• This is the brief summary of the Building Inspection, these answer the questions, that bankers, financiers and lawyers and yourself are wanting to know.

  • Is there any remedial work required to bring it up to standard?

  • What condition is the joinery in?

  • What condition is the paint in?

  • What condition is the cladding in?

  • This Building is in

  • The MBIE Risk Matrix Profile for this house would be

  • Can the home be purchased without any expectation of major expenditure?

Testing Procedures

  • This is where we explain how we tested and evaluated this home.

    As standard, we use thermal imaging, and multiple moisture sensors to assess the hidden aspects of the home, for things that can not be seen by the human eye alone.

    We use hygrometers, to measure temperature and relative humidity, because without the measurement of these two readings, it is impossible to assess what the correct moisture content of the tested materials, within the house should be, at the time of inspection.

    We use thermal imaging and infra red thermometers to assess for hidden leaks and air leakage that can't be seen by eyesight, and to reach the high areas in the house it is impossible to reach without them.

    Unless requested otherwise, the moisture sensors used in this survey were non invasive, that is they measure moisture content 2 centimeters deep through into the gib board, window sills, etc.

    This means we can only tell you what the moisture content is at surface level 20mm deep, not at depth 100mm , against the external cladding.

    If requested, we are certified and competent, as internationally certified water damage technicians, to perform these surveys.

    This testing is at $80 + gst per set of holes tested.

    If we feel that level of testing, should be performed on this home, we will tell you in writing below.

  • Have we used thermal imaging in the production of this report?

  • Was a hygrometer used in assessing this home?

  • What equipment was used in the compilation of this report?

  • Flir C2 Thermal Imaging Camera

  • Flir MR176 Moisture Sensor

  • Flir MR77 Moisture Sensor

  • Limitations of what we can find.

    By an inspections very nature, we spend less time assessing the home, than the builders spent building it. By the act of building walls, floors and ceilings, parts of the house are hidden away from practical inspection.

    Our mission, is to get the house to reveal its condition and workings through the use of our experience and equipment.

    We do not open walls, floors and ceilings without written permission during a standard inspection.

    We do not search for dry rot, we can not see through walls, we do not comment on electrical or plumbing, other than to comment on what we can see. We can not, without drilling comment on moisture content deep in the base plates against the cladding.

    We do not generally, walk on the roof, climb in the attic, or inspect every inch of the basement. A roof may have over 1800 screws holding down the long run, there may be over 1000 tiles on a roof, the roof may not be possible to walk on or access, without scaffolding, or the lightweight tiles may be so light, that carefully walking on them creates permanent damage.

    We choose to leave professional roof inspections to licensed roofers, however, we will comment on what we can see and with thermal imaging, we can comment if there is any current water damage symptoms, that allow us to show you there are roof leaks present.

    Again, while we may access the attic space to see what we can, without physically removing the insulation, we feel it is not possible to truly assess the attic space, plus we have the risk of putting our feet through the ceiling by mistake. So again, we utilise our equipment to assess at a distance to locate any leaks or anomalies that indicate a building failure. If failures are detected, we will enter to locate the issue and confirm its cause.

    We will not necessarily find, any and all leaks which may be small, formative or weather dependent, but we are sure to locate all significant moisture issues within the house in all the areas we can access.

Building Structure

  • Is the dwelling a monoclad home?

  • The home is a direct fix monoclad home, there is no cavity

  • The home is weatherboard and monocladd with a cavity system

  • The home is a monoclad home, on a cavity system

  • The home is a EIFS direct fix monolithic home

  • The vertical cladding is plastic

  • The vertical cladding is aluminium and polystyrene

  • The house has a mix of vertical cladding

  • The home is a EIFS monolithic home, on a cavity system

  • This home is a stucco home

  • The window joinery to the home is a mix of plastic aluminium and cedar

  • This home is a board and batten type of construction, it has monolithic aspects.

  • The cladding system, is finished with a textured paint finish, you need to ensure that the paint system stays in goof condition

  • The cladding system is finished with a polymer coating, these are very robust, but requires regular washing down

  • The cladding on this dwelling is a high cost, top level finishing solution

  • Precast concrete/home

  • The decorative features, are polystyrene, covered with textured paint, or plaster

  • Monolithic cladding is susceptible to: cracking, thermal movement, and moisture penetration at seals and joints

  • Is the home a weatherboard home?

  • The dwelling has a mix of cladding styles, of which weatherboard is one

  • This home is a traditional weatherboard style home.

  • The weatherboards are wood

  • The weatherboards are man made, either from fibre cement or processed wood.

  • The weatherboards are plastic

  • Weatherboards are susceptible to: thermal movement and moisture absorbtion

  • Can we estimate what style of framing has been used in the construction of this home?

  • The framing is light wood construction, you want to ensure the framing stays dry

  • The framing is steel, which means structural stability, and no decay from water exposure

  • The framing is using concrete and steel, which means you need to make sure moisture does not reach the encased steel

  • This home is a brick home, with brick ties creating a small cavity

  • Masonry is absorbent, and water can migrate through the wall to the interior. Brick homes are susceptible to: cracking, moisture penetration, and ageing of material

  • This dwelling does not have a cavity system, nor was it required at the time of its build

  • Can we explain the roofing style?

  • The roofing style is long run metal roofing

  • The roofing material is coloursteel with tex screw fixing

  • The roofing style is decramastic tiles / coated metal tiles

  • The roof is corrugated Polycarbonate

  • The roofing style is corrugated iron

  • The roofing style is slate tiles

  • The roofing style of this home has asphalt shingles on top of a metal base

  • The roofing style is oven baked clay tiles

  • The roofing style is concrete tiles

  • Photos attached

  • Notes

  • Can we identify the guttering and drains ?

