Residential Reports

All Residential Reports Inspectors are Class A Licenced Building Assessors and fully qualified Timber Pest Inspectors

Building Inspections

As part of our undertaking to comply with Australian Standard AS4349.1—2007 Inspection of buildings (Property Inspections—Residential buildings), it is important that our clients are made aware of the Scope and Limitations of our inspections and the subsequent reports that are produced.

Our Building reports are written with reference to Australian Standard AS4349.1—2007 Inspection of buildings (Property Inspections—Residential buildings) and are the result of a VISUAL INSPECTION ONLY. Reports are intended to be read as a whole.

The report is not designed to quantify features of the property; rather it is our role to conduct a thorough visual inspection and report only on areas of concern and identify critical defects or faults for an intending purchaser, insofar as a property inspector can reasonably identify those defects or faults.

When reading our report, the age of the building needs to be taken into consideration. Some items may not have been detailed, as they are considered a normal occurrence or general wear and tear for a building of its age. Electrical appliances and utilities such as water reticulation, electrical wiring or gas installations, swimming pool and spa equipment are not tested . Qualified technicians should be consulted in regard to these items.

Generally, ongoing maintenance items, upgrading, cosmetic works and minor defects or faults will not be detailed.

Our Compliance Report is based upon information available in the building file from the Department of Environment & Sustainable Development, which does not indicate electrical or plumbing work that has taken place since the original construction.  Those details are available on application to the Department separately.  Since we are not plumbers or electricians, we are unable to comment on those works.

The following extracts from the Australian Standard should assist the reader to understand how we approach the inspection and define the general focus of the report.

2.3.1 GENERAL

The inspection shall comprise visual assessment of the property to identify major defects and to form an opinion regarding the general condition of the property at the time of inspection.

4.1 GENERAL

It is necessary to inspect each of the areas and items set out in Section 3; however, it is not necessary to report on each one. An inspector may choose to report only on an ‘exceptions basis', i.e., listing only defects, rather than also reporting items that are in acceptable condition.

To provide relevance and value for the reader, the following information shows (but does not limit) aspects of the property that may be examined, where visual inspection is possible. These items have been extracted directly from the Australian Standard AS4349.1—2007 Inspection of buildings (Property Inspections—Residential buildings) and are considered as the inspector reviews each room or area. Comment on a particular area will only be provided in the event of an adverse finding worthy of mention.

Ceiling Construction

Special Purpose Reports

Improvements such as swimming pools and spas are subject to a Special Purpose Report and are not included in our inspection and reports. We recommend that a qualified technician be engaged to report on these items and to advise on current regulations relating to safety fencing and equipment.

Our report is prepared as a result of a VISUAL INSPECTION of the building on the date stated and it is limited to the condition of those areas and sections of the building that were fully accessible and visible to the inspector at the date of the inspection.

Our report does not and cannot make comment upon: defects which may have been concealed; the assessment or detection of defects (including rising damp or leaks) which may be subject to the prevailing weather conditions; whether or not services have been used for some time prior to the inspection and whether this will affect the detection of leaks or other defects; the presence or absence of timber pests; gas fittings; environmental concerns; the proximity of the property to flight paths, railways, or busy traffic; noise levels; health and safety issues; heritage concerns; security concerns, fire protection; site drainage (apart from surface water drainage); the operation of swimming pools and spas; detection and identification of unapproved building work; detection and identification of illegal or inadequate plumbing or electrical work: durability of exposed finishes; neighbourhood problems; document analysis; any matters solely regulated by statute; any area or item that could not be inspected by the inspector.

Purpose of Our Report

The purpose of our report is to identify major defects or faults in the building for an intending purchaser, insofar as a property inspector can reasonably identify those defects or faults.

Our report contains a number of observations but are not intended to list every minor defect. Minor defects are common to properties and are generally attended to during routine maintenance, redecoration and or renovation. Generally, ongoing maintenance items, upgrading, cosmetic works and minor defects or faults are not included. These items will depend on your personal requirements and budget. The property age and type also needs to be taken into consideration.

Concealed Surfaces

The inspection does not include breaking apart, dismantling, removing or moving objects, including but not limited to foliage, mouldings, roof insulation or sisalation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances, or personal possessions.

