sample housecheck maintenance action plan (map) · 2018-11-22 · housecheck johannesburg page 1 of...
TRANSCRIPT
Copyright 2018 ©
HouseCheckSample HouseCheck Maintenance Action Plan (MAP)
Cover Page
Johannesburg
Inspection prepared for: Sample Body Corporate MAP Report Date of Inspection: 24/8/2018 Time: 09:00 AM
Age of Home: 30 - 40 Years Weather: Clear
On-site inspector: Ettienne J van Rensburg - SAHITA Certified [email protected] / Cell: 082 927 7573
Inspector: Gerrie Van Niekerk
HouseCheck Johannesburg
Page 1 of 93
Ho
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ain
ten
an
ce A
cti
on
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n (
MA
P)
20
18
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20
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20
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HouseCheck Johannesburg
Page 2 of 93
20
19
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20
19
/20
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PA
IRS
3-1
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ind
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20
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20
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20
26
/27
20
27
/28
20
28
/29
20
23
/24
20
26
/27
20
22
/23
2 -
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LL
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ES
TO
TA
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20
24
/25
20
20
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20
24
/25
20
25
/26
20
20
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20
21
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20
22
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20
23
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20
24
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20
25
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20
27
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20
28
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20
26
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20
21
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20
20
/21
20
21
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1 -
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OF
S
3 -
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20
27
/28
20
25
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20
28
/29
HouseCheck Johannesburg
Page 3 of 93
3-1
4W
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20
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4-1
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20
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IRS
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20
21
/22
20
22
/23
20
23
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20
27
/28
20
28
/29
20
20
/21
20
21
/22
20
22
/23
20
23
/24
20
24
/25
20
27
/28
20
28
/29
20
20
/21
20
25
/26
20
24
/25
20
25
/26
20
26
/27
HouseCheck Johannesburg
Page 4 of 93
-
-
-
-
-
-
36
,73
38
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62
5,7
07
23
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84
5,3
37
20
19
/20
RE
PA
IRS
6-1
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s &
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-
61
2G
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-
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HouseCheck Johannesburg
Page 5 of 93
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HouseCheck Johannesburg
Page 6 of 93
HouseCheck Maintenance Action Plan (MAP)
MEMBERS MONTHLY CONTRIBUTIONS MEMBERS CONTRIBUTIONS
NAME OF COMPLEX / BUILDING
ADDRESS CALCULATED TOTAL MONTHLY CONTRIBUTION
ADJUSTED TOTAL MONTHLY CONTRIBUTION
UNIT AREA MONTHLY UNIT AREA MONTHLY UNIT AREA MONTHLY
NO MEMBER M² CONTRIBUTION NO MEMBER M² CONTRIBUTION NO MEMBER M² CONTRIBUTION
1 House 1 84 737.99 151 301
2 House 2 85 746.78 152 302
3 House 3 84 737.99 153 303
4 House 4 85 746.78 154 304
5 House 5 84 737.99 155 305
6 House 6 85 746.78 156 306
7 House 7 84 737.99 157 307
8 House 8 83 729.21 158 308
9 House 9 66 579.85 159 309
10 House 10 66 579.85 160 310
11 House 11 66 579.85 161 311
12 House 12 66 579.85 162 312
13 House 13 66 579.85 163 313
14 House 14 66 579.85 164 314
15 House 15 66 579.85 165 315
16 House 16 66 579.85 166 316
17 House 17 65 571.07 167 317
18 House 18 65 571.07 168 318
19 House 19 65 571.07 169 319
20 House 20 65 571.07 170 320
21 House 21 84 737.99 171 321
22 House 22 83 729.21 172 322
23 House 23 83 729.21 173 323
24 House 24 82 720.42 174 324
25 House 25 84 737.99 175 325
26 House 26 83 729.21 176 326
27 House 27 84 737.99 177 327
28 House 28 84 737.99 178 328
29 House 29 84 737.99 179 329
30 House 30 84 737.99 180 330
31 House 31 66 579.85 181 331
32 House 32 66 579.85 182 332
33 House 33 66 579.85 183 333
34 House 34 66 579.85 184 334
35 House 35 66 579.85 185 335
36 House 36 66 579.85 186 336
37 House 37 66 579.85 187 337
38 House 38 66 579.85 188 338
39 House 39 66 579.85 189 339
40 House 40 66 579.85 190 340
41 House 41 84 737.99 191 341
42 House 42 84 737.99 192 342
43 House 43 84 737.99 193 343
44 House 44 84 737.99 194 344
45 House 45 84 737.99 195 345
46 House 46 84 737.99 196 346
47 House 47 84 737.99 197 347
48 House 48 84 737.99 198 348
49 House 49 84 737.99 199 349
50 House 50 84 737.99 200 350
51 House 51 84 737.99 201 351
52 House 52 84 737.99 202 352
53 House 53 84 737.99 203 353
54 House 54 84 737.99 204 354
55 House 55 84 737.99 205 355
56 House 56 84 737.99 206 356
57 House 57 84 737.99 207 357
58 House 58 84 737.99 208 358
59 House 59 84 737.99 209 359
60 House 60 84 737.99 210 360
61 House 61 84 737.99 211 361
62 House 62 84 737.99 212 362
63 House 63 108 948.85 213 363
64 House 64 108 948.85 214 364
65 House 65 108 948.85 215 365
66 House 66 108 948.85 216 366
67 House 67 108 948.85 217 367
68 House 68 108 948.85 218 368
69 House 69 108 948.85 219 369
70 House 70 108 948.85 220 370
71 House 71 84 737.99 221 371
72 House 72 84 737.99 222 372
73 House 73 84 737.99 223 373
74 House 74 84 737.99 224 374
75 House 75 84 737.99 225 375
76 House 76 84 737.99 226 376
77 House 77 108 948.85 227 377
78 House 78 108 948.85 228 378
79 House 79 108 948.85 229 379
80 House 80 108 948.85 230 380
81 House 81 108 948.85 231 381
82 House 82 108 948.85 232 382
83 House 83 108 948.85 233 383
84 House 84 108 948.85 234 384
85 House 85 108 948.85 235 385
86 House 86 108 948.85 236 386
87 House 87 108 948.85 237 387
88 House 88 108 948.85 238 388
89 House 89 84 737.99 239 389
90 House 90 84 737.99 240 390
