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1. Summary

This Summary MUST be read in full in conjunction with the rest of the Report. If there is a discrepancy between the information provided in this Summary and the body of the Report, the information in the body of the Report shall take precedence. Please read the Terms and Conditions

1.1 Summary of Observations

General Impression:-

The property is a detached lowset house and is approximately 90 years old. The property appears to have been constructed to an acceptable standard for the period using workmanship and materials of an acceptable quality and has since been reasonably maintained.

Key Findings:-

• Structural Damage - No evidence found
• Timber Pest Activity - Evidence was found in these areas:
  
• Conditions Conducive to Structural Damage - Evidence was found in these areas:
  • Grounds
  • Rainwater Goods
  • Sanitary Fittings
  • Subfloor
  • Subfloor
• Conditions Conducive to Timber Pest Activity - Evidence was found in these areas:
  • Yard Walls And Fences
  • Conditions Conducive To Timber Pests - Yard
  • Grounds
  • Condition Conducive to Timber Pest Activity - Yard
  • Rainwater Goods
  • Conditions Conducive to Timber Pests - Exterior
  • Sanitary Fittings
  • Condition Conducive To Timber Pests - Interior
  • Subfloor
  • Condition Conducive To Timber Pests - Subfloor
  • Subfloor
  • Condition Conducive To Timber Pests - Subfloor

Risk of Hidden Defects and/or Timber Pests:-

Due to the design of the building, obstructions and the level of access afforded the Consultant, the risk of defects and/or timber pests being present and not reported on is considered High.

Susceptibility to Termites:-

In the Consultant's opinion, the building's susceptibility to timber pests at the time of inspection is High.

NOTE: This is a rating of the "susceptibility" of the building to termites or the "termite pressure" on the building. It should be viewed as the priority an owner should give to installing and maintaining a termite management system rather than an indication of whether or not termites are present. 

Next Timber Pest Inspection:-

Following this inspection, the next inspection to help detect timber pest activity is recommended in 3 Months.

NOTE: The higher the susceptibility, the greater the frequency of recommended timber pest inspections.

Detailed Defect Reporting:-

The detailed reporting of any defect found during the inspection is shown under the relevent heading in the body of the report. The client should be aware that the absence of defect details under any individual heading is an indication that the area has been inspected and that no defects were observed. If for any reason an area is not able to be inspected this will be documented in the "Areas Not Inspected" section at the start of each major section.

Minor Defect Reporting:-

The Australian Standard AS4349.1 requires the inspector to compare the home with a typical home of the same type and age. Because this home is older, minor normal wear and tear defects are not usually documented individually. The client should appreciate that ongoing maintenance of the home including repairing minor defects may involve significant expenditure.

Defect Causes and Cost of Repair:-

This Standard Property Inspection and Timber Pest Detection Report does not establish the causes of defects identified, nor the options and associated costs of remedial work. For this, an appropriate specialist should be consulted.

Thermal Imaging:-

A thermal imaging camera is used on all inspections. Any images that assist the client in understanding a defect are included against the individual defect. The client should be aware that thermal images are not included in this report unless they are relevent to the documentation of a defect.

Actions You Should Take:-

Any recommendations made in this Report should be implemented prior to purchase, including establishing the extent of any work required and associated costs.

1.2 Service Agreement Details

As requested and agreed with the Client, the inspection carried out by a qualified Building Consultant and Timber Pest Detection Consultant ("The Consultant") is a combined Standard Property Inspection and Timber Pest Detection Report ("The Report").

The Consultant provides an objective opinion about the condition of the property at the time of inspection.

1.3 Client Details

1.4 Special Conditions / Instructions

1.5 Consultant Details

Important Note

Often it is very difficult to fully explain situations, problems, access restrictions, building faults or their importance in a manner readily understandable by the reader. Should you have any difficulty in understanding anything contained within this Report, you should contact the contact ABIS on 07 3804 1000 to have the matter explained.

2. General Property Description

The records of the appropriate local authority should be checked to determine or confirm whether the ground on which the building rests has been filled, is liable to subside, is subject to landslip or tidal inundation, or if it is flood prone.

If the property has a strata title, the records of the body corporate should be searched for reference to any significant defects to or issues with the common property.

2.1 Areas Included in the Inspection

The inspection covered the readily accessible interior and exterior areas of the Main Building together with the Fences, Yard Structures and Grounds.