The inspector cannot see inside walls, between floors, inside skillion roofing, behind stored goods or any other areas that are concealed or obstructed. The inspector does not dig, gouge, force or perform any other invasive procedures. Visible timbers are not destructively probed or hit. Some defects may only be visible once furniture and other items have been removed from a property or when alterations are carried out. Built-in cupboards are usually filled with personal items and clothing. Some exterior surfaces may be obscured due to overgrown vegetation. Therefore, we cannot comment on the condition of the surfaces obscured by these items or otherwise concealed.

Water Penetration

Some water penetration problems and/or dampness do not become apparent and sometimes cannot be detected unless there has been recent heavy rain or prolonged periods of rain.

Fire Protection Equipment & Ordinance Requirements

These are not covered by our report and these matters should be checked with the statutory authority. Any fire protection equipment has not been tested, e.g. smoke detectors etc.

Hazardous Materials & Contamination

Many building products with an asbestos cement component were in use prior to 1980 and are considered safe if left in their present state. The main concern with asbestos products is in relation to the sprayed Limpet Asbestos fibres which were generally used for acoustic and heat insulation in commercial buildings and these should not be tampered with before seeking expert advice which is freely available from Workcover. Our inspection and report does not cover any hazardous materials or prior use of the land and building or any chemicals applied to land and buildings, which may have caused contamination.

Retaining Walls & Structural Columns

We are not engineers. Comment in respect of large and/or structural retaining walls and columns are beyond the scope of our report. It is not possible to determine from a visual inspection whether a retaining wall or column has been built in accordance with sound engineering principles and, even if it has, whether it is or will remain sound. An engineer should be consulted in any case where there are large, or structural, retaining walls, columns or similar building elements.

Appliances

Our report does not cover any matters relating to the operation of electrical or gas appliances. Any comments made in this regard are from a general observation only.

Cracking/Settlement/Movement & Structural Integrity

Where reference has been made in this report to cracking, settlement, movement or an opinion has been provided on structural integrity, it is important to note that we are not experts in this area and our advice is limited accordingly.  If considered necessary, further advice should be obtained from a Structural Engineer before critical decisions are made relative to such matters. Any cracking reported should be monitored for further movement.  If further movement is noted, a Structural Engineer should be consulted at the earliest opportunity. Cracking of masonry walls is very common in the ACT, particularly where there are volatile clay soils. There may be some superficial or hairline cracks that we consider have no structural implications which have not been identified.

Electrical, Gas & Other Service Installations

We are not licensed electricians, gas fitters or mechanical engineers. Our report does not cover any matters relating to electrical and gas installations or any apparatus operated by electronic, mechanical or hydraulic means. You should satisfy yourself as to the operation and condition of any appliances or other installations. Any comments made in this regard are from general observation only.

Plumbing & Drainage We are not licensed plumbers and a specialist inspection of the water service, plumbing and drainage system is excluded from our report. We recommend an inspection by a licensed plumber and drainer to identify any plumbing faults or drainage problems.

Boundaries

Unless otherwise stated the inspector does not gain access to any neighbouring properties and is therefore unable to comment upon the external state of any boundary fences and walls.

Building Files - Disclaimer

Our report relies on the plans, survey reports, certificates of occupancy and other relevant documents supplied by the Department of Environment & Sustainable Development, the client or their agent. Our company or its employees cannot be held responsible for any omissions or errors in our reports where incomplete or inaccurate information is supplied. It is the responsibility of the property owner to resolve any file discrepancies with the relevant authority.

Timber pest inspections

Our reports are prepared as a result of a VISUAL INSPECTION with reference to the requirements of Australian Standard AS 4349.3  - 2010 Inspection of buildings Part 3: Timber Pest Inspections. They are limited to the condition of those areas and sections of the property that were fully accessible (see Reasonable Access) and visible to the inspector at the date of the inspection.

Our visual inspection is undertaken to identify the following timber pests:

• Subterranean termite activity or damage
• Borer activity
• Wood decay (rot) fungi damage

Inspections DO NOT include breaking, removing or moving objects. Floor and wall coverings, roof insulation, foliage, furniture, appliances and personal possessions may all limit the scope of inspection. The inspector does not have access to the inside of walls, between flooring, inside eaves and skillion roofing, and cannot move stored goods during an inspection. At NO TIME does the inspector use invasive procedures or bang/tap surfaces to reach conclusions. Where the property is occupied, please note that furnishings and household items may be concealing evidence of Timber Pests which may only be revealed when the items are moved. The inspector does not move heavy furniture or stored goods or use invasive procedures to access any area of the property.

