Your thermal imaging, moisture and building inspection Copy

• Document No.

• Address

• Inspection Type

• Conducted on

  Date

• Prepared by an IICRC Certified Technician.

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  Address

• No evidence discovered of water entry during this inspection.

• Showing no evidence now of water entry in the past.

• Home has been well maintained by current owners.

• There is some deferred maintenance required to get this home back to top condition.

• All maintenance appears current and up to date.

• No unconsented building work discovered.

• No leaks discovered at time of inspection.

• The dwelling is not dangerous or unsanitary to occupy.

• The dwelling has experienced acceptable wear and tear for its age to date.

• No evidence discovered that the building would not meet E2 and B2 under the Building Code for weather-tightness.

• We have reasonable belief to state the dwelling in not exhibiting signs of current water entry that is discoverable at present.

• Due to age - the insulation will not be performing as when installed originally

• No barriers to sale discovered for a willing buyer and seller.

• Issues discovered are minor and of a cosmetic nature, expenditure would be likely to be under $1,000 to remedy.

• This home could be a good purchase for its next owner, if money has been set aside for remedial work.

• This dwelling is a superior executive home, finished to high standards.

• This dwelling is in good condition for its age.

• Dwelling is performing as expected for its age.

• This dwelling is in ok condition for its age.

• This dwelling is in poor condition for its age, and remedial work is required.

• This dwelling is in need of some tender loving care to restore it to its former glory.

• Building Science Ltd is providing a 10 Year LCS Guarantee

• Building Science is providing a 5 Year Moisture Intrusion Guarantee

• Building Science Ltd has coated the roof.

• Building Science Ltd has coated the exterior of the building.

• Building Science Ltd has performed remedial work on the dwelling.

• Building Science has installed sensors into the walls to monitor building performance.

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• Note: Building Science Ltd are not Structural or Civil engineers, nor are they purporting to be engineers.
  This report has been based on Earthquake checklists as used by Territorial Authorities in New Zealand.
  The level of inspection is performed on the basis of being experienced building inspectors, with any hazards or damage detected to be referred to the appropriate engineers for further discussion and assessment.
  No comments are made or implied about areas of the building unseen, or beyond practical assessment.

• EARTHQUAKE DAMAGE ASSESSMENT

• No damage observed

• There is current evidence of recent earthquake damage, that can be seen and assessed as occurring in recent weeks or months.

• No visual evidence of earthquake damage or structural failure was seen or detected.

• Building Science has inspected this dwelling on previous occasions prior to recent seismic activity, and can state there are no physical changes to the property between prior inspections, and after the recent seismic event.

• There is historical earthquake damage, predating recent earthquakes. Cracks have been painted indicating remedial work done in the past, with organic material growing in these cracks and gaps.

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• Geotechnical Hazards

• No hazards observed

• Debris present from building

• Fissues Open

• Ground movement observed

• Slope failure observed

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• OVERALL HAZARDS

• None Observed

• Minor Collapse

• Severe Collapse

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• NON STRUCTURAL FAILURES

• No damage observed

• Damaged Roofing

• Damaged Parapets

• Damaged Utilities

• Damaged Cladding

• Cracked Driveway

• Damaged Interior Walls

• Damaged Chimney

• Cracked Concrete Pad

• Cracks in Brickwork

• Damaged Stairs

• Damaged Nib Walls - Current

• Damaged Glazing

• Damaged Nib Walls - Historical

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• STRUCTURAL FAILURES

• Building off foundation

• Building Leaning

• No failures observed

• Retaining Walls Leaning

• Retaining walls collapsed

• Severe Structural Failure Observed

• Moderate structural failure observed

• Minor Structural Failure Observed

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• Home meets E2 and B2 under the building act.

• The home is not "dangerous and unsanitary".

• Test results confirm a "Dry Occupancy", where moisture in is balanced by moisture out, using vapor pressure analysis.

• Building Science Ltd has reasonable belief to state the dwelling is not exhibiting signs of current water entry that is discoverable at present.

• Thermal Images recorded on the day of testing did not uncover any hidden leaks within the building envelope.

• Installed Sensors provide data at time of review that the exterior cladding is working as designed.