2.2 Obstructions Limiting The Inspection

Typically, a Standard Property Inspection and Timber Pest Detection Report is limited by the presence of many obstructions, particularly if the dwelling is occupied and furnished. The Consultant did not move or remove any obstructions which may be concealing evidence of defects including structural damage and timber pest activity.

Areas which were not readily accessible, concealed, obstructed or unsafe were not inspected, including areas above 3.6 meters. Evidence of defects in these areas may only be revealed when the items are removed or access has been provided.

The following table contains the obstructions that typically limit an inspection on an area by area basis.

This section should be read together with the Terms and Conditions below.

2.3 Risk of Undetected Structural Damage and Timber Pest Assessment

The following table is used to assess the risk of timber pests and structural damage not being detected by this inspection, takeing into account the level of access and obstruction.

As there are areas within the scope of the inspection that were not readily accessible, there is, in the opinion of the Consultant, a High risk that building defects, termites, borers and fungal decay or conditions that will lead to building defects, termites, borers, and fungal decay were present at the time of the inspection but not identified or reported on.

Therefore, a further inspection prior to purchase is strongly recommended of areas that were not readily accessible, inaccessible or obstructed once access has been provided or the obstruction removed. This may require the moving, lifting or removal of obstructions such as floor coverings, furniture, stored items foliage and insulation. In some instances, it may also require the removal of ceiling and wall linings, and the cutting of traps and access holes. For further advice contact ABIS on 07 3203 4888.

Important Notes:

Conditions conducive to timber pest activity (Termites, Borers and Fungal Decay), timber pest activity and damage associated with such activity may be present in areas that were hidden and/or obstructed at the time of the inspection.

Conditions conducive to structural damage and structural damage may be present in areas that were hidden and/or obstructed at the time of the inspection.

Where evidence of termite activity past or present is reported, there is a high likelihood that damage and mudding exists in areas of the dwelling that were hidden and/or obstructed at the time of the inspection.

3. Safety Issues and Hazards

This Section documents evidence of any item or matter (within the Consultant's expertise) that may constitute a present or imminent serious safety hazard. This should not be viewed however, as an audit or exhaustive list of safety issues relating to the property.

Safey hazards are identified out of a duty of care to those who may use or work on the property. If any of the hazards reported in this section are also a building defect they will also be reported on in the body of the report.

3.1 Identified Hazards

Serious Safety Hazard

Description	The bottom rails of the balustrades to the elevated deck/platform/stair have been installed with the rebate facing outwards Note: This method of installation does not contravene any Australian building code or standard, providing the nails and balusters
Location	Deck At The Front Of The Property
Recommendation	This condition is considered dangerous. A further investigation by the following trades is strongly recommended to determine the extent of remedial work required. Carpenter This recommendation should be implemented without delay.
Photos

3.2 Potential Service Hazards and Safety Warnings

Most dwellings contain safety critical elements eg: structural fastenings, suspended floors, balconies, decks, stairs and balustrades. As failure of a safety critical element may result in serious injury or death, it is strongly recommended that any safety critical elements in a dwelling be inspected annually.

This report is not an safety audit and the client is warned that hazards and risks to safety may be present now or in the future that are not covered by this report. For their own safety, and as a duty of care to others, all home owners must ensure safety hazards on their properties are eliminated. To assist the home owner in identifying and removing safety hazards, the Consultant recommends the home owner has an annual safety inspection conducted.

Current building codes have specifically addressed past inadequacies in the design of balustrades to raised platforms (decks etc.) and stairs. Whilst there is no legislated requirement to bring older homes up to current standards, we recommend, in the interests of safety, that they be brought up to current standards. All balustrades should be a minimum of 1m high, that no gaps be present in stairs and balustrades be greater than 125mm, and that where a fall of 4m or more exists, the balustrades be non-climbable.

4. Timber Pests

The term Timber Pests covers one or more of the following wood destroying agents which attack timber in service and affect its structural properties:

1. Fungal Decay - the microbiological degradation of timber caused by soft rot fungi and decay fungi, but does not include mould, which is a type of fungus that does not structurally damage wood.
2. Wood Borers - wood destroying insects belonging to the order "Coleoptera" which commonly attack seasoned timber.
3. Termites - wood destroying insects belonging to the order "Isoptera" which commonly attack seasoned timber.