  • The gutters are PVC

  • The gutters are steel

  • Internal gutters present

  • The downpipes are PVC and run into sealed drains

  • Continuous Guttering

  • possible leak from roof/guttering

  • Guttering is damaged above the garage door

  • There are no eaves

  • Multiple width soffits/eaves

  • There are 600 mm soffit/eaves present on the house

  • There are 400mm soffit/eaves

  • There are 100mm soffit/eaves

  • Notes

  • Photos

  • Decks

  • There are NO decking to this house

  • There are decks attached to the house

  • Design features that were acceptable at the time of build, but are no longer allowed, or encouraged, under the current building code are the following. (please note, this does not mean, that because the building exhibits these features, that the building is failing.)

  • Deck/s are hard up against the house, which could possibly allow water to enter into the dwelling, if not water proofed correctly.

  • Deck/s which are enclosed at first floor / second floor level, which means water could be trapped in the area, and enter into the house.

  • The ground does not slope away from the dwelling

  • There are handrails / balustrades which are top fixed to the balcony. If not sealed well it means water could enter into the wall cavity

  • Decks at levels above the ground, which do not have any draining ability

  • Unflashed parapets

  • Sealant used as head flashing to exterior aluminium joinery

  • Complex building envelope (design)

  • Monolithic system does not have a cavity between framing and cladding

  • Mixed cladding materials (more than one cladding material)

  • Complex roof design (lots of roof parts and angles)

  • No window flashings evident.

  • No window flashings present and guttering with no saddle flashings or kick out flashings.

  • High wind zone area

  • The cladding touches the ground, or has less than 200 mm between cladding and ground this means its possible, that water could wick up the wall, and into the house.

  • While your house exhibits these features, did we find evidence that there are issues this home faces from having these features?

  • high moisture located around deck

  • lack of flashings has let water in

  • high moisture was found at ground/ cladding junction

  • internal gutters have appeared to fail

  • possible issues with kick out flashings and gutter

  • possible moisture issues with top fixed balustrades

  • possible issues with saddle flashings

  • What sort of fixing system does this dwelling have?

  • It has a cavity system: Battens (spacer) are fixed to the outside of the internal framing and building paper, then the exterior cladding's are fixed to the batten (spacer) to create a cavity, which allows any water/moisture to disperse away from the internal framing envelope.

  • It is a direct fixed cladding system, requires that you ensure the paint and waterproofing is maintained, as the cladding is fixed to the framing, without a drainage cavity

  • There are solutions available today, to help protect homes with these features, from suffering damage or failure, now, and into the the future. If these are areas of interest, we are happy to discuss these with you.

  • Defects Noted

  • Fences have been installed to make the section safe for children, and pets

  • Consider how the neighbours are maintaining their home, before purchasing this dwelling

  • It appears neighbours building on their section, may block out views, and privacy

  • Exisiting colour choices of the dwelling may not help a future sale

  • Previous owners have not kept up with regular maintenance

  • The home needs a new paint job on purchase, the cladding is currently at risk of damage

  • It appears DIY cover up work has been performed

  • There is possible non consented building work onsite, please check LIM report

  • Lichen growing on roof - spray annually with sodium hypochlorite

  • Lichen growing into the paint system - this will cause paint failure in the future

  • Mould growing on the cladding

  • Plants growing in gutter

  • Downpipes are not securely held to the cladding

  • Screws holding the downpipes, have pulled out of the cladding, this will let water in

  • The exterior paint system is showing fine lines and cracks, these can be fixed on the next paint cycle

  • The exterior paint system is exhibiting cracks and gaps, that need immediate attention

  • Decorative bands and window surrounds are cracked and failing

  • Expansion joints are not sealed well, they may allow water in

  • Window rubbers have shrunk, cracked or are missing - this will allow moisture into the window joinery, and possibly into the wall cavity at some later stage

  • Top fixed balustrades look like they are allowing water entry - this can be remedied by suitable waterproofing

  • Trafficguard decking membrane is at end of working life

  • Poorly sealed penetrations into the cladding

  • The dirt is too high on the exterior of the house, potential for moisture wicking into the cladding

  • Water ponds against, or runs towards the dwelling

  • Concrete block wall appears unsealed, potential for moisture to be absorbed into the dwelling

  • Retaining wall/s are in poor condition, you may want to ask an engineer to visit and comment

  • Asphalt in the driveway is damaged, indicating a possible water leak below the driveway

  • The ground is too moist, there may be a broken drain or pipe, close to the dwelling.

  • Water stains on the exterior cladding

  • Butynol decking membrane is at the end of its working life and needs repairs

  • Deck/s are insecurely fixed

  • Barge boards are requiring remedial work and painting asap

  • Soffits are water damaged, and require immediate attention

  • Cladding is touching the ground

  • Ground appears to be falling away from the dwelling, have an engineer check this for you

  • The deck/s are hard against the house, with moisture levels over 20%, and visual signs of decay

  • Head flashings are absent in certain places

  • The paths around the house are in poor condition

  • Damaged roof tiles have been observed

  • Raised nails have been seen on the roof

  • Rusty nails have been seen on the roof

  • Chimney were seen is poorly flashed

  • Chimney has numerous cracks

  • Chimney is no longer protected by paint system

  • Poor waterproofing around wires and cables entering dwelling

  • Surrounding trees are creating leave and gutter blockage issues on the roof

  • TV aerials in poor condition, waterproofing around screws into dwelling need to be checked, or antennae removed.

  • Chimney has organic growth growing from it

  • Hand rails and stairs in poor condition, they need a paint

  • Hand rails and steps are in poor structural condition, there is decay evident. Get a Liucensed Building Practioner to check these asap

  • Fencing around pools does not meet code, you will be liable if this is not remedied

  • Rust has been observed on the roof

  • Failed flashings are present

  • Rusty Guttering

  • Leaky downpipes

  • Downpipes not entering into sealed drains

  • Are there pictures to show?