• Small, infrequent, pinhole, or formative leaks may not be able to be discovered on day of testing. Areas that can not be viewed, can also not be assessed, nor can walls or rooms with furniture against them. Storms with wind in excess of 100 kph, may also be able to push water into the building cavity , as will water blasting against joinery, that is unserviced, or has open mitres. Readers, agree and understand best effort was applied to tracking down, and assessing the potential for moisture entry. It is agreed and recognised by all parties relying on this report, that all building methods and materials, can fail if not suitably, and regularly maintained. It is agreed, by all parties relying on this report, that failure to maintain, does not become material failure, if scheduled maintenance is not performed, as required under the technical manuals of all installed, or applied systems. Again, it is understood, and accepted by all parties, that any dwelling that is using aluminium joinery, (and has single glazing, in particular,) is susceptible to moisture intrusion through unserviced mitres, blocked weep holes, and poor installation of weather proofing seals. Moisture entry through joinery, is accepted by all readers, as moisture entry through joinery failure, and while being able to be record evidence of moisture entry through the joinery, it is acknowledged that the saturating of window sills or framing, through this failure, does not necessarily mean that the cladding, or external building materials have failed. It is assumed that there will be minor levels of wood decay beneath aluminium joinery, caused by the limitations of aluminium joinery systems and the manufacturing ability in assembling the installed joinery. Current thoughts on these systems indicate 20 - 40% of all joinery installed, may leak on installation. "University of Auckland - Leaky Homes Conference 2005"

Framing Type to the best of our assessment and access.

• timber frame

• steel frame

• tilt up concrete

• Mag roc sip panels

• concrete frame

• un reinforced masonry

• reinforced concrete

• brick construction

Cladding type

• Tiles

• Monolithic Cladding

• Steel Cladding

• stucco - concrete render

• EIFS

• Cement Board

• titon board

• board and batton

• UPVC weatherboards

• man made weatherboards

• wooden weatherboards

• Mixed cladding styles on this dwelling

• Concrete block construction

• Weatherboards are susceptible to: thermal movement and moisture absorption

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

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

• Gardens hard up against external cladding - not recommended

• Fence attached directly to house - no longer recommended

• Gate attached directly to cladding - no longer recommended

Fixing Style of Cladding

• On a Cavity System

• Brick on a cavity

• Not on a cavity system - Direct Fixed to framing

• Monolithic framing - Direct Fixed to framing

• Met all requirements under the Building Code at time of build.

• Built prior to 2004 Building Code that required cavity systems for every new home built.

• Built prior to a cavity system being required

Foundation

• Build on a concrete pad

• Could not access below ground area to inspect

• Built on piles sunk into the ground

• Built on concrete nib walls with piles beneath

• Below floor insulation was not observed.

• Below floor insulation was observed

Guttering System

• Metal Gutters

• Copper Gutters

• Plastic Gutters

• Internal Gutters

Downpipes

• Plastic Downpipes

• Clay Downpipes

• Metal Downpipes

• Copper Downpipes

Decks attached to house

• None present

• Pergolas direct fixed to the house - these should be waterproofed

• Parapets present

• Top fixed balustrades

• Side Fixed balustrades

• Membrane decks present

• Concrete decks present

• Cantilevered wooden decks present

• Traffic-guard decks - coat every three years

• Butynol decks - check annually

• manmade wooden decks present

• Tiled deck/s

• wooden decks present

• Floating tiles over a membrane system

• decks touching house - waterproof these junctions

Roofing Style - one or more systems may be used.

• Unflashed parapets present

• Flashed parapets present

• Flat roof with internal gutters

• Pitched Roof with external gutters

• Decromastic lightweight tiles

• Slate tiles

• Glazed tiles

• concrete tiles

• membrane roofing

• metal tiles - painted

• butynol roofing

• Long run metal roofing

• traffic guard roofing

• torch on membranes

Glazing System used

• Single Glazing Observed

• Double Glazing Observed

• Triple Glazing Observed

Eaves

• No eaves present in some or all areas around the roof

• Eaves are present

• Minimal Eaves are present

Central Heating and Mechanical Ventilation

• DVS / HRV style system installed

• Positive Input Ventilation Installed

• Heatpumps installed

• Central heating installed

Window and Joinery Style

• Aluminium joinery present

• Wooden Joinery present

• UPVC joinery present

• Private Dwelling

• Hostel / Motel / Boarding House

• Government Building

• Heritage Building

• Commercial Building

• Industrial Building

• Apartment Building

• Office Building

• Public Building

Condition of Building

• Superlative condition - looked after and maintained to the highest standards

• Above Average - better than most similar homes

• Good Condition - maintained and cared for.

• Below average - tenants or occupants have not maintained the building.

Overview

• 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?