91 House 91 84 737.99 241 391
92 House 92 84 737.99 242 392
93 House 93 84 737.99 243 393
94 House 94 84 737.99 244 394
95 House 95 84 737.99 245 395
96 House 96 84 737.99 246 396
97 House 97 84 737.99 247 397
98 House 98 84 737.99 248 398
SUMMARYR59,715
R73,000
BODY CORPORATE (SAMPLE)
TOTAL CONTRIBUTING MEMBERS IF ALL CONTRIBUTIONS ARE THE SAME
SEE LISTTOTAL CONTIBUTION BY MEMBER
HouseCheck Johannesburg
Page 7 of 93
Contents
Contents
1 RoofsPage 11 111 Roof Covering • ROOF - MAIN STRUCTURES, GARAGES AND STAFF
QUARTERSPage 19 112 Roof Covering • ROOF - CARPORTSPage 27 113 Roof Covering • MAINSTRUCTURE - PERGOLAPage 28 141 Rainwater
Goods• RAINWATER GOODS - MAIN STRUCTURES CARPORTS& STAFF QUARTERS
Page 31 151 RoofWaterproofingSystems
• WATERPROOFING - MAIN STRUCTURES AND STAFFQUARTERS
2 Walls & FencesPage 32 211 Exterior
Foundation &SuperstructureWalls
• MAIN STRUCTURES, GARAGES AND STAFF QUARTERS
Page 40 212 ExteriorFoundation &SuperstructureWalls
• MAIN STRUCTURES, GARAGES STAFF QUARTERS -DAMP ISSUES
Page 49 221 InteriorSuperstructureWalls
• BUILDING 16 - OFFICE & STORE
Page 50 222 InteriorSuperstructureWalls
• BUILDING 34 - STAFF QUARTERS
Page 52 231 Boundary &Garden Walls &Fences
• GARDEN WALLS
Page 54 241 RetainingWalls
• RETAINING WALLS
3 OpeningsPage 55 311 Windows &
Doors• WINDOWS MAIN STRUCTURE & STAFF QUARTERS
Page 58 312 Windows &Doors
• DOORS MAIN STRUCTURE & STAFF QUARTERS
Page 60 313 Windows &Doors
• GARAGE DOORS MAIN STRUCTURE
Page 60 321 Security Gates • SECURITY GATE - POOL4 FloorsPage 61 411 Floor Covering • MAIN STRUCTURESPage 63 412 Floor Covering • STAFF QUARTERSPage 64 421 Floor Slab • MAIN STRUCTURES AND STAFF QUARTERS5 Fixtures
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Page 8 of 93
Page 66 521 Walk WayBalustrades andHand Railings
• MAIN STRUCTURES AND STAFF QUARTERS
Page 67 531 Signage,InformationDisplays and RoadSigns
• SIGNAGE & INFORMATION BOARDS
Page 68 532 Signage,InformationDisplays and RoadSigns
• ROAD MARKINGS
Page 69 541 Post Boxes • POST BOXES6 GroundsPage 70 621 Ground
Covering• ROAD, PARKING & WALKWAYS
Page 71 631 Ground &Storm WaterDrainage
• GROUNDS
Page 72 632 Ground &Storm WaterDrainage
• GROUNDS - STORM WATER MANAGEMENT
Page 75 641 Water Supply,Garden Water &Irrigation
• WATER SUPPLY
Page 75 661 SwimmingPools & Jacuzzi's
• SWIMMING POOL
Page 76 671 Vegetation • GARDEN7 Garden StructuresPage 78 751 Fish & Koi
Ponds, WaterFeatures
• WATER FEATURE
Page 78 771 Carports • CARPORT STRUCTURES8 ServicesPage 85 811 Fire Fighting
& PreventionEquipment
• HOSE & REEL FIRE EQUIPMENT
Page 86 812 Fire Fighting &PreventionEquipment
• FIRE EXTINGUISHERS
Page 87 813 Fire Fighting &PreventionEquipment
FIRE HYDRANTS
Page 88 821 ElectricalInstallations
• LIGHT FITTINGS -MAIN STRUCTURES, GARAGES ANDSTAFF QUARTERS
Page 89 822 ElectricalInstallations
• MAIN STRUCTURES, GARAGES AND STAFF QUARTERS
Page 91 831 Drains &Sewer Systems
• MAIN STRUCTURES, GARAGES AND STAFF QUARTERS
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Page 9 of 93
Introduction
In terms of the Sectional Title Schemes management (Act 8 of 2011) regulations as set out by the minister in theGovernment Gazette on 7 October 2016 Body Corporates have to:1. Establish a reserve fund for future costs including maintenance.2. Prepare a written maintenance, repair and replacement plan for capital items over the next ten years.3. Prepare a report on the current condition or state of repair for those items and and the times when those items willneed to be maintained, repaired to replaced.4. Estimate the maintenance, repair and replacement costs over the next ten years.5. Determine the annual contribution to the reserve fund [(estimated cost minus past contribution) divided by estimatedlife].The maintenance, repair and replacement plan takes effect on it’s approval by the members in general meeting.Each year the trustees must report the extent to which the approved maintenance, repair and replacement plan has beenimplemented to each annual general meeting. The HouseCheck SolutionHouseCheck has developed a unique product that provides all these requirements. A HouseCheck SAHITA trainedinspector will provide an independent report on the current condition of the property, estimate the maintenance and repaircosts over the next ten years and determine the annual contribution necessary to the reserve fund to cover the cost ofmaintenance as envisioned in the ministers regulations. A full report detailing this estimate will be provided to the body corporate trustees / managing agent to allow for tabling atthe Body Corporates annual general Meeting. What is the process?In terms of the regulations an annual condition assessment inspection report needs to be prepared. The initial reporttakes quite a bit of work as estimates of the size of the property need to be concluded. Individual components havedifferent lifespans and this data has to be collated for each property. This represents a "take on” phase. This phase doesnot have to be repeated in future years unless further improvements or units are added to the complex. The next component is the actual inspection which needs to be undertaken annually. This requires an inspector to makean assessment of the current condition of components and to revise his or her view on the likely maintenance, repair orreplacement date. This report’s information needs to be added into the specially developed HouseChecks managementtool to provide for an updated maintenance, repair and replacement plan cost over the next ten years. There are various factors that can influence the maintenance, repair and replacement plan, most notably severe weatherconditions. What if your body corporate decides not to do a maintenance plan?Under section 26(f) of the regulations, an independent auditor needs to review the annual statements, express a view onthe annual maintenance plan and the body corporate must make this available to any member, registered bondholder ormanaging agent. It is therefore unlikely that units can be sold or be transferred without this being in place.
HouseCheck Johannesburg
Page 10 of 93
Inspectors CommentsThis sectional title complex consists of thirteen double storey buildings comprising of ninety-eightdwelling units, each with a balcony; one staff quarter comprising of seven bedrooms, one commonarea, one bathroom and balcony; four garage buildings; one office and store room at pool area;eighteen carports; and a pool area.
This complex was in a fair condition. As with most buildings maintenance and repairs is required insome areas.