Paint System Condition

  • For many New Zealanders, paint is the principle waterproofing protecting their home.
    Paint systems have an 8-10 year life span in New Zealand's high UV environment.

    This lifespan, does not mean it falls off at years 8-10, what it means, is that the protection properties your cladding needs to stay protected, ends.

    Paint can go from being a water barrier, to being water absorbant.

    If the paint, is flaking, cracking, becoming chalky, has lichen growing in it, there is a high chance the paint is failing, or has now failed.

    Working out where you are in the paint cycle is important, and factoring this into your buying or selling price, is important.

  • What is the current situation of the paint system on this house?

  • Not relevant, as it is brick, but you do need to know about sealing bricks and concrete, because both materials are very moisture absorbant.

  • The paint is flaking off, raw wood can be seen underneath

  • There is visual evidence that the paint is cracking to the weatherboard

  • The paint is becoming chalky

  • There is lichen growing into the paint

  • On all sides of the house

  • On the most exposed sides of the house

  • The paint is failing, you need to repaint as soon as possible

  • You have 12 - 24 months to go, and then you will need a repaint

  • The home has recently been repainted, you have years to go, before needing a repaint.

  • Make sure to use an elastomeric paint, when you repaint.

  • Deferred paint maintenance evident to the exterior.


  • What is present in the kitchen

  • Single Sink

  • Double Sink with wastemaster

  • Single tap - it can swivel, and has a hot and cold mixer

  • Separate hot and cold taps

  • Taps are not leaking

  • Granite Bench top

  • Manufactured Bench top

  • Steel bench top

  • Electric Oven and Stove (Not Checked)

  • Gas Oven and Stove (Not Checked)

  • Dishwasher is installed (Not checked)

  • Extractor is present

  • Gas hob and Oven

  • Bifold Timber Window in kitchen

  • Extractor is not present

  • What is the moisture condition?

  • No readings of concern were detected. All areas tested, are in the photos included below.

  • No hidden areas of moisture were detected, using thermal imaging

  • A current leak was detected, see photos below

  • Readings on the window sills indicate there is a need to clean the weep holes.

  • No data was recorded that indicates the dishwasher is leaking

  • No data was recorded that indicates the fridge is leaking

  • All moisture readings, using the 20mm non invasive sensor, were below 20%

  • All moisture readings, using the 20mm non invasive sensor, were below 18%

  • All moisture readings, using the 20mm non invasive sensor, were below 16%

  • Condensation damage was observed on some window sills

  • A dry occupancy - less than .4 kpa difference in vapor pressure

  • A moist occupancy - between .5 to .6 difference in vapor pressure

  • A wet occupancy - great than .6kpa vapor difference

  • The floor:

  • Is tiled

  • is carpeted

  • is tiled with granite tiles

  • is covered with vinyl

  • is natural wood flooring

  • and it is in good condition

  • and it is in a condition expected for normal wear and tear for its age

  • and it is in a poor condition

  • Features of the room

  • Single pane glass windows

  • Downlights in the ceiling

  • Double glazed windows and doors

  • fire alarm (not tested)

  • security alarm (not tested)

  • the wall finishes are in good condition

  • storage is built in

  • windows opened and move easily

  • doors opened and move easily

  • power points tested and working

  • lights tested and working

  • Heating

  • DVS / HRV Vent in the room

  • Central Heating (not tested)

  • Electric Wall Heater (not tested)

  • Heatpump (not tested)

  • Fireplace (not tested)

  • Gas Heating (not tested)

  • Defects noted - work or cleaning required

  • none noted

  • black dux quest piping - call a plumber to discuss costs for removing asap

  • window rubbers need replacing - gaps evident

  • swollen mdf joinery

  • damage to the walls - a plasterer and painter may be required

  • carpet stains present

  • Moisture levels recorded over 20% moisture content - you may want a full invasive investigation in this area.

  • Moisture levels recorded over 24% moisture content - there is now a high chance for wood decay and mould growth in the wall cavity. We recommend invasively checking this area.

  • mould growth observed / mould smells present in this area

  • swollen skirting

  • swollen gib

  • doors stick - need adjustment

  • window catches are missing

  • electrical outlets are not working

  • lights are not working

  • windows do not open easily

  • door handles are in poor condition

  • historical water damage noted

  • historical water stains observed

  • condensation damage to window sills

  • leaking taps

  • leak under the sink

  • the bath is leaking

  • leak under the vanity

  • leaking dishwasher

  • recorded data

Internal Rooms

  • the flooring is carpet

  • the flooring is natural wood

  • the flooring is concrete pad

  • the flooring is tiles

  • the flooring is carpet tiles

  • the flooring is vinyl

  • What is the heating or ventilation?

  • there is none present in the room

  • electric wall heater (not tested)

  • heat pump (not tested)

  • gas heating (not tested)

  • fire place (not tested)

  • Central heating (not tested)

  • Extractor Fan

  • DVS / HRV / Heat exchange outlet

  • What is the condition of the room?

  • Good condition

  • As new condition

  • Poor Condition

  • Wear and tear as expected for its age and usage

  • Deferred maintenance evident

  • what is the condition of the doors, walls and windows?

  • The ceiling is pinex

  • The ceiling is comprised of ceiling tiles

  • The ceiling is made from gib board

  • There is a textured coating to the ceiling. This may or may not contain asbestos.

  • Lights working

  • Electrical sockets working

  • Doors are hung well and open and close easily

  • Windows open and close easily

  • Walls and ceiling are in a good condition

  • Walls and Ceiling need attention ie clean or paint

  • DIY painting is evident

  • What else is present?