  Select yes - a print sheet of images is enclosed yes - but in the interest of speed, images have not been included, but are stored in our archives no

  • yes - a print sheet of images is enclosed
  • yes - but in the interest of speed, images have not been included, but are stored in our archives
  • no

• Was a hygrometer used in assessing this home?

  yes

  no

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

• Flir C2 Thermal Imaging Camera

• Extech i5 Thermal Imaging Camera

• Flir E60 Thermal Imaging Camera

• Extech MO295 Moisture Sensor

• Flir M176 moisture sensor

• Trotec 650 Microwave Moisture Sensor / Trotec T 3000

• Flir M77 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.
  
  

• Performing maintenance as required is an essential act of ownership.
  If this is something, you are not so keen on, organise someone else to do this for you.

  

• 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. Visit www.triplecheck.kiwi to learn more about this cladding material.

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

• There is visual evidence that the paint is cracking

• 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.

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• lichen to remove

• cracked tiles

• historic siliconing of weak points - possible historic leaking

• barge boards need maintenance

• barge boards need painting

• gutters look blocked

• gutters have plants growing in them

• roof needs painting

• lifting nails observed

• rusty nails or roofing

• chimney needs maintenance

• skylight needs maintenance

• roofing appears in good condition currently

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• some blocked weep holes detected - clean out with a pipe cleaner and moisture should return to normal within 90 days.

• some mitres might be open on the bottom of the joinery - have an aluminium technician attend to clean and seal to maintain weather- tightness. About $120 a door/ window to get sorted.

• headflashings need to be sealed

• There are no head flashings present. This can be an issue if paint system is not maintained.

• The joinery is older than 8 years - it is time to get the joinery looked at by an aluminium technician to ensure backing rubbers are working as designed.

• There is evidence of moisture entry that has damaged the sills

• High readings to the left or right hand side of the sliding doors has been noticed - get an aluminium technician to attend to reseal the joinery. It should take 90 days for moisture content to return to normal.

• There is moisture staining caused by condensation seen on the wooden window frames - not much can be done about this, except by wiping the windows down each day, or installing a positive input ventilation system.

• There is water damage present that requires remedial work on the joinery and a replacing of the window sills.

• After 5-8 years after installation, you can anticipate aluminium maintenance will be required on all doors and windows.

• With up to 40% of aluminium joinery leaking from installation, please assume there may be low level wood decay around all doors and windows. This may never advance to a level where it requires further attention or replacement, nor may it shorten the lifespan of the house.

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• No images of concern detected during inspection.

• Moved insulation observed - minor and inconsequential

• Missing insulation observed - of a minor concern.

• Missing insulation observed of a major concern - this needs to be remedied.

• Air leakage of concern observed.

• Roof leaks observed

• Plumbing leaks observed

• Skylight leaks observed

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• No decks on this property.

• Decks working as designed - no maintenance issues observed.

• Traffic-guard decking observed - these require coating every 3-5 years.

• Membrane protection on decking observed.

• Butynol decking observed - these require regular recoating to maintain weather tightness.

• Wooden decking observed - maintain maintenance and remove mould and lichen on an annual basis.

• Concrete deck

• Internal Gutters Present - regular maintenance required.

• Top fixed Balustrades - ensure waterproofing is maintained in these areas.

• Parapets on decks require remedial work.

• Issues discovered with balustrades - remedial work required.

• Cracking observed - need to recoat asap

• Lichen to be removed from decking.

• Debris to be removed from decking.

• Butynol at risk of failure - remedial work required asap.

• Decks touch cladding - either apply a membrane at junction for ongoing protection, remove deck off wall by 12mm, maintain regular waterproofing.

• Deck joists need maintenance - currently at risk of decay

• The ability for water to pool on decking is high - larger scuppers may need to be added to existing decking.

• moisture has got in under tiles - maintenance required

• Deck supports require a builders attention to ensure ongoing safety.

• Deck is questionable for safety currently.

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Bedrooms

• No mould issues were discovered.

• No moisture issues were discovered

• No hidden leaks were discovered

• The rooms are a dry occupancy

• No moisture entry was discovered

• The rooms are in good condition

• The rooms are a moist occupancy

• Thermal imaging detected no issues

• Thermal Imaging detected moved or missing insulation

• Moisture readings on window sills indicate blocked weep holes

• Moisture readings on window sills indicate blocked weep holes

• The rooms are in poor condition

• The room is in good condition

• The room is in good condition

• The rooms are in good condition

• The rooms are in poor condition

• The rooms are in poor condition

• No thermal images were taken that indicate that indicate issues to be investigated

• Moisture entry detected

• The rooms are a moist occupancy

• Moved or missing insulation is present

Laundry

• The dryer is not able to be vented - this can cause condensation issues

• No mould issues were discovered.