It would be suggested that the following projects be prioritised to commence at earliest possibledate:• Appoint professional expert advice, review & design for upgrade and/or additional drainagesystem to drain water away from all main structures. (Section Walls & Fences - 212 ExteriorFoundation & Superstructure Walls / Section Floors – 421 Floor Slag / Grounds – 632 Ground &Storm Water Drainage) Note: Investigation and monitoring should possibly include a wet and dryseason and remedial work would commence in a dry season;
• Carport roof covering sheets or components showing defects as described in report should bereplaced and/or a repair procedure should be undertaken. (Section Roofs - 112 Roof Covering);and
• Roof waterproofing systems on all slabs/canopies above entrances to units on first floor. (Roofs –151 Roof Waterproofing Systems) If viable, replace all rainwater goods to all structures includingcarports at same time. (Roofs - 141 Rainwater Goods)
Property InformationORIENTATION:For the purpose of this report the street front is taken to be south facingESTIMATED AGE:The age of the property is estimated to be 30 - 40 years oldERF GRADING:The grounds slopes slightly down to the west
Property DescriptionROOF AND COVERING:Galvanised metal sheetingEAVES:No eaves or roof overhangRAINWATER GOODS:PVCEXTERIOR WALLS:Plastered and painted wallWINDOW FRAMES:SteelEXTERNAL DOORS:TimberSteelGARAGE DOORS:Metal and Aluminium
Contact DetailsObservations: Contact Persons Name:Position held on the Body Corporate:Contact Numbers:
HouseCheck Johannesburg
Page 11 of 93
1 Roofs
Contributing MembersObservations: Total Contributing Members: 98Pro rata contribution list avaliable:Yes
Reserve FundEstablished Reserve Fund: Yes
Property InsuranceProperty insured: Yes
Roof Inspection & RestrictionsViewed via drone photographic and/or video imagesWalked on roof
WeatherObservations: WEATHER DURING INSPECTION:Clear
111 Roof Covering• COMPONENT DISCRIPTION:• All roof coverings of the main structures, secondary structures, lapa's, pergolas, car ports, shadeports, braai structures, etc. Tile, slates, sheets, thatch, slabs, etc. Ridges, valleys, verges, etc areincluded in this component.• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• ROOF - MAIN STRUCTURES, GARAGES AND STAFFQUARTERS• Roof cover type:Metal roof sheets - 116• Current condition:Good• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance performed during approximately:Year 2017• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & paint - 2• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• ROOF - MAIN STRUCTURES, GARAGES AND STAFFQUARTERS
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Page 12 of 93
Building 21 -Finishing:Painted - 2 Building 21 -Current condition:Good
Building 20 - Current condition:Good Building 20 -Current condition:Good
Building 20 -Current condition:Good Building 19 - Current condition:Good
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Page 13 of 93
Building 19 - Current condition:Good Building 17 - Current condition:Good
Building 17 - Current condition:Good Building 17 - Current condition:Good
Building 10 - Current condition:Good Building 10 - Current condition:Good
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Building 9 -Current condition:Good Building 9 - Current condition:Good
Building 9 - Current condition:Good Building 8 - Current condition:Good
Building 18 - Current condition:Good Building 18 -Current condition:Good
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Building 18 - Current condition:Good Building 11 - Current condition:Good
Building 11 - Current condition:Good Building 4 - Current condition:Good
Building 4 - Current condition:Good Building 4 - Current condition:Good
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Building 3 - Current condition:Good Building 3 - Current condition:Good
Building 3 - Current condition:Good Building 3 - Current condition:Good
Building 2 - Current condition:Good Building 2 - Current condition:Good
HouseCheck Johannesburg
Page 17 of 93
Building 2 - Current condition:Good Building 1 - Current condition:Good
Building 1 - Current condition:Good Building 34 - Current condition:Reasonable
Building 34 - Current condition:Reasonable Building 34 - Current condition:Reasonable
HouseCheck Johannesburg
Page 18 of 93
Building 19/garage - Current condition:Good Building 33 - Current condition:Good
Building 33 - Current condition:Good Building 16 - Current condition:Reasonable
HouseCheck Johannesburg
Page 19 of 93
112 Roof Covering• COMPONENT DISCRIPTION:• All roof coverings of the main structures, secondary structures, lapa's, pergolas, car ports, shadeports, braai structures, etc. Tile, slates, sheets, thatch, slabs, etc. Ridges, valleys, verges, etc areincluded in this component.• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• ROOF - CARPORTS• Roof cover type:Metal roof sheets - 116• Current condition:Reasonable• Finishing:Epoxy coated - 4• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• The following was observed at time of inspection of the carport roof coverings: light & heavywhite rust and/or red rust & superficial rust staining.
In general, sheets or components showing these defects should not be used and rather replacedand/or a repair procedure could be undertaken. However, it would be recommended thatexpert/specialist advice and review be sought first re: cause/nature of rust, financial feasibility ofrepairing and/or replacing of the roof covering.• Cost for expert/specialist advice and review would be a once off cost. Estimated cost of R 3 500for budget purpose is reflected under repairs; and• An estimated cost for replacing roof covering has been included.
White rust is a white powdery deposit formed from a natural corrosion process that can occur onany new zinc coated steel product. It is damaging to the appearance of the steel and importantly tothe anti-corrosion layer of zinc that protects the body of the steel. White rust is acidic, and it wouldbe recommended to replace the effected sheeting. If the sheeting is not replaced, remedialtreatment to reinstate the coating of the existing sheeting should be undertaken: affected areasshould be brushed off and an approved epoxy/inorganic zinc-rich paint applied to achieve arequired dry film thickness of 100 microns minimum.
• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean - 1• Maintenance work as per expert/specialist advice and review.• COMPONENT REPLACEMENT:• Component earmarked for replacement:Yes• Replacement required in the next 10 years:Yes• Replacement required in: See attached Maintenance Action Plan• ROOF - CARPORTS
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Page 20 of 93
Bld 32 - Visible rust Bld 26 - Current condition:Reasonable
Bld 27 - Repairs required: Yes Bld 30 - Current condition:Reasonable
Bld 31 - Repairs required: Yes Bld 12 - Repairs required: Yes
HouseCheck Johannesburg
Page 21 of 93
Bld 13 - Current condition:Reasonable Bld 24 - Current condition:Reasonable
Bld 25 - Current condition:Reasonable Bld 22 - Current condition:Reasonable
Bld 22 - Current condition:Reasonable Bld 22 - Current condition:Reasonable
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Page 22 of 93
Bld 23 - Current condition:Reasonable Bld 14 - Gutters blocked with debris
Bld 14 - Current condition:Reasonable Bld 14 - Gutters blocked with debris
Bld 14 - Current condition:Reasonable Bld 14 - Current condition:Reasonable
HouseCheck Johannesburg
Page 23 of 93
Bld 7 - Current condition:Reasonable Bld 5 - Current condition:Reasonable
Bld 5 - Current condition:Reasonable Bld 5 CP - Rusted areas observed
Bld 14 CP - Light white rust Bld 14 CP - Heavy white rust observed
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Page 24 of 93
Bld 14 CP - Heavy white rust Bld 15 CP - Rust debris observed
Bld 15 CP - Heavy white rust Bld 15 CP - Decaying leaves possibly creatingrust
Bld 22 CP - Heavy white rust observed Bld 22 CP - Heavy white rust observed
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Page 25 of 93
Bld 22 CP - Heavy white rust observed Bld 23 CP - Heavy white rust observed
Bld 23 CP - Heavy white rust observed Bld 24 CP - Light white rust observed
Bld 25 CP - Heavy white rust observed Bld 27 CP - Rust observed
HouseCheck Johannesburg
Page 26 of 93
Bld 28 CP - Heavy white rust observed Bld 29 CP - Heavy white rust observed
Bld 30 CP - Heavy white rust observed Bld 31 CP - Rust observed
Bld 31 CP - Heavy white rust observed Bld 32 CP - Heavy white rust observed