  • Washing Machine

  • Laundry sink

  • Electric Dryer

  • Recessed downlights

  • Fire alarm

  • Security alarm

  • Attic Entrance

  • Built in storage

  • Seismically retrained hot water heater

  • Single Pane Glazing

  • Double Glazing

  • Electric Meter Board

  • Sky cables entering through wall

  • Shower

  • Underfloor Heating

  • Heated Towel Rail

  • Toilet

  • Spa Bath

  • Bath

  • Vanity

  • Small wash basin in toilet

  • Shower Dome

  • What is the moisture situation?

  • A dry occupancy

  • A moist occupancy

  • A wet occupancy

  • All moisture readings were below 20% moisture content

  • All moisture readings were below 18% moisture content

  • All moisture readings were below 16% moisture content

  • We recommend an invasive inspection, with probes inserted deep into the baseplate, to give an accurate assessment of the moisture situation in this room.

  • Defects Noted

  • Check LIM report if Shower was consented

  • Outside below the bathroom window the pipe elbow has been poorly installed. Recommend original plumber to refix or a Licensed Plumber to correct

  • Photo evidence

  • Water pressure poor

  • There is water damage to the wooden floors.

  • Non vented dryer - allows for large buildup of condensation internally

  • There are cracked tiles in the room

  • Carpet stains are present

  • The carpet is in need of a clean

  • There is swollen skirting present

  • The gib has pulled away from the wall, this indicates moisture events in the past, no high moisture was recorded on this inspection

  • There is swollen gib present

  • Decayed wood is present in this room

  • There is evidence of mould staining on the ceiling

  • The scotia has been poorly painted

  • There is evidence of historical damage

  • Moisture content recorded over 20% moisture content, most likely caused by blocked weep holes.

  • There are moisture readings over 24%, we recommend an invasive test in this area

  • Leaky plumbing located

  • Data indicates a shower leak

  • Thermal Imaging indicates a leak in the wall

  • Thermal imaging indicates a leak in the wall

  • Moisture levels indicate moisture entering in through the concrete pad

  • A door is not well hung and does not open easily

  • A window does not open easily and requires maintenance

  • There are window latches that are damaged or missing

  • The weep holes in the door are blocked which is allowing moisture into the wall cavity.

  • The rubbers in the aluminium joinery has been compromised, they need to be replaced.

  • The mitres in the aluminium joinery have opened, and are letting in moisture.

  • There are no weep holes in the aluminium joinery

  • There is visual evidence of condensation damage to the window sill.

  • Recorded data indicates moisture may be entering the room via the chimney, that is probably cracked and unsealed.

  • Moisture levels recorded indicate that water vapour may be entering this room through the concrete block walls.

  • We could not access or see all areas of this room, but we feel the environmental readings indicate there is no hidden moisture

  • Recorded data indicates possible failure in waterproofing of the adjacent deck.

  • We could not access or see all areas of this room,and we feel this room needs to be inspected again before settlement, when the room is empty

  • Thermal imaging indicates moisture issues are present

  • Relative Humidity levels were high on the day of inspection.

  • We're environmental readings taken?


  • The garage can fit one car

  • There is no garage to this property

  • Undercover parking only

  • The garage can fit two cars

  • Lockable storage connected to house

  • The garage is in good condition

  • The garage can fit three cars

  • The garage walls are made from gibboard

  • The garage ceiling is made from gibboard

  • Possible crack to ceiling caused from no tape to join or possible seismic

  • The garage can fit four cars

  • Below the entrance door into the garage is aluminium rail from a ranchslider. Check with council and see lIM report

  • There is plenty of storage space available

  • The garage is an untidy condition

  • The laundry is in the garage

  • There is space for a workshop

  • There is an automated door opener that is working and in good condition

  • The door is opened manually

Foundation Area

  • wooden piles

  • concrete piles with a concrete ring foundation

  • house built on a concrete pad

  • concrete nib wall

  • foil insulation seen

  • No insulation

  • Laundry floor is bouncy see photos

  • Add media

  • polystyrene insulation seen

  • plastic ground cover seen

  • Defects noted

  • Some of the piles seen were in poor condition - note, not all piles were seen and inspected

  • possible non consented building work undertaken

  • leaking pipes observed

  • Black dux quest piping is evident

  • evidence of animal inhabitation

  • ground was wetter than expected, strong smell of mould in this area

  • water visible beneath the house - get a plumber to inspect the plumbing.

  • insulation has dropped or been damaged

  • high relative humidity beneath house

  • Concrete ring foundation with air vents. The entrance to under the house was inaccessible.


  • Has a private driveway

  • Has a shared driveway

  • Off street parking

  • Space for additional vehicles or a boat to be parked

  • The dwelling is impacted by north winds

  • The dwelling is impacted by southerly winds

  • The dwelling is impacted by easterly winds

  • The dwelling is impacted by westerly winds

  • The home is quite exposed in a high wind zone

  • There are grounds to maintain

  • There are no grounds to maintain

  • Neighbours overlook the property

  • There is a high degree of privacy

  • Children can play easily on the section

  • There is a secure gate on the entrance of the property

  • There is a patio

  • There is external storage for garden eqipment

  • There is a swimming pool, correctly fenced

  • There is a spa pool, correctly fenced

  • Fencing to the front of the property is has been recently installed and is in good condition.

  • Defects Noted

  • Dwelling could be in flood path or flood zone, please check LIM report

  • Neighbours trees drop leaves onto this section

  • Water appears to pond on land, and not drain away easily

  • Organic material up against the cladding

  • Water toby not located - may need to check with council or current owner

  • Section needs grass to be cut asap

  • Tall trees very close to dwelling

  • Big tree with big roots very close to dwelling, and could cause damage to foundations.