Scope of the Report

Our Report is confined to reporting infestation and/or damage caused by white ants (subterranean and damp wood termites), borers of seasoned timber and Timber Pests (wood decay fungi), present on the date of the Inspection. Inspections do not cover any other pests and this Report does not comment on them. Dry wood termites and European House Borer (Hylotrupes bujulus Linnaeus) were excluded from the Inspection due to the extreme difficulty in locating the small colonies; however, they will be referred to if, in the course of the Inspection, any visual evidence of infestation happened to be found. Some species of termite and house borers, if discovered, will be reported (by law) to Government Authorities.

Limitations

The report does not contain any assessment or provide an opinion with respect to:

• any area or item that was not, or could not be inspected
• a matter that is not within the inspector's expertise
• a matter, the inspection or assessment of which is solely regulated by statute
• any area/item that is the subject of a special-purpose timber pest inspection report

The inspector does not imply that inaccessible or partly inaccessible areas of the property are not, or have not been, infested by Timber Pests. The Report is not a guarantee that an infestation or future infestation and/or damage does not exist in any inaccessible or partly inaccessible areas of the property.

Determining Extent of Damage

The Report is NOT a structural damage Report. You agree that neither we nor the Inspector is responsible or liable for the repair of any damage, whether disclosed by our report or not. Our inspectors are not specialised builders and any inexpert opinion provided with respect to timber damage CANNOT be relied upon. The Report will not state the full extent of any timber pest damage; rather, we may provide comment on the damage for your information. If evidence of Timber Pest activity and/or damage is reported in the structure(s) or the grounds of the property, then you must assume that there may be further concealed structural damage within the building(s). This concealed damage may only be found when invasive procedures are applied to reveal previously concealed timbers. In the case of Timber Pest activity and/or damage WE STRONGLY RECOMMEND an invasive Timber Pest Inspection is undertaken and a qualified person such as a Builder, Structural Engineer, or Architect be engaged to carry out a structural inspection to determine the full extent of the damage and repairs that may be required.

Mould

Mould (also referred to as Mildew and non wood decay fungi) is not considered a Timber Pest. This report does not cover the inspection of Mould. If evidence of mould was observed during the inspection, it may be noted for your information. If you are concerned as to the possible health risk resulting from the presence of mould then you should seek advice from your local Council, State or Commonwealth Government Health Department or a qualified expert.

Warranty and use of our reports

Reports are made solely for the use and benefit of:

• The Client named in the report
• The Purchaser of the property

NO LIABILITY or responsibility whatsoever, in contract or tort is accepted to any Other Party who may rely on areport wholly or in part. Any Other Party acting or relying on a report, wholly or in part, does so at their own risk.

NO LIABILITY shall be accepted on account of failure of the Report to notify any Termite activity and/or damage present at or prior to the date of the Report in any areas(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Licensed Inspector (including but not limited to any area(s) or section(s) so specified by the Report).

The report is only an opinion of Residential Reports and is valid for one hundred and eighty (180) days from the date of inspection. Copyright remains with Residential Reports; the report is not to be copied or reproduced without the written authority of the author.

IMPORTANT INFORMATION

The Purchaser is advised that our Reports reflect the condition of the property existing at the time of the inspection date and may not reflect the current state. Timber Pests, particularly termites, may have gained entry to the property since the inspection date. Termites can, in a relatively short period, cause significant damage to both structural and non-structural timbers within and around the buildings of the property. Termites (white ants) may be difficult to detect and much of the damage caused may not be readily visible. If damage exists it may cost thousands of dollars to repair. It is, therefore, strongly recommended that you promptly arrange for an inspection in accordance with Australian Standard AS4349.3 if this report is being read after two hundred and seventy five days (275) days from the date of inspection.

If a Report indicates the presence of Termites, termite damage, or recommends any treatments or other inspections and reports, you should obtain copies of the treatment proposal, any certificates of treatments carried out, details of all repairs including copies of quotations, invoices and any other reports. It is strongly recommended that you arrange for an inspection in accordance with AS 4349.3 to verify that the treatment has been successful and carried out in accordance with AS 3660.2 and arrange for a further building inspection in accordance with AS 4349.1. The person carrying out the inspection and the company, partnership or sole trader that employs that person will have no liability to you for any damage or loss you may suffer as a result of your entering the contract to purchase the property or in connection with completing the purchase of the property as a result of your failure to heed the advice given in this report, and may use such failure in defence of any claim that you may later make against any of them.