Other insect pests (cockroaches, ants, etc) and vermin (rodents, possums, snakes, etc.) are not timber pests and are not covered by this inspection and report.

4.1 The Property's Susceptibility to Termites

This model is based on the paper: RISK MODEL FOR TERMITE ATTACK IN AUSTRALIA    -       R.H. Leicester, C-H. Wang & L. J. Cookson - CSIRO

The higher the TOTAL SCORE on the above table, the greater the level of termite protection required and the more frequent termite inspections should be carried out (when no termite management system is in place). In order to manage this risk of termite attack, it is necessary to remove as many conditions conducive to timber pests as possible and or install a termite management system that adequately reduces the risk.

As a guide to which type of termite management system is appropriate, the following table indicates the highest acceptable TOTAL SCORE for each type of Termite Management system (Barrier). This only applies if timber pest inspections are undertaken yearly or more frequently and the maintenance of the barrier is undertaken in accordance with manufacturers' specifications.

4.2 Evidence of Existing Termite Management

Observations

No evidence of an existing termite management programme was observed Note: All relevant documents pertaining to the installation of any previous termite barrier system should be obtained by the building owner and keep on file including, any service warranties and advice in regard to the building owner's obligation to maintain the system. However, subterranean termites can bridge or breach barrier systems and thorough regular inspections of the building are necessary. If evidence of a previous treatment of termite infestation is found, and appropriate documentation is not available, it must be assumed that the termite infestation may still be active in areas of the property not inspected. Accordingly, a re-treatment may be required. If a termite management system appropriate to the risk has not been implement ABIS strongly recommends one be installed without delay.

Photos

Termite Management Systems

A termite management system is a system designed to reduce the risk of termites damaging a structure.

Typically a system consists of one or more of the following:

• a treated zone created by a termiticidal chemical applied to the soil under or around a building (e.g. Biflex, Premise, Termidor)
• an inspection zone created by a chemical-physical barrier system (e.g. Kordon, Homeguard)
• an inspection zone created by a physical barrier system (e.g. Granitgard, TermiMesh, Termiglass)
• a termite monitoring and baiting system (e.g., Exterra, Nemesis, Sentricon)

These systems are usually installed by a builder/owner as either a precaution (recommended for all homes by the Queensland State government) or in response to past termite activity in a building.

Action to be Taken if Termite Activity Detected on the Property

1. Locate the termite activity and eradicate the colony.
2. On confirming that the colony is eradicated, repair any damage that maybe required.
3. Minimize conditions conducive to termite activity such as:
• lack of adequate subfloor ventilation
• presence of excessive moisture from defective flashings, downpipes and guttering
• bridging or breaching of termite management systems
• storage of timber under/adjacent to the building
• soil in garden beds built up over weep holes
• evidence of non-existent or defective termite shields installed to isolated piers
• check trees or stumps within 50 metres of the building
4. Install a Termite Management System as mentioned above.
5. Have annual termite inspections conducted and ensure that any termite management system is maintained on an ongoing basis

Unfortunatley, as this procedure is not always followed by home owners or bodies corporate, there is a risk that when evidence of past termite treatment or activity exists, termite damage and/or activity may still exist in areas that are hidden or not readily accessible.

If a termite treatment was carried out after the original construction, the client should assume that termite activity or damage exists in areas not inspected and/or obstructed.

4.3 Timber Pest Activity and Conditions Conducive to Timber Pest Activity

This Section covers any timber pest issues. Any evidence of timber pest activity including termites, borers and fungal decay observed by the in spector are detailed in this section. In addition any conditions that create an environments which are likely to lead to timber pest avtivity (Refered to a Conditions Conducive to Timber Pest Activity) is also detailed in this section.

Conditions conducive to timber pest activity should be removed and any timber pests detected should be treated by a timber pest specialist.