  • Plants casting shadows on the dwelling, this could cause wall cavity condensation

  • Driveway in poor condition, requires resurfacing

  • Fencing is in poor condition

  • Pool fencing does not meet regulations - this will need to be remedied

  • External buildings are in poor condition, and should be seen as a bonus extra


  • spray annually to remove lichen

  • cut plants back and away from the house

  • remove a tree away from the foundations

  • Single pane glass can mean more condensation - think of installing a PIV system

  • It's getting time to think about painting the house, within the next 12 months.

  • Use Elastomeric paint when it comes time to paint your house.

  • Take a few minutes to clean out the aluminium weep holes, this will prevent water entering your wall area.

  • Consider applying a waterproof membrane between the ground and cladding.

  • Consider apply a waterproof membrane between your deck and cladding.

  • Consider waterproofing your concrete foundation.

  • Consider the advantages of a shower dome in reducing condensation.

  • Instead of installing double glazing consider "enerlogic film", the same results at a third of the price.

  • Have the painter seal minor cracks and gaps during your next paint.

Work the vendor will undertake prior to sale

  • After speaking to the vendor, the following are things they will, or have now agreed to fix before the sale is concluded.

    These are things you want to follow up with them, the agent , or your lawyer, before the sale is concluded.

    Some things, you may want to perform, or have done for you, by a contractor of your choice, rather than rely on the vendor to do.

  • There was nothing discussed with the vendor, or their agent, you will have to negotiate some of the items mentioned within, or accept the house, as is where is.


  • Clean all the weep holes, in the aluminium joinery.

  • Repair the leaking shower

  • Repair the sliding door

  • Clean the carpets

  • Have the section cleaned and cleared prior to settlement

  • Fix damaged guttering

  • Replace damaged roof tiles

  • Deduct the cost of waterproofing the ground / cladding junction

  • Deduct the cost of waterproofing the deck/s

  • Replace missing window latches

  • Pay half the cost of a repaint

  • Fix the leaking taps

  • Install a Positive Pressure Ventilation System, improves quality of live by lower condensation levels and drying out the house.

  • Paint the house, when the sale is confirmed and unconditional.

MBIE Risk Profile

  • The six risk factor categories included in the E2/AS1 risk matrix relate to aspects of design that have been proven to affect the weathertightness of a building:

    Wind zone – Wind drives rain against a building and increases the potential for leaks, in particular at high, very high or extra high levels.

    Number of storeys – Taller buildings have more wall area exposed to wind and rain and water running over vulnerable areas such as window and door openings or junctions; taller buildings are also less likely to be sheltered by neighbouring buildings or vegetation.

    Roof and wall intersection design – Junctions between roofs and walls are potential sources of leaks and are often difficult to detail and build, meaning the risk of failure is higher than for less exposed junctions.

    Eaves width – Eaves provide shelter to the walls of a building and reduce the wetted area during rain; narrower eaves, or no eaves, mean less shelter and therefore greater risk.

    Envelope complexity – Complex buildings have more junctions and often more penetrations in the cladding for windows and other elements, creating increased risk of leaks. These details may be more difficult to design and build than simpler forms, so the risk of failure is greater.

    Deck design – Waterproof decks and solid balconies provide catchment areas for rain and so are potential sources of leaks. These risks are greater for cantilevered decks that penetrate the cladding and for decks with no upper storey, which are more exposed to the elements. Waterproof decks are also difficult to detail and build, increasing the risk of failure.

    MBIE Matrix.jpeg

Limitations of Inspections.

  • Often, some problems only happen at certain times of the year, when winds, weather or water are present.

    Assessing at times, when these factors are not present, will not allow us to find these issues that may be present, days, weeks or months after we were on site.

    The Inspection enclosed, is based on what we could assess, while on site on the date on the front of this report.

    Other Practical limitations are:

    1. Non invasive moisture scanners provide relative readings 2 to 4 cm’s deep.
    2. Non invasive scanners can return false positives respond from wires, pipes, and metallic building materials in the walls.
    3. Pin probes provide accurate moisture content readings 10mm’s deep.
    4. Thermal cameras do not se through walls or detect moisture.
    5. Moisture levels rise and fall in relation to temperature and relative humidity.
    6. It is not possible time wise to check every roof tile or nail head on a roof. A roofer is the best qualified person to inspect a roof.
    7. Without removing the insulation, it’s impossible to assess a ceiling space fully.
    8. Cladding that includes cementious materials often returns wet readings, when it’s dry.
    9. Without scaffolding it’s difficult to assess all guttering and roof edges.
    10. Often the house will have possessions and furniture blocking areas, so we can't see, reach or assess these areas.
    11. We do not assess electrical or plumbing work, these require registered trade people in these areas.

    If you require, a full invasive moisture inspection, whereby we test the moisture content of the framing at up to 10 cm's deep up against the cladding, we are certified and competent to conduct this style of inspection for you.

    We will require the written permission of the home owner in advance, as we will be making holes into the skirting and framing materials of the home.

Why Buildings Leak

  • When a building leaks, it is often difficult to identify where water has got through the cladding, as water can track in many directions within the structure.

    Investigations of failed buildings have identified that the majority of leaks occur through wall penetrations like window and door joinery, and a number of high-risk details and design features have been identified, we mentioned those earlier in the report.

    While roofs have not tended to feature in failure statistics, they still need to be detailed and constructed accurately.
    The most common areas where water has been found to penetrate the cladding are at:
    1. joints and junctions at cladding penetrations (particularly around windows and doors)
    2. junctions between different cladding materials
    3. joints in the cladding
    4. parapet and solid balcony walls
    5. service penetrations (pipes and meter boxes)
    6. structural penetrations
    7. movement cracks in the cladding (particularly at joints and in monolithic finishes, between weatherboards, and mortar work in between bricks)
    8. roof-to-wall junctions
    9. absorption through the cladding, because of failed paint systems

    While many leaks are a result of rain being driven against a building exterior at variable pressures, angles and directions (by wind), many buildings have leaked in calm conditions where water has entered the building through the effects of gravity (particularly when water has been allowed to pond on flat surfaces).