• No moisture issues were discovered

• No hidden leaks were discovered

• The room is a dry occupancy

• No moisture entry was discovered

• The room is in good condition

• The rooms are in poor condition

• No thermal images were taken that indicate that indicate issues to be investigated

• Moisture entry detected

• The room is a moist occupancy

• Moved or missing insulation is present

Bathroom / Toilets

• No mould issues were discovered.

• No moisture issues were discovered

• No hidden leaks were discovered

• The room is a dry occupancy

• No moisture entry was discovered

• The rooms are in good condition

• The rooms are in poor condition

• No thermal images were taken that indicate that indicate issues to be investigated

• Moisture entry detected

• Cracked tiles present

• Shower leaks discovered

• The room is a moist occupancy

• Moved or missing insulation is present

Living Rooms / Dining / Hallways / Office

• No mould issues were discovered.

• No moisture issues were discovered

• No hidden leaks were discovered

• The rooms are a dry occupancy

• No moisture entry was discovered

• The rooms are in good condition

• The rooms are a moist occupancy

• Thermal imaging detected no issues

• Thermal Imaging detected moved or missing insulation

• Moisture readings on window sills indicate blocked weep holes

• Moisture readings on window sills indicate blocked weep holes

• The rooms are in poor condition

• The room is in good condition

• No thermal images were taken that indicate that indicate issues to be investigated

• Moisture entry detected

• The rooms are a moist occupancy

• Moved or missing insulation is present

• The garage can fit one car

• The garage can fit two cars

• The garage can fit three cars

• The garage can fit four cars

• There is plenty of storage space available

• The laundry is in the garage

• There is space for a workshop

• There is an automated door opener

• Walls are lined

• Walls are not lined

• The door is opened manually

• wooden piles

• concrete piles

• house built on a concrete pad

• concrete nib wall

• foil insulation seen

• polystyrene insulation seen

• plastic ground cover seen

• 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

• 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

• External grounds are well maintained

• 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 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

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Room Inspected

• Bedroom

• Kitchen

• Dining

• Office

• Lounge

• Ensuite

• Bathroom

• Toilet

• Conservatory / Sun Room

• Entry

• Hallway

• Laundry

• Media Room

• Dry Occupancy

• Check aluminium joinery

• Good condition

• Shower leak

• Plumbing Leak

• Toilet Leak

• Moved Insulation

• Moisture entry through concrete flooring

• Missing Insulation

• Mould Smell

• Worn / stained flooring

• Damaged walls

• Damaged ceiling

• Cosmetic enhancements recommended

• Moisture Intrusion detected

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• Often clients take remedial action to get the house up to market ready condition prior to listing the home. The following work has been told to us as being performed.

• New rain head installed.

• The house has been sprayed with a suitable algae and lichen remover - the results may take up to 3 months before all lichen is removed.

• Aluminium joinery has been serviced in areas we highlighted as requiring a service.

• The house has recently been repainted.

• The shower/s have been serviced and sealed.

• A ventilation system has been installed.

• Building work has been performed.

Roof

• no issues detected

• insulation missing

• rusty fixings

• moisture entry through roof

• plants growing in gutter

• rust evident on roof

• pointing need to re done (mortar on roof)

• large amounts of siliconing seen on roof / possible failure sign

• missing guttering

• damaged tiles / roofing materials

• rusty guttering

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Cladding

• no issues detected

• barge boards flaky and missing paint

• fine lines and cracks on monolithic cladding

• rust stains present

• damaged exterior cladding

• lichen growing into surface coating

• rotten window / door sills

• poor surface preparation prior to painting

• DIY Level Painting work evident

• deferred maintenance evident / overdue

• poor ground to cladding clearances

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Windows and Doors

• no issues detected

• blocked weep holes detected

• single glazing - higher condensation risk

• consider floor to ceiling curtains

• aluminium maintenance is required

• consider enerlogic film attached to single glazing

• consider installing a positive input ventilation system

• higher moisture content due to condensation forming - regular painting is recommended

• condensation damage to windows is present

Fencings / External

• retaining walls in poor condition

• maintenance required

• latches do not work

• holes in fences / security not possible

• fences have reached end of working life

• trees are above roof level - leaves deposited on roof - possible gutter blockages

• trees block light onto the house / increase condensation risk

• ponding of water likely

• gate / balustrade / fencing required for safety

• lichen covering wooden structures / decay likely

• height of balustrade too low for safety

• No defects observed.