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113 Roof Covering• COMPONENT DISCRIPTION:• All roof coverings of the main structures, secondary structures, lapa's, pergolas, car ports, shadeports, braai structures, etc. Tile, slates, sheets, thatch, slabs, etc. Ridges, valleys, verges, etc areincluded in this component.• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• MAINSTRUCTURE - PERGOLA• Roof cover type:Timber board - 1111• Current condition:Fair• Finishing:Varnished - 3• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Remove flaking varnish & re-varnish - 5• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• MAINSTRUCTURE - PERGOLA
Bld 1 - Pergola Bld 8 - Current condition: Fair
Bld 8 - Current condition: Fair
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141 Rainwater Goods• COMPONENT DISCRIPTION:• All rainwater goods, gutters, box gutters, down pipes of the main structure and secondarystructure are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• RAINWATER GOODS - MAIN STRUCTURES CARPORTS & STAFF QUARTERS• Rain water goods type:PVC - 141• Current condition:Poor• Finishing:Natural - 6• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required: Replace damaged gutters / down pipes; remove debris andunblock gutters / down pipes. It would however be recommended to replace all rainwater goods toall structures including carports. Possibly with a seamless gutter system which is not susceptible toweathering and a product that carries a warranty of at least 30-years.• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Remove debris - 8• Maintenance work as per expert/specialist advice and review.• COMPONENT REPLACEMENT:• Component earmarked for replacement:Yes
• Replacement required in the next 10 years:Yes• Replacement required in: See attached Maintenance Action Plan• RAINWATER GOODS - MAIN STRUCTURES CARPORTS & STAFF QUARTERS
Building 20 - Gutter full of debris Building 10 - Debris in gutter
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Building 8 - Gutters with debris Bld 23 - Gutters block with debris
Bld 1 - down pipes installed Bld 1 - No down pipes installed
Bld 2 - Down pipe cracked at joint Bld 3 - Gutter cracked
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Bld 3 - Gutter leaking at joint Bld 4 - Gutter cracked at joint
Bld 17 - Gutter damaged Bld 17 - Gutter damaged
Bld 17 -Down pipe damaged Bld 30 CP - Gutter damaged
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2 Walls & Fences
151 Roof Waterproofing Systems• COMPONENT DISCRIPTION:• All waterproofing and flashing systems of all roofs of the main and secondary structures areincluded in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• WATERPROOFING - MAIN STRUCTURES AND STAFF QUARTERS• Waterproofing System type:Torch-on system - 152• Current condition:Poor• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required: Evidence of water ponding on majority of the slabs• Remove torch-on waterproofing;• Correct slope/gradient for directional water flow to outlet;• Apply new torch-on waterproofing; and• Connect outlet to downpipe to ground level; directing water away from main structure.
• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & apply waterproofing coating - 3• COMPONENT REPLACEMENT:• Component earmarked for replacement:Yes• Replacement required in: See attached Maintenance Action Plan• WATERPROOFING - MAIN STRUCTURES AND STAFF QUARTERS
Building 19 - Evidence of water ponding Building 11 - Evidence of water ponding
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211 Exterior Foundation & Superstructure Walls• COMPONENT DISCRIPTION:• Foundations, exterior of common superstructure areas , beams, columns, balconies, porches,verandas, terraces, courtyards, balustrade and balcony walls are included in this component.• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• MAIN STRUCTURES, GARAGES AND STAFF QUARTERS• Wall type:Plaster - 211• Current condition:Fair• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & paint - 2• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• MAIN STRUCTURES, GARAGES AND STAFF QUARTERS
Building 1 Building 2
Bld 2 - Current condition: Fair Building 3
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Bld 3 - Current condition:Fair Bld 3 - Current condition: Fair
Building 4 Bld 4 - Current condition: Fair
Bld 4 - Current condition: Fair Building 8
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Bld 8 - Birds nest Building 9
Building 10 Bld 10 - Current condition: Fair
Building 11 Bld 11 - Current condition: Fair
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Building 17 Building 18
Current condition: Fair Building 19
Bld 19 - Current condition:Fair Building 20
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Building 21 Bld 21 - Current condition: Fair
Bld 21 - Current condition: Fair Bld 16 - Current condition: Fair
Building 26 - Garage Bld 26 Garage - Current condition: Fair
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Bld 26 Garage - Current condition: Fair Building 33 - Garage
Building 19 - Garage Building 33 - Current condition: Fair
Building 19 - Current condition: Fair Building 34 - Garages & Staff Quarters
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Bld 34 - Current condition: Fair Bld 34 - Current condition: Fair
Bld 34 - Exterior walls
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212 Exterior Foundation & Superstructure Walls• COMPONENT DISCRIPTION:• Foundations, exterior of common superstructure areas , beams, columns, balconies, porches,verandas, terraces, courtyards, balustrade and balcony walls are included in this component.• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• MAIN STRUCTURES, GARAGES STAFF QUARTERS - DAMP ISSUES• Wall type:Plaster - 211• Current condition:Fair• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• The following was observed at time of inspection of the exterior foundation & superstructure wall:• Active rising damp;• Penetrating damp;• No visible joint between concrete slab & brick work observed - resulting in structural cracks andpossibly causing penetrating damp and spalling of concrete;• Deteriorated paint on exterior window sills – building 11 (unit 1) and• Holes and/or service ducts in exterior wall – building 20 (unit 67).
It would be recommended to get the following professional expert advice and review:• ECSA registered structural engineer; o The structural engineer could advise on the structural integrity of buildings and possiblesolutions to stop cracking between concrete slab and brickwork and spalling of the concrete (seesection 4-21 Floors Slab); o Advise on the effectiveness of the current storm water management system which possibly hasa major impact on rising damp in exterior foundation & superstructure wall as observed; o Propose an upgrade and/or additional drainage system to drain water away from mainstructures; and o Investigate and advise on the possible effect of dewatering schemes on uplift pressure andgroundwater variation under buildings i.e. possible structural cracking, structural stability ofbuildings and foundation systems etc.• A damp proofing specialist who is affiliated with the “Damp proofing and WaterproofingAssociation of South Africa”; o The damp proofing specialists would use equipment like thermo-imagining cameras etc. to donon-invasive testing to be able to advise on remedial costs and the most effective solutions.• Leak detection specialist; o To detect possible leaking pipes in the wall structure as well as possible leaking pipes in theground.
Estimated costs:• Professional fees for both the expert/specialist advice and review would be a once off cost.Estimated cost of R 65 000 for budget purpose is reflected under repairs.• The estimated costs of R 12 000 for the deteriorated paint on exterior window sills – building 11(unit 1) and holes and/or service ducts in exterior wall – building 20 (unit 67) is reflected underrepairs.• An estimated cost for proposed upgrade and/or additional drainage system has been included inbudget.
Note: Investigation and monitoring should include a wet and dry weather season and remedial workwould be done in a dry season.
Rising damp brings with it destructive nitrate and chloride salts from the ground. These salts areoften hygroscopic in nature. At times of high humidity, the salts absorb moisture from the air addingto the overall damp problem. Another main cause of damp is penetrative damp. This is wheredampness enters a building laterally through the walls.