    If your building has a roof, walls , doors or windows, you can expect it to get a leak at some stage in its lifetime, if you install any plumbing inside, its guaranteed to happen.

    Your responsibility is to keep the external paint system in good condition.

    Have the painters check around doors and windows for any cracks and gaps to be filled.

    Soft wash the house annually to remove residues and clean the painted surfaces.

    Spray with sodium hypochlorite to remove lichen annually.
    Have a roofer visit, when it's time to paint, to check penetrations on the roof, and the condition of the roofing materials.

    If you have cares and concerns and do not know who to ask for quotes, feel free to contact us and we will be happy to assist you with recommendations and advice.
    plus, you may be able to access our trade rates for repair work or materials, with different suppliers.

How to Clean Aluminium Joinery

  • Blocked aluminium joinery weep holes, and aluminium joinery without flashings, is in our opinion, the biggest contributor to moisture entry into the average kiwi home.

    Most homes we inspect, will have at least a few windows, with blocked weep holes.

    At the Auckland University Symposium on Leaky Homes in 2005, speakers commented on how up to 20% of Joinery delivered to a home when it is being built, is already failing allowing water into the joinery.

    The good news is that when unblocked and cleaned out, the moisture content can return to normal within about 90 days.
    To clean a weep hole, get a low cost pipe cleaner, and insert in the condensation holes on the left and right hand side of the windows, move it until the blockage clears, then pour some water into the condensation tray, to see the water flow freely, from inside to outside. Continue cleaning till this is achieved.

    In most case, this will cure the problem, but depending on the length of time the weep hole has been blocked, it is possible for the wooden sill and framing, around the window to be damaged, with decay present.

    Our opinion at Verify Building Inspections, providing the weep hole is flowing freely, and there is no further water entry from water externally, and if the wood strength is at 80 - 85% of the original timber condition, the dry sill and framing will continue to perform the function it was designed to do.

    If, however the wood has rotted away, it will be necessary to open the wall internally, in the areas around the windows, to check the actual extent of timber damage.
    And then base a remediation plan after a visual inspection.
    Verify Building Inspections can undertake this further testing for you on request.

    But in the first instance, just clean the weep hole!

    Joinery manufacturers make it a requirement for owners to do this every 6 months, if owners want to make a claim under warranty.

Understanding Moisture Results

  • Enclosed within the report, there are photos showing the environmental readings and moisture content within the materials tested.

    Verify Building Industries Flir Tools tests moisture content 20 mm's into the building materials, but no deeper.

    Readings under 20% moisture content would generally be considered safe.

    Readings between 20% to 24% would be considered too high, and of concern.

    Readings over 24% would indicate there is moisture damage occurring, and that if the wood stays saturated decay would occur.

    What is mentioned above applies to pine wood.

    Native timbers are more dense than pine, so they return higher readings naturally, but may be at no danger of decay.

    Non invasive moisture meters can also return false positives, with higher readings being triggered by wires, nails, concrete, pipes and metallic building to name a few things.

    In looking at thermal images, please understand, that all pictures bear no relation in colour results to each other.

    Blue does not mean water, it merely indicates the cooler temperatures in that image.

    Unless otherwise stated - all images are acceptable as normal with no issues.

    We will indicate any images of interest or concern.

    Environmental Readings

    Ideally, relative humidity will be between 35% to 65%.
    This is a comfortable band for humans to live within.

    Recording temperature and relative humidity, allows us to calculate the equilibrium moisture content.

    The equilibrium moisture content tells us what the moisture content of the wood should be in each room tested.

    The equilibrium moisture content rises and falls with changes in temperature and humidity.
    Without calculating the relationship between temperature and relative humidity, it would not be possible to comment accurately about the moisture content within your home.

    In most New Zealand homes, you can expect equilibrium moisture content to be between 11% to 15% on most days.

Environmental Readings

  • Dry / Moist / Wet Occupancies

    By calculating vapour pressure, which requires the use of a hygrometer, we can determine the moisture balance in a room, or a house.

    A dry occupancy is where, moisture in and out is balanced.

    A moist occupancy is where, there is slightly more moisture in than moisture out, this is common in bathrooms, basements and kitchens.

    A wet occupancy is where, there is a much greater presence of moisture in than moisture out.

Terms and Conditions

    As requested by the Client, the inspection carried out by the Inspector was a “Standard Property Inspection Report”.
    PURPOSE OF INSPECTION The purpose of this inspection is to identify any Significant Fault or Defect in the condition of the Building & Site at the time of inspection.
    SCOPE OF INSPECTION This Report only covers or deals with any evidence of:Serious Safety Hazards; Structural Damage; Conditions Conducive to Structural Damage; any Significant Fault or Defect in the condition of Secondary Elements and Finishing Elements; any Significant Fault or Defect in the general condition of Services; and Pest Activity discernible at the time of inspection. The inspection is limited to the Readily Accessible Areas of the Building & Site (see Note below) and is based on a visual examination of surface work (excluding furniture and stored items), and the carrying out of Tests.
    Note. With multi-unit properties, the inspection was limited to the interior and immediate exterior of the particular unit and all related accessory units, and does not include inspection of common property.
    ACCEPTANCE CRITERIA The building was compared with a building that was constructed in accordance with the generally accepted practice at the time of construction and which has been maintained such that there has been no significant loss of strength and serviceability.
    Unless noted in “Special Conditions or Instructions”, the Report assumes that the existing use of the building will continue.
    This Report only records the observations and conclusions of the Inspector about the readily observable state of the property at the time of inspection. The Report therefore cannot deal with:
    (a) possible concealment of defects, including but not limited to, defects concealed by lack of accessibility, obstructions such as furniture, wall linings and floor coverings, or by applied finishes such as render and paint; and
    (b) undetectable or latent defects, including but not limited to, defects that may not be apparent at the time of inspection due to seasonal changes, recent or prevailing weather conditions, and whether or not services have been used some time prior to the inspection being carried out.
    These matters outlined above in (a) & (b) are excluded from consideration in this Report.
    If the Client has any doubt about the purpose, scope and acceptance criteria on which the Report. Please discuss your concerns with the Inspector on receipt of the Report.
    The Client acknowledges that, unless stated otherwise, the Client as a matter of urgency should implement any recommendation or advice given in this Report.