Conditions Conducive To Timber Pests - Yard

Which Structure	Boundary fence
Location	In General
Element	Palings
Defect	Earth-wood contact Note: Timber in direct contact with the ground/soil produce a ready food source for termites. Also, susceptible timbers used in a hazardous environment are prone to fungal decay.
Extent	Widespread
Photos

Condition Conducive to Timber Pest Activity - Yard

Element	Surface drainage
Location	Western side of the building Southern side of the building
Defect	Poorly Drained. Poor drainage leads to excessive moisture being retained in the soil which over time can destabilise the foundations and promote timber pest activity such as fungal decay and termites. Drainage problems are often only discernible during wet periods. Note: The effect of poor drainage on foundations is often dependent on the soil type. Establishing soil type is beyond the scope of a standard pre-purchase inspection. Also, timber pest activity including termites and fungal decay are commonly associated with poor drainage. Generally, to ensure that water drains away from the footings, the profile of the ground adjacent to the building should slope away from the base of the exterior walls and all stormwater drainage should be maintained in good condition and free from blockage.
Extent	Widespread
Photos

Conditions Conducive to Timber Pests - Exterior

Which Building	Main Building
Location	In general
Element	Downpipe
Defect	Downpipe(s) not connected to stormwater drainage or away from footings. If moisture is allowed to accumulate at the base of walls and near footings it creates a condition that supports timber pest activity and can effect the stability of foundations soils over time.
Extent	Widespread
Photos

Condition Conducive To Timber Pests - Interior

Which Fixture	Plumbing Shower
Location	Bathroom
Element	Sealant behind tap flanges
Defect	Poorly Sealed Maintaining the sealant to splash backs, shower bases, behing tap flanges and the like reduces the pressure on the underlying waterproofing.
Extent	Localised
Photos

Condition Conducive To Timber Pests - Subfloor

Which Subfloor	Subfloor space to the main building
Area Affected	In general
Element	Sub-floor battens and associated framing
Defect	Timber in contact with the ground. Note: Ground contact will raise the moisture content of the timber creating conditions conducive to fungal decay, termites or other timber pests.
Extent	Widespread
Photos

Condition Conducive To Timber Pests - Subfloor

Which Subfloor	Subfloor space to the main building
Area Affected	In general
Element	Subfloor drainage generally
Defect	Poorly Drained. Poor drainage leads to excessive moisture entering the subfloor area and being retained in the soil which over time can destabilise the foundations and promote timber pest activity such as fungal decay and termites. Drainage problems are often only discernible during wet periods. Note: The effect of poor drainage on foundations is often dependent on the soil type. Establishing soil type is beyond the scope of a standard pre-purchase inspection. Also, timber pest activity including termites and fungal decay are commonly associated with poor drainage. Generally, to ensure that water drains away from the footings, the profile of the ground adjacent to the building should slope away from the base of the exterior walls and all stormwater drainage should be maintained in good condition and free from blockage. If the ground level of the subfloor area is fully or partly below the surrounding ground level then well designed retaining walls with appropriate drainage are required to prevent water entering the subfloor area.
Extent	Widespread
Photos

5. The Yard

The term Yard covers the area of the property outside and around the main dwelling and includes the property's fences, the drainage of the ground around the home and any structures built in the yard such as greenhouses or pool changing rooms.

5.1 Yard Areas Not Inspected

This Section details any yard areas that couldn't be accessed and were not included in the inspection.

5.2 Yard Structures

Yard Structures are any constructions outside and around the main building.

5.3 Yard Walls and Fences

Yard walls and fences are the boundary walls and fences and other walls and fences within the yard area.

Yard Walls and Fences Defect

Which Structure	Boundary fence
Location	In General
Element	Palings
Defect	Earth-wood contact Note: Timber in direct contact with the ground/soil produce a ready food source for termites. Also, susceptible timbers used in a hazardous environment are prone to fungal decay.
Defect Category	Conditions Conducive to Timber Pests
Severity	Minor
Extent	Widespread
Recommendation	Action is required to remove this condition in order to prevent Timber Pest activity occuring. A further investigation by a Fencing specialist is recommended to determine the extent of work required and associated costs.
Photos

5.4 Grounds

This Section covers the ground area outside and around the property

Inspection of trees on the property for disease, stability and soundness is not within the scope of this inspection.

Note: Roots of trees and shrubs can negatively impact footings by removing moisture from clay soils immediately underneath the building causing subsidence as the clay shrinks.

In its search for water, a tree root system can spread a lateral distance equal to the height of the tree. If in rows or grouped with other trees, the roots may spread up to twice the height of the tree.

In addition, trees closer than their mature height may be blown over and/or fall onto and damage buildings. 

Care should be taken when selecting trees and, as a guide, the trees listed in the table below should not be planted within the distance of their mature height from the building