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Left unchecked damp can lead to structural damage and very costly repairs. It’s is thereforenecessary to act pro-actively.
• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Remedial work as per expert/specialist advice and review.• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• MAIN STRUCTURES, GARAGES STAFF QUARTERS - DAMP ISSUES
Bld 1 -Damp measured in walls Bld 1 - No visible joint between slab & brick work -resulting in penetrating damp
Bld 2 - Damp measured Bld 2 - Acrylic waterproofing weathered
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Bld 2 - Damp measured in walls Bld 2 - Penetrating damp - possibly from roof slab
Bld 2 - No visible joint between slab & brick work -resulting structural cracking & penetrating damp
Bld 2 - No visible joint between slab & brick work -resulting structural cracking & penetrating damp
Bld 3 - Active damp measured Bld 3 - Active damp measured
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Bld 3 - Active damp measured Bld 3 - Active damp measured
Bld 3 - Penetrating damp from above Bld 3 - Penetrating damp from above
Bld 3 - Penetrating damp from above Bld 3 - Active rising damp
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Bld 3 - Penetrating damp from above Bld 8 - Penetrating damp from above
Bld 9 - Active damp measured Bld 9 - Active damp measured
Bld 9 - Active damp measured Bld 9 - Active damp measured
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Bld 11 - Active damp measured Bld 11 - Active damp measured
Bld 11 - Paint weathered Bld 11 - Active damp measured
Bld 11 - Paint weathered Bld 17 - Active damp measured
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Bld 17 - Active damp measured Bld 17 - No visible joint between slab & brick work- resulting in structural cracks and/or penetrating
damp
Bld 17 - Active damp measured Bld 17 - Active damp measured
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Bld 17 - Acrylic waterproofing on wall weathered Bld 17 - No visible joint between slab & brick work- resulting in structural cracks and/or penetrating
damp
Bld 17 - Penetrating damp from above Bld 17 - Acrylic waterproofing on wall weathered
Bld 17 - Active damp measured Bld 18 - Penetrating damp from above
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Bld 18 - Penetrating damp from above Bld 20 - Active damp measured
Bld 20 - Active damp measured Bld 20 - Active damp measured
Bld 20 - Active damp measured Bld 20 - Structure requires repairs
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Bld 20 - Active damp measured Bld 20 - Active damp measured
Bld 20 - Penetrating damp Bld 20 - Active damp measured
Unit 91 - Paint bilstering on beam
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221 Interior Superstructure Walls• COMPONENT DISCRIPTION:• Interior walls of common superstructure areas including beams, columns etc. are included in thiscomponent.• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• BUILDING 16 - OFFICE & STORE• Interior Wall type: Plaster - 221• Current condition:Poor• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention require: Clean, dam proof & paint• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & paint - 2• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• BUILDING 16 - OFFICE & STORE
Building 16 - Office Building 16 - Store room
Bld 16- Slab with water damage Bld 16 -Penetrating damp in walls
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Bld 16 - Toilet & wash hand basin Bld 16 - Ceilings
222 Interior Superstructure Walls• COMPONENT DISCRIPTION:• Interior walls of common superstructure areas including beams, columns etc. are included in thiscomponent.• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• BUILDING 34 - STAFF QUARTERS• Interior Wall type: Plaster - 221• Current condition:Poor• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required: Clean, repair ceilings, kitchen units & paint• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & paint - 2• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• BUILDING 34 - STAFF QUARTERS
Bld 34 - Kitchen area Bld 34 - Kitchen units require maintenance
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Bld 34 - Ceilings Bld 34 - Walls dirty
Bld 34 - Living area Bld 3 - Bathroom
Bld 34 - Bathroom shower Bld 3 - Paint peeling
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Bld 3 - Paint peeling Bld 34 - Ceilings
Bld 34 - Ceilings
231 Boundary & Garden Walls & Fences• COMPONENT DISCRIPTION:• All boundary and garden walls / fences are included in this component are included in thiscomponent.• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• GARDEN WALLS• Wall type:Plaster - 231• Current condition:Good• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & paint - 2• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• GARDEN WALLS
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Boundary wall pool area Boundary wall pool area
Boundary wall pool area Washing/hanging area
Washing/hanging area Garden wall
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Garden wall Washing/hanging area
Garden wall
241 Retaining Walls• COMPONENT DISCRIPTION:• All retaining walls are included in this component.• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• RETAINING WALLS• Retaining wall type: Brick and Mortar - 241• Current condition:Good• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & paint - 2• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• RETAINING WALLS
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3 Openings
Retaining wall Retaining wall
311 Windows & Doors• COMPONENT DISCRIPTION:• All windows and doors of the main structure and secondary structures are included in thiscomponent• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• WINDOWS MAIN STRUCTURE & STAFF QUARTERS• Window / Door type:Metal - 311• Current condition:Poor• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required: Remove and replace cracked glazing, putty and paint• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & paint - 2• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• WINDOWS MAIN STRUCTURE & STAFF QUARTERS
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Bld 2 - Window frames require maintenance Bld 3 - Window frames require maintenance
Bld 3 - Windows require maintenance Bld 3 - Window frames require maintenance
Bld 4 - Frame rusted Bld 9 - Window frames require maintenance
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Bld 9 - Window frames require maintenance Bld 11 - Windows frames require maintenance
Bld 17 - Window frames require maintenance Bld 20 - Window frames require maintenance
Bld 16 - Window frames requires maintenance Bld 16 - Window frames requires maintenance
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Bld 34 - Steel door rusted
312 Windows & Doors• COMPONENT DISCRIPTION:• All windows and doors of the main structure and secondary structures are included in thiscomponent• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• DOORS MAIN STRUCTURE & STAFF QUARTERS
• Window / Door type:Timber - 313• Current condition:Fair• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & paint - 2• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• DOORS MAIN STRUCTURE & STAFF QUARTERS
Bld 1 - Front doors weathered Bld 2 - Front doors weathered
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Bld 9 - Front doors weathered Bld 11 - Front doors weathered
Bld 17 - Storeroom doors damaged Bld 17 - Front doors weathered
Bld 18 - Front doors weathered
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313 Windows & Doors• COMPONENT DISCRIPTION:• All windows and doors of the main structure and secondary structures are included in thiscomponent• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• GARAGE DOORS MAIN STRUCTURE• Window / Door type:Glavanized metal - 312• Current condition:Fair• Finishing:Epoxy coated - 4• REPAIRS / ATTENTION REQUIRED:• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Service / Maintenance - 10• COMPONENT REPLACEMENT:• Component earmarked for replacement:Select• GARAGE DOORS MAIN STRUCTURE
Bld 26 Garage - Doors appeared in good condition
321 Security Gates• COMPONENT DISCRIPTION:• All security gates in the common areas of the main and secondary structures are included in thiscomponent• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• SECURITY GATE - POOL• Security gate type:• Current condition:Good• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean - 1• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• SECURITY GATE - POOL
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4 Floors
Security gate at pool area
411 Floor Covering• COMPONENT DISCRIPTION:• All floor covering of balconies, terraces, porches, verandas etc of the main structure andsecondary structures are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• MAIN STRUCTURES• Floor Covering type:Floor Tiles - 411• Current condition:Fair• Finishing:No finishing - 0• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required: Specific sealing of tiles on stairways to prevent penetratingdamp into store rooms• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & apply waterproofing coating - 3• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• MAIN STRUCTURES