Limitations The Client acknowledges

    The Client acknowledges:
    1. This Report does not include the inspection and assessment of items or matters outside the scope of the requested inspection and report. Other items or matters may be the subject of a Special-Purpose Inspection Report, which is adequately specified (see Exclusions below).
    2. This Report does not include the inspection and assessment of items or matters that do not fall within the Inspector's direct expertise.
    3. The inspection only covered the Readily Accessible Areas of the property. The inspection did not include areas, which were inaccessible, not readily accessible or obstructed at the time of inspection. Obstructions are defined as any condition or physical limitation which inhibits or prevents inspection and may include – but are not limited to – roofing, fixed ceilings, wall linings, floor coverings, fixtures, fittings, furniture, clothes, stored articles/materials, thermal insulation, sarking, pipe/duct work, builders debris, vegetation, pavements or earth.
    4. Verify Building Industries limited recognises that a property report is not: a Code Compliance Certificate; or a Certificate of Acceptance under the Building Act; or a statement that the property complies with the requirements of any Act, regulation or by-law; or a warranty against problems developing with the building after the date of the report
    5. This Report was produced for the use of the Client. The Inspector is not liable for any reliance placed on this report by any third party.
    6. This Report does not contain any assessment or opinion in relation to a matter, the inspection or assessment of which is solely regulated by statute.
    The Client acknowledges that this Report does not cover or deal with:
    (i) any minor fault or defect, i.e. a matter which, in view of the age, type or condition of the residential building, does not require substantial repairs or urgent attention and rectification and which could be attended to during normal maintenance;
    (ii) solving or providing costs for any rectification or repair work; An independant remedial estimate will be provided outside of this report
    (iii) the structural design or adequacy of any element of construction;
    (iv) detection of wood destroying insects such as termites and wood borers;
    (v) the operation of fireplaces and chimneys;
    (vi) lighting or energy efficiency;
    (vii) durability of exposed finishes;
    (viii) weathertightness;
    (ix) any swimming pools and associated pool equipment or spa baths and spa equipment or the like;
    (x) any appliances such as dishwashers, waste disposal units, ovens, stoves and ducted vacuum systems;
    (xi) a review of occupational, health or safety issues such as chemical contamination, soil toxicity, asbestos content, the provision of safety glass or the use of lead including lead based paints, polychlorinated biphenyl (PCB), urea-formaldehyde and radon;
    (xii) a review of environmental or health or biological risks such as toxic mould and allergies;
    (xiii) legal title and ownership matters, matters concerning property values, easements, covenants, restrictions, boundaries and zoning;
    (xiv) whether the building complies with the provisions of any building Act, code, regulation(s) or by-laws;
    (xv) planning issues, resource consent issues; building consent issues;
    (xvi) whether the ground on which the building rests has been filled, is liable to subside, swell or shrink, is subject to landslip, earthquakes or tidal inundation, or if it is flood prone;
    (xvii) environmental concerns, proximity to transport, noise levels, neighbourhood usage, heritage obligations or concerns, security concerns; fire protection and evacuation procedures;
    (xviii) rental property tenancy inspections;
    (xix) compliance with body corporate rules, the terms of a memorandum of cross lease or a company title occupation agreement;
    (xx) in the case of multi-unit properties, the inspection of common property areas and services;
    (xxi) document analysis, e.g. sewer drainage diagrams, identification surveys, strata plans; body corporate or company records (including the adequacy of any sinking fund to meet future maintenance obligations);
    (xxii) detection and identification of illegal and unauthorised building or plumbing work;
    (xxiii) plumbing installation (including hot water cylinders), sanitary drainage installation, stormwater drainage installation (including an analysis of site drainage apart from surface water drainage), gas installation, electrical installation (including intercom systems); and
    (xxiv) long term maintenance planning;
    Any of the above matters may be the subject of a special-purpose inspection report, which is adequately specified and undertaken by an appropriately qualified inspector.