• poorly constructed decks

• subsidence seen

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Below Ground

• no issues observed

• piles need checking

• no below floor insulation

• slumping insulation seen

• vermin present

Risk Factors Present

• flashings not present

• missing insulation in roof - possible mould issues to follow

• unconsented building work evident

• home is on leaky home register

• bad odor present

• leaking internal pipes

• decaying timber

• dux quest pipes sighted

• damaged / decayed carpet

• wiring old and needs inspection from registered electrician

• pet stains on carpet

• broken glazing

• mould growing in carpet

• top fixed balustrades in place

• decks attached to building without a gap

• internal gutters present

• missing kickout flashings

• parapets

• no eaves

• fixings for downpipes have pulled out of walls

• parapet walls with no camber or cap flashing

• deck / boundary joists fixed directly against cladding

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Showers

• Working as designed - no issues detected.

• This is common for showers over 5 years old

• Readings indicate moisture may be getting behind the shower and into the wall.

• Either reseal internally using a mastic sealant, or have the shower reset by a qualified tradesperson

• Water is getting in under flooring

• Consider a shower dome to reduce condensation

Carpet / Flooring

• End of life - time to recarpet

• Scratched / Gouged flooring

• Pet Damage

• Occupant damage

• Carpet stains present

• Cigarette Damage

Joinery

• Readings indicate joinery may need to be re-rubbered behind the glass.

• Readings indicate mitres may have opened

• These should be done by an aluminium technician

• 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.

• All buildings need maintenance - this building is no different.
  Let's look at the areas that you need to be focused on.

• Butynol deck - adhesive can breakdown and water can leak in under the overlaps. Keep the butynol well sealed and check adhesive condition every year.

• Traffic - guard deck, this product needs to be sealed every three to 5 years

• Seal traffic-guard now

• Paint usually lasts 8 years in our high UV environment - this is something you need to stay on top of.

• The house is due a paint now.

• This house will need a paint in the next few years

• Lichen and algae needs to be removed annually. Spray once a year with sodium hypochlorite.

• Window rubbers last around 8 years when facing into the sun - most people never service the rubbers, and leaking joinery is often the major cause of moisture entry into a house - I recommend servicing all your joinery on purchase. This is not a major expense, and can make a huge difference.

• Aluminium doors can have mitres open over time - have the technician seal these when they come to check the windows.

• most concrete in foundations has not had additives to it, and often water vapor can rise up through the pads, allowing mould to grow in the carpets on ground floors - this may be possible in this house - so think of lifting the carpet and sealing the concrete.

• Clean out aluminium joinery every three months - this will stop condensation running internally into the walls.

• Roofs need maintenance - lichen needs to be removed, concrete tiles sealed over time, decramastic tiles needs to be resurfaced, flashings need to be maintained. On purchase have a roofer walk the roof, to reset the clock for you, with practical dates for scheduled maintenance.

• 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 / cladding 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.

• 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 Steam Ltd is, 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.
  
  Steam Ltd 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.

• Enclosed within the report, there are photos showing the environmental readings and moisture content within the materials tested.
  
  The Extech M295 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.
  
  Naturally, there are exceptions, and 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.
  
  
  

• 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.

  

• Your house exhibits the following features, that are tracked and seen as areas that could fail:

• parapets

• enclosed decks

• high wind zone

• internal gutters

• minimal or no eaves

• complex roof design

• complex exterior cladding design

• multiple storeys

• The fact the building has these features does not mean it is failing - only that an architect would have to take care designing these features into a new build today, and that for owners of buildings that have them already built, that regular care and maintenance needs to be performed, so these areas do not fail into the future. Think proper waterproofing, painting and scheduled maintenance.

• 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.

• 1. An IICRC Certified Water Damage Technician.
  2. Nine years experience in insurance remediation, working as a contractor to all the major insurers in New Zealand.
  3. Developer of a CodeMarked solution for protecting and repairing monolithic housing.
  4. Developer of an in wall wifi monitoring system for proving the performance of exterior wall cladding.
  5. Experienced in the detection of water entry into building structures.
  6. Developer of specialist liquid applied membranes for the building industry.