure. The anchoring of the rafters to the walls, which could be seen, is incorrect. This defect could result in roof movement and instability. From what could be observed, it appears that anchors (hoop iron or wire) have not been built into the walls in the prescribed manner. Instead it seems (from the limited view available from within the roof cavity) that the roof timbers have merely been nailed to the wall plate with hoop iron straps.

This is not in accordance with NHBRC regulations. See diagram above. It is recommended that the tiles should be lifted around the eaves of the house to expose the anchoring and to confirm the sufficiency of this anchoring. If, as suspected, the anchoring has not been correctly done, the guidance of the roof engineer responsible for signing off the roof should be obtained as regards instructions for securing new hoop iron anchors to the walls. The engineer will probably require the hoop iron straps to be cut into the masonry and secured with 2-3 drive nails. The undertile membrane is torn in at least one area within the roof cavity – as mentioned previously this membrane is tattered and torn where it extends under the eaves of the E. side.




Because of holes under the eaves and elsewhere there has already been considerable bird ingress into the roof cavity and portions of the visible cavity have been fouled with bird droppings and nests.

Examples of rafters which have not been properly an chored to the walls Flat concrete roof over the balcony: This structure consists of a concrete slab (which has not been waterproofed) surrounded by a low brick parapet wall (which has not been plastered on the inside). The slab has been ineffectively flashed to the house wall with acrylic membrane (“lap en plak”).

Left: A view of the base of the chimney where it in tersects with the un-waterproofed concrete roof slab. Right: A general view of this roof slab an d parapet wall. The parapet wall should be plastered and the slab and adjacent chimney and hou se walls should then be properly waterproofed with torch-on bitumen.




Water seeping from this top roof is the cause of the various areas of damp-damaged walls in the rooms below. This entire slab including the parapet walls and the adjoining house wall should be properly waterproofed with torch-on bituminous felt by an experienced waterproofing expert. At the same time the water-proofer could flash the chimney and also check on the under-tile waterproofing of the first floor balcony slab. It is not obvious whether this balcony slab was properly waterproofed prior to laying the balcony floor tiles. It is also noted that this balcony slab was constructed flush with the interior slab – i.e. without the necessary 50mm weather step. The falls of this balcony should be carefully checked because, without the weather step, any water ponding on the balcony could run back into the lounge and kitchen. The balustrade must be completed.

Left: It appears from the starter bars protruding f rom the balcony slab that it was originally intende d for the roof above to have been larger – i.e. to ha ve covered the entire balcony. The plans and the engineers specifications should be checked in this regard. Right: the unfinished balustrade in the same area of the balcony. FOUNDATIONS & SUPERSTRUCTURE: While there is no evidence of any foundation weakness at this point in time, in the light of the poor construction techniques observed elsewhere in this house, the competence of the building team must be open to question. It would therefore be prudent to obtain assurances from the engineer who designed and signed off on the foundation footings and also the ground floor, first floor and roof slabs, that all of the concrete work in the foundations and slabs has been properly constructed as regards concrete strength, steel reinforcement and rational design. The plastered clay brick walls of the house are in reasonable condition. There is some slight horizontal cracking along slab level – which is almost certainly not a structural concern. There is also a diagonal crack to the left of the top of the garage door. These cracks are probably caused by poor construction techniques where the concrete slabs/beam rests/intersects on/with the brick walls. Concrete and masonry have different expansion coefficients and without construction of slip joints together with deep-V joints in the plaster, unsightly plaster cracks are likely to result. These observed cracks do not appear to be of structural concern.