    Client means the person or persons, for whom the Inspection Report was carried out or their Principal (i.e. the person or persons for whom the report is being obtained).
    Inspector means a person, partnership or company who is a qualified builder and experienced insurance assessor to undertake a property inspection.
    Building & Site means the inspection of the nominated residence together with any additional parts of the property identified in the pre-engagement inspection agreement, such as accessory units, ancillary spaces and buildings, and the grounds within the property boundaries.
    Readily Accessible Areas means areas which can be easily and safely inspected without injury to person or property, are up to 3.6 metres above ground or floor levels and in:
    (a) roof spaces where the minimum area of accessibility is not less than 600 mm high by 600 mm wide, providing the space permits entry from a access manhole with minimum dimensions of 450 mm x 400 mm; and
    (b) subfloor spaces where the minimum area of accessibility is not less than 400 mm high (timber floor from the underside of a bearer) or 500 mm high (concrete floor) by 600 mm wide, providing the space permits entry from a access manhole with minimum dimensions of 500 mm x 400 mm.
    Or where these clearances are not available, areas within the inspector’s unobstructed line of sight.
    Structure means the loadbearing part of the building, comprising the Primary Elements.
    Primary Elements means those parts of the building providing the basic loadbearing capacity to the Structure, such as foundations, footings, floor framing, loadbearing walls, beams or columns. The term ‘Primary Elements’ also includes other structural building elements including: those that provide a level of personal protection such as handrails; floor-to-floor access such as stairways; and the structural flooring of the building such as floorboards.
    Structural Damage means a significant impairment to the integrity of the whole or part of the Structure falling into one or more of the following categories:
    (a) Structural Cracking and Movement – major (full depth) cracking forming in Primary Elements resulting from differential movement between or within the elements of construction, such as foundations, footings, floors, walls and roofs.
    (b) Deformation – an abnormal change of shape of Primary Elements resulting from the application of load(s).
    (c) Dampness – the presence of moisture within the building, which is causing consequential damage to Primary Elements.
    (d) Structural Timber Pest Damage – structural failure, i.e. an obvious weak spot, deformation or even collapse of timber Primary Elements resulting from attack by one or more of the following wood destroying agents: chemical delignification; fungal decay; wood borers; and termites.
    Conditions Conducive to Structural Damage means noticeable building deficiencies or environmental factors that may contribute to the occurrence of Structural Damage.
    Secondary Elements means those parts of the building not providing loadbearing capacity to the Structure, or those non-essential elements which, in the main, perform a completion role around openings in Primary Elements and the building in general such as non-loadbearing walls, partitions, wall linings, ceilings, chimneys, flashings, windows, glazing or doors.
    Finishing Elements means the fixtures, fittings and finishes applied or affixed to Primary Elements and Secondary Elements such as baths, water closets, vanity basins, kitchen cupboards, door, furniture, window hardware, render, floor and wall tiles, trim or paint. The term ‘Finishing Elements’ does not include furniture or soft floor coverings such as carpet and lino.Significant Fault or Defect means a matter which requires substantial repairs or urgent attention and rectification.
    Serious Safety Hazard means a significant fault or defect that may constitute an immediate or imminent risk to life, health or property. Occupational, health and safety or any other consequence of these hazards has not been assessed.
    Tests means where appropriate the carrying out of tests using the following procedures and instruments:
    (a) Dampness Tests means additional attention to the visual examination was given to those accessible areas which the consultant’s experience has shown to be particularly susceptible to damp problems. Instrument testing using electronic moisture detecting meter of those areas and other visible accessible elements of construction showing evidence of dampness was performed.
    (b) Physical Tests means the following physical actions undertaken by the consultant: opening and shutting of doors, windows and draws; operation of taps; water testing of shower recesses; the tapping of tiles and wall plaster; and the operation of power outlets, lights and switches.
    Pest Activity means telltale signs associated with rodents, birds and feral animals. The term “Pests” does not include other vertebrates, insects or parasites.
    Services means fire warning & control systems, heating systems, central vacuum systems, ventilation systems, security system, electricity services, gas services, water services, hot water services, foul water disposal, grey water recycling system, rainwater collection system, solar heating, aerials & antennae, shading systems, telecommunications, and lifts.


    Unless specified in writing, the inspection only covered the Readily Accessible Areas of the property.
    The inspection did not include areas, which were inaccessible, not readily accessible or obstructed at the time of inspection. Areas, which are not normally accessible, were not inspected and include - but not limited to - the interior of a flat roof or beneath a suspended floor filled with earth.
    Building Interior The inspector did not move or remove any ceilings, wall coverings, floor coverings (including carpeting and wooden floorboards), furnishing, equipment, appliances, pictures or other household goods. In an occupied property, furnishings or household items may be concealing evidence of defects, which may only be revealed when the items are moved or removed.
    Building Exterior, Roof Exterior and Site The inspector did not move or remove any obstructions such as wall cladding, awnings, trellis, earth, plants, bushes, foliage, stored materials, debris or rubbish, etc. Such items may be concealing defects, which may only be revealed when the items are moved or removed.
    Roof Space Obstructions such as roofing, stored articles, thermal insulation, sarking and pipe/duct work may be concealing evidence of defects, which may only be revealed when the obstructions are moved or removed. Also, bodily access should be provided to the interior of all accessible roof spaces.
    Subfloor Space Storage of materials in subfloor areas is not recommended as it reduces ventilation and makes inspection difficult. Obstructions may be concealing evidence of defects, which may only be revealed when the obstructions are moved or removed. Bodily access should be provided to all accessible subfloor areas.

Important Note

    Special attention should be given to the Scope, Limitations and Exclusions in this document.
    A property report is not an all-encompassing report dealing with the building from every aspect. Accordingly, consideration should be given to other specialist inspections, services and enquiries listed in the ‘Limitations’ and ‘Exclusions’ sections of this report.
    Importantly, Verify Building Industries limited recognises that a property report is not a warranty against problems developing with the building after the date of the report. Accordingly, a preventative maintenance program should be implemented for the property which includes systematic inspections, detection and prevention of incipient failure. Please contact the Inspector who carried out this inspection for further advice.
    The presence of dampness is not always consistent as the prevailing and recent weather conditions at the time an inspection is carried out may affect the detection of damp problems. The absence of any dampness at the time of inspection does not necessarily mean the building will not experience some damp problems in other weather conditions. Likewise whether or not services have been used for some time prior to an inspection being carried out will affect the detection of dampness. Also, where a shower recess has been water tested for a minimum of ten (10) minutes, and no leakage was evident, this does not necessarily mean that the shower will not leak after prolonged use. Accordingly, to fully detect and assess a damp problem, may require the monitoring of the building over a period of time.
    Unless stated otherwise in this Report, the Client as a matter of urgency should implement any recommendation or advice given in this Report.
    This inspection report was produced for the use of the client. The inspector is not liable for any reliance placed on the report by any third party.
    If you have any queries with this report or require further information, please do not hesitate to contact the Verify Building Industries contractor who carried out the inspection.


  • What is the condition of bathroom

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