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Appear not to be sealed - penetrating damp instore rooms below
Tile floor covering
Tile floor covering Tile floor covering - mould
Appear not to be sealed - penetrating damp instore rooms below
Tile covering
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412 Floor Covering• COMPONENT DISCRIPTION:• All floor covering of balconies, terraces, porches, verandas etc of the main structure andsecondary structures are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• STAFF QUARTERS• Floor Covering type:Floor Tiles - 411• Current condition:Poor• Finishing:No finishing - 0• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended: Clean and replace broken tiles• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• STAFF QUARTERS
Bld 34 - Novilon floor covering damaged Bld 34 - Novilon floor covering damaged
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421 Floor Slab• COMPONENT DISCRIPTION:• All floor slabs of balconies, terraces, porches, verandas etc of the main structure and secondarystructures are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• MAIN STRUCTURES AND STAFF QUARTERS• Floor slab type: Pre-cast Structure - 423• Current condition:Fair• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required : Repair and seal cracks• See section 2-12 Exterior Foundations & Superstructure Walls
• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended: As per specialist advise• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• MAIN STRUCTURES AND STAFF QUARTERS
Bld 3 - Penetrating damp from above Bld 4 - Penetrating damp
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Bld 8 - Penetrating damp from above Bld 8 - Penetrating damp from above
Bld 8 - Penetrating damp from above Bld 10 - No visible joint between slab & brick work- resulting in structural cracks and/or penetrating
damp
Bld 17 - Penetrating damp from above Unit 91 - Concrete spalling/paint flackig
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5 Fixtures
521 Walk Way Balustrades and Hand Railings• COMPONENT DISCRIPTION:• All walkway, balcony, decks, terrace etc - balustrades and hand railings of the main andsecondary structures are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• MAIN STRUCTURES AND STAFF QUARTERS• Balustrade / railing type:Metal - 523• Current condition:Good• Finishing:Natural - 6• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Service / Maintenance - 10• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• MAIN STRUCTURES AND STAFF QUARTERS
Generally in good condition Balustrades and hand railings
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531 Signage, Information Displays and Road Signs• COMPONENT DISCRIPTION:• All signage, information and road signs affixed to or on walls, on road / tar, etc are included in thiscomponent• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• SIGNAGE & INFORMATION BOARDS• Signage type: Board - 532• Current condition:Good• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & paint - 2• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• SIGNAGE & INFORMATION BOARDS
Bld 16 - Current condition:Good Current condition:Good
Current condition:Good Current condition:Good
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Current condition:Good Current condition:Good
532 Signage, Information Displays and Road Signs• COMPONENT DISCRIPTION:• All signage, information and road signs affixed to or on walls, on road / tar, etc are included in thiscomponent• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• ROAD MARKINGS• Signage type :Roadway - 531• Current condition:Good• Finishing: Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required: Repaint stop road marking at main entrance• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Clean & paint - 2• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• ROAD MARKINGS
Stop road markings weathered Road markings current condition:Good
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Current condition:Good Road markings current condition:Good
541 Post Boxes• COMPONENT DISCRIPTION:• All post boxes affixed to walls or part of wall structure are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• POST BOXES• Type of post boxes:Metal - 543• Current condition:Good• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• Type of repairs / attention required:Select repairs• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Service / Maintenance - 10• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• POST BOXES
Bld 16 - Current condition:Good Bld 16 - Current condition:Good
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6 Grounds
621 Ground Covering• COMPONENT DISCRIPTION:• All ground coverings - driveways, foot paths, outside areas, tennis courts, braai area, ect. areincluded in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• ROAD, PARKING & WALKWAYS• Ground covering type: Brick paving - 621• Current condition:Fair• Finishing:Natural - 6• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required: Remove loose bricks and relay• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Service / Maintenance - 10• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• ROAD, PARKING & WALKWAYS
Walkways generally require attention in places Walkways generally require attention in places
Paved roadway - Current condition:Fair Pave parking areas generally in a fair condition
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Paved parking requires general maintenance Paved walkways generally in a fair condition
631 Ground & Storm Water Drainage• COMPONENT DISCRIPTION:• All ground and storm water drainage systems are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• GROUNDS• Ground & Storm Water System type: Under ground pipes - 633• Current condition:Fair• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required: Repair and replace damaged catch pit grids• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Service / Maintenance - 10• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• GROUNDS
Current condition:Good Current condition:Good
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Current condition:Good Storm water inlet grid cover missing
632 Ground & Storm Water Drainage• COMPONENT DISCRIPTION:• All ground and storm water drainage systems are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• GROUNDS - STORM WATER MANAGEMENT• Ground & Storm Water System type: Concrete and/or paving apron around main structure wallsdirecting water flow away from structures• Current condition:Very poor• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• The following was observed at time of inspection of the grounds in close proximity to thestructures: • Paved areas around structures covered in moss and algae; • Evidence of water ponding in areas; • Garden beds up against wall structures; and • Water run off not channelled away from structures.
This observation together with a possible high-water table goes hand in hand with the active risingdamp observed as noted and discussed in the section 2-12 Exterior Foundation & SuperstructureWall if left can lead to structural damage and very costly repairs.
See section 2-12 Exterior Foundation & Superstructure Wall for possible remedial work.• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance recommended: Remedial work as per expert/specialist advice and review.• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• GROUNDS - STORM WATER MANAGEMENT
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Bld 2 - Garden beds against structure - possibledamp in walls
Bld 2 - Garden beds against structure - possibledamp in walls
Bld 3 - Garden beds against structure - possibledamp in walls
Bld 4 - Garden beds against structure - possibledamp in walls
Bld 4 - Apron not sloping away from mainstructure
Bld 8 - Garden beds against structure - possibledamp in walls
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Bld 8 - Rain water not flowing away from mainstructure
Bld 9 - Garden beds against structure - possibledamp in walls
Bld 20 - Garden beds against structure - possibledamp in walls
Bld 20 - Garden beds against structure - possibledamp in walls
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641 Water Supply, Garden Water & Irrigation• COMPONENT DISCRIPTION:• All water supply systems, garden water and irrigation systems are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• WATER SUPPLY• Water Supply, Garden Water & Irrigation System type:Water taps - 641• Current condition:Reasonable• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Service / Maintenance - 10
The water reticulation system of this complex is approximately 30 years old. Galvanised pipes weremostly used. There could possibly be water pressure problems etc. due to calcium buildup and/orother buildup in the galvanised pipes. It should be considered to get specialist advise and reviewand possible solutions.
The remedial work for the water supply could be argued as a repair cost. However, the exact extentand possible high cost is unknown and therefore rather budgeted for as a maintenance item overmultiple financial years. This budget can then also be adjusted annually as required.
• Professional fees for both the expert/specialist advice and review would be a once off cost.Estimated cost of R 12 000 for budget purpose is reflected under repairs.
• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• WATER SUPPLY
661 Swimming Pools & Jacuzzi's• COMPONENT DISCRIPTION:• All swimming pool and jacuzzis' are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• SWIMMING POOL• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Service / Maintenance - 10• COMPONENT REPLACEMENT:• Component earmarked for replacement:YesFiberglass Lining• Replacement required in: See attached Maintenance Action Plan• SWIMMING POOL
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Swimming pool - Current condition:Good
671 Vegetation• COMPONENT DISCRIPTION:• All trees, plants and shrubs which can cause potential damage are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• GARDEN• Tree, shrubs and plant growth type: Trees - 671• Current condition:Poor• Finishing:No finishing - 0• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required: Trim tree branches & shrubs back and away from all.• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Remove vegetation - 9• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• GARDEN
Building 8 - Overhanging branches Bld 15 CP - Tree branches overhangingroof/leaves block gutters
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Bld 23 CP - Tree branches overhangingroof/leaves block gutters
Bld 24 CP - Tree branches overhangingroof/leaves block gutters
Bld 25 CP - Tree branches overhangingroof/leaves block gutters
Bld 27 CP - Tree branches overhangingroof/leaves block gutters
Bld 29 CP - Tree branches overhangingroof/leaves block gutters
Bld 30 CP - Tree branches overhangingroof/leaves block gutters
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7 Garden Structures
751 Fish & Koi Ponds, Water Features• COMPONENT DISCRIPTION:• All Fish & Koi ponds, Water features are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• WATER FEATURE• Fish & Koi ponds and water features type: Water feature• Current condition:Good• REPAIRS / ATTENTION REQUIRED:• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance recommended:• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• WATER FEATURE
Current condition:Good Current condition: Good
771 Carports• COMPONENT DISCRIPTION:• All carports structures are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• CARPORT STRUCTURES• Carport Structure type: Metal - 771• Current condition:Good• Finishing:Painted - 2• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required: Remove and replace rusted sections• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance recommended:Service / Maintenance - 10• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• CARPORT STRUCTURES
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Building 5 - Carport Bld 5 CP - Structure in good condition
Bld 5 CP - Acrylic waterproofing membranedebonding & rust
Building 6 - Carport
Bld 6 CP Bld 6 CP
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Building 7 - Carport Bld 7 CP - Structure in good condition
Building 12 - Carport Building 13 - Carport
Building 14 - Carport Bld 14 CP - Structure in good condition
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Building 15 - Carport Bld 15 CP - Decaying leaves possibly creatingrust
Building 22 CP - Carport Bld 22 CP - Structure in good condition
Building 23 - Carport Building 24 - Carport
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Building 25 - Carport Bld 25 CP - Structure with rusted areas
Building 26 - Carport Bld 26 - Bird nest
Building 27 - Carport Bld 27 CP - Severe rust observed/internal gutterspossibly blocked
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Bld 27 CP - Rust previously repaired Building 28 - Carport
Bld 28 CP - Structure badly rusted Bld 28 CP - Internal gutters possibly blocked
Building 29 - Carport Bld 29 CP - Structure badly rusted/possiblyblocked gutters
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Bld 29 CP - Structure badly rusted/possiblyblocked gutters
Building 30 - Carport
Building 31 - Carport Bld 31 CP - Structure appears to be in goodcondition
Building 32 - Carport
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8 Services
811 Fire Fighting & Prevention Equipment• COMPONENT DISCRIPTION:• All fire fighting, safety and prevention systems and equipment. Extinguishers, Smoke detectors,Sprinkler systems, ect are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• HOSE & REEL FIRE EQUIPMENT• Fire Fighting Equipment type: Hose & Reel - 811• Current condition:Good• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance recommended:Service / Maintenance - 10• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• HOSE & REEL FIRE EQUIPMENT
Bld 1 - Appeared to be in order at time ofinspection
Bld 2 - Appeared to be in order at the time of theinspection
Bld 2 - Appeared in order at time of inspection Bld 8 - Appeared to be in order at time ofinspection
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Bld - 9 appeared to be in order at time ofinspection
Bld 10 - Appeared to be in order at time ofinspection
812 Fire Fighting & Prevention Equipment• COMPONENT DISCRIPTION:• All fire fighting, safety and prevention systems and equipment. Extinguishers, Smoke detectors,Sprinkler systems, ect are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• FIRE EXTINGUISHERS• Fire Fighting Equipment type: Wall mounted extinguishers - 812• Current condition:Good• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance recommended:Service / Maintenance - 10• COMPONENT REPLACEMENT:• FIRE EXTINGUISHERS
Bld 3 - Appeared to be order at the time ofinspection
Bld 17 - Appeared to be in order at time ofinspection
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Bld 20 - Appeared to be in order at time of inspection
813 Fire Fighting & Prevention EquipmentObservations: COMPONENT DISCRIPTION:All fire fighting, safety and prevention systems and equipment. Extinguishers, Smoke detectors,Sprinkler systems, ect are included in this componentCOMPONENT INFORMATION AND CONDITION ASSESSMENT:FIRE HYDRANTSFire Fighting Equipment type: Fire Hydrant - 814Current condition:GoodREPAIRS / ATTENTION REQUIRED:Repairs required: NoRECOMMENDATIONS FOR MAINTENANCE:Maintenance / attention required during:Year 2019Maintenance recommended:Service / Maintenance - 10COMPONENT REPLACEMENT:Component earmarked for replacement:NoFIRE HYDRANTS
Current condition:Good
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821 Electrical Installations• COMPONENT DISCRIPTION:• All electrical installations, equipment, motors, lights, light fittings, are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• LIGHT FITTINGS -MAIN STRUCTURES, GARAGES AND STAFF QUARTERS• Current condition:Reasonable• Electrical Equipment type: Lights fittings - 823• REPAIRS / ATTENTION REQUIRED:• Repairs required: Yes• Type of repairs / attention required:Remove and replace damaged componenets• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Service / Maintenance - 10
• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• LIGHT FITTINGS -MAIN STRUCTURES, GARAGES AND STAFF QUARTERS
Bld 3 - Light shades missing Bld 3 - Light shades missing
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822 Electrical Installations• COMPONENT DISCRIPTION:• All electrical installations, equipment, motors, lights, light fittings, are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• MAIN STRUCTURES, GARAGES AND STAFF QUARTERS• Electrical Equipment type: Electrical Distribution Box - 824• Current condition:Fair• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Service / Maintenance - 10
To compile an accurate maintenance plan for the electrical installations, it would be recommendedto get the services of a registered electrical engineer and/or electrician to establish the currentstatus-quo / compliance of the electrical installation for the whole complex.
• Professional fees for both the expert/specialist advice and review would be a once off cost.Estimated cost of R 12 000 for budget purpose is reflected under repairs.
• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• MAIN STRUCTURES, GARAGES AND STAFF QUARTERS
Distribution cabinets Bld 16 - DB board
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Bld 34 - DB Board Distribution cabinets
Distribution cabinets
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Terms of Business and Scope of this HouseCheck Report
831 Drains & Sewer Systems• COMPONENT DISCRIPTION:• All gulleys, piping, rodding eyes, manholes, ect are included in this component• COMPONENT INFORMATION AND CONDITION ASSESSMENT:• MAIN STRUCTURES, GARAGES AND STAFF QUARTERS• Drains & Sewer System type: Drains & Gulleys - 831• Current condition:Reasonable• REPAIRS / ATTENTION REQUIRED:• Repairs required: No• RECOMMENDATIONS FOR MAINTENANCE:• Maintenance / attention required during: See attached Maintenance Action Plan• Maintenance recommended:Service / Maintenance - 10
The drains & sewer system of this complex is approximately 30 years old. To compile an effectiveappropriate maintenance plan for the drains & sewer system, it should be considered to have asewer camera inspection done of the sewer network in the complex.
• Professional fees for both the expert/specialist advice and review would be a once off cost.Estimated cost of R 35 000 for budget purpose is reflected under repairs.
• COMPONENT REPLACEMENT:• Component earmarked for replacement:No• MAIN STRUCTURES, GARAGES AND STAFF QUARTERS
Terms of Business &Scope of the HouseCheck Maintenance report This HouseCheck report documents only significant defects observed by the HouseCheck inspector at the time of theinspection regarding the estimated maintenance requirements of the external capital elements of a property, a structure,or a group property scheme. In the case of a group property scheme, the maintenance requirements of commonproperty may also be inspected and documented.“Maintenance requirement” is defined as an assessment by the HouseCheck inspector of the need to replace, repair orrefurbish any structure, or component of such structure within a time frame as stated in the HouseCheck report.Note: Other property specialists may disagree with the HouseCheck assessment of a defect, maintenance requirement,or time frame in which maintenance is estimated to be required. If uncertain, the client is urgent to get a “second opinion”. Training of HouseCheck inspectors:All HouseCheck reports are prepared by SAHITA certified inspectors using specialised inspection instruments andsoftware systems, which have been customised to suit the South African built environment. All HouseCheck reports arealso checked before release by an experienced Master Inspector to ensure and maintain the consistent high quality ofevery HouseCheck report. Limitations of this HouseCheck Report:Minor damage and defects, which in the opinion of HouseCheck, do not require prompt attention to preserve thefunctional and safety integrity of a structure or installation may not be documented in this HouseCheck Report. Typicallysuch damage or defects are “minor” or cosmetic in nature. Need more detail? Get a HouseCheck Comprehensive Report:It is strongly recommended that anyone requiring comprehensive information regarding the condition of any propertyshould commission a HouseCheck Comprehensive Report on that property. This Comprehensive report, documents andevaluates all observed defects and also provides cost estimates for repair. Limitations and terms of any HouseCheck report:The goal of HouseCheck is to provide a professional, objective and unbiased inspection service to our clients based onobservable facts.
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HouseCheck and Contractors
HouseCheck reports are based on the various standards set by the National Building Regulations (NBR), the NationalHome Builders' Registration Council (NHBRC) Manual and are guided by the specifications of the suppliers of manydifferent building materials used in the construction of South African homes. All of these sources provide HouseCheck inspectors with important information on the relevant accepted constructionquality standards. References to these authorities may be found in this report. No guarantee or warranty:Caution: The HouseCheck report should never be construed as a guarantee or implied warranty of any type. Homeownership brings with it the certainty that failures and repairs will occur at some point and preventative maintenance andrepairs will be required. A HouseCheck report will not be able to predict all such occurrences, but the report shouldprovide the client(s) and other interested parties with a useful tool. All observations made and reported on in theHouseCheck report apply only to the time and date of the inspection. There is no guarantee or implied warranty of anyfuture condition, or change from the condition observed at the time of the inspection. The scope and limitations of a HouseCheck inspection and report:HouseCheck will conduct a visual inspection only of the observable areas of the relevant sections of the property beinginspected and HouseCheck will then issue the client with a written report on the relevant inspected areas of the property.HouseCheck hereby absolves itself from any responsibility for any verbal feedback or comment provided to a client by aHouseCheck inspector or staff member. Only official, written, HouseCheck reports are valid. HouseCheck reports mayinclude photographs of some, or all, of the defects documented in the report. Where appropriate a technical assessmentof the defect, cost estimates and sometimes maintenance advice may also be included. The HouseCheck report is a reasonable effort to assess the present condition of the different components of theinspected property. The HouseCheck inspector will not move furniture or other goods, to obtain access to systems or components. The HouseCheck inspector will only walk on the roof, or enter the roof cavity, or a crawl space if, in the opinion of theinspector given the conditions at the time of the inspection, it is safe and practical for the inspector to do so. If theHouseCheck inspector is unable to access the roof or any other area for any reason, the inspector will inspect that areato the best of his/her ability without entering (for instance, scoping an inaccessible roof through binoculars). Who we are:HouseCheck is a national property inspection group of companies operating in Southern Africa. HouseCheck is a registered trademark (Trademark Reg. No. 2010113561) belonging to the HouseCheck Group ofCompanies. The HouseCheck Group consists of Fengshui Property Solutions CC Reg. No. 2008/234444/23;HouseCheck Inspectors (Pty) Ltd (Reg. No. 2012/189998/07); HouseCheck Inspectors (Cape) (Pty) Ltd Reg. No.2014/094671/07; HouseCheck Inspectors (Inland) (Pty) Ltd Reg. No. 2014/094666/07; HouseCheck Inspectors (East&Central) (Pty) Ltd Reg. No. 2014/094668/07; HouseCheck Franchising (Pty) Ltd Reg. No. 2012/189989/07 –all of:(Postal) Suite 258 Postnet, Private Bag X1005, Claremont, 7735 and with its Head Office at 80 St Michaels Road,Claremont 7707, Cape Town, South Africa.See also www.housecheck.co.za
HouseCheck does not recommend any contractors for repair work, because we see this as a potential conflict of interest and because wewould not have any control over workmanship, performance etc. HouseCheck recommends that the applicable governing body forwhichever trades are required should be contacted to obtain a list of local members. These members should be asked to quote on neededrepairs. Below are the regional website addresses of the Master Builders of South Africa. Master Builders South Africa: www.mbsa.org.za Regional Members:•Western Cape: www.mbawc.org.za
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•Boland: www.mbaboland.org.za•Greater Boland: www.mbanorthboland.org.za•Northern Cape: www.mbanc.org.za •Eastern Cape: www.ecmba.org.za•North: www.mbanorth.co.za / www.gmba.org.za (Gauteng, North West, Mpumalanga and Limpopo provinces)•Kwa-Zulu Natal: www.masterbuilders.co.za •Free State: www.mbafs.co.za Below are the governing bodies of certain trades:•Electrical Contractors Association of SA: www.ecasa.co.za•Institute of Plumbing South Africa: www.iopsa.org.za/•Waterproofing Federation of South Africa: www.waterproofingfederation.co.za•Dampproofing and Waterproofing Association of South Africa: www.dwasa.net•Institute for Timber Construction South Africa: www.itc-sa.org•Thatchers Association of South Africa: www.sa-thatchers.co.za