Left: Horizontal crack at slab level above the gara ge door – this crack extends diagonally down the side of the door and is caused by expansion of the concrete work against the brick masonry. Right: Crack on the NW corner of the house where a water p ipe has been chased into the masonry. The plaster crazing cracks in areas of the wall is indicative of poor plastering techniques – probably these areas of the walls were plastered on a very hot day. There is no indication of plaster de-bonding from the plaster substrate and once the cracks have been repaired the walls can be re-painted. All minor cracks should be excavated and filled with a flexible crack filler (such as Mendall 90) – more extensive cracks (such as the one next to the garage door and another low down on the NW wall – where a water pipe has been chased into the wall) should be repaired and reinforced by first removing the damaged plaster, then tacking galvanised chicken mesh or plastic plaster mesh over the affected area and then re-plastering and re-painting. WINDOWS AND DOORS: Without invasive investigation, is not possible to tell whether the aluminum windows and doors have been correctly installed as regards waterproofing. It is recommended that all of these windows and doors should be sealed around all edges with a quality silicone sealer. This should be sufficient – however if damp manifests around any of the windows and doors after the first rainy season then it may be necessary to consider more drastic measures such as removing and re-installing any persistently leaking door or window frames. CEILINGS: The suspended Rhinoboard ceilings have been cut and patched in many areas This indicates poor initial workmanship. Some of the ceilings have been skimmed; other areas of the ceiling have not been skimmed at all and in some of the bedrooms the skimming of the ceilings does not extend over the tops of the cupboards. These cupboards were obviously installed prior to the ceilings being skimmed – leaving insufficient room for the skimmer to work. Some of the cornices are missing. Once all possibility of roof movement has been eliminated (by attending to the roof anchoring as detailed above), it should be possible to achieve an even, acceptable skimmed finish to the ceilings by re-skimming as necessary. It is doubtful that any of the ceilings need to be replaced. Cornices should be fixed/re-installed as necessary. Once this has been done the ceilings can be repainted. FLOORS: The various tiled and carpeted floors in the house are in reasonable condition barring the fact that two of the carpeted ground floor rooms have a finished floor level approximately 8mm lower that




the finished floor level of the adjacent tiled passageway. This indicates poor technique when the concrete slab was screeded. There are two alternatives: either live with this defect or remove the carpet and screed in the offending rooms, and replace with a topping of suitable thickness before re-installing the carpet. The laminated wood flooring on the stairs has been extremely poorly installed. The best solution would be to remove this finish and to tile the stairs

Unfinished balustrade and broken flooring on the st aircase BATHROOMS: There are various defects in the bathrooms. These include:

• Shower doors with missing panels or doors which require adjustment. • Free-standing baths which have not been anchored. This means that these baths move

easily if bumped or pushed and will result in the plumbing supply and drains being damaged in time if the baths are not secured as per the product requirements.

• Some of the bathroom cupboards and vanity tops are damaged. All should be checked and repaired/replaced as necessary.

KITCHEN AND SCULLERY: There is a cupboard door missing in the kitchen.




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.

In the light of the widespread nature of the defects listed and also in the light of the confirmation awaited from the engineers and electricians and plumbers who certified the various installations, it is not possible to provide a detailed estimate of the cost of effecting the necessary repairs as detailed in the Executive Summary of this report. The table below could be regarded as a “best case s cenario”. Repairs to roof cladding as detailed 45000

Anchoring of roof timbers to walls 22000

Closing up eaves 11500

Waterproofing roof slab 17500

Repairing cracks to walls 4500

Removing cupboards and skimming all ceilings 45000

Re-installing cupboards in bedrooms 9000

Completing balustrades 17500

Tiling staircase 7000

Painting exterior and interior 68000

Sealing all windows and doors 7500

Minor repairs to cupboards and fittings 10000

Total R264 500

If further problems are uncovered as regards the fo undations, slabs, roof, electrics, plumbing the cost of repair may be far higher. It may therefore be prudent to budget between R500 000 and R600 000 to allow for a “worst case scenario”. Please read the terms and conditions of our service (found on the following pages) which define the scope and limitations of the HouseCheck inspection and report. 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. 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.

Yours Faithfully,

John Graham

083 3109 766




Thank you for using HouseCheck HouseCheck provides an objective, professional and unbiased inspection service to our clients based on observable 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 inspect residential, commercial and industrial properties for individuals, companies or body corporates. 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.

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 build/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 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 the HouseCheck service 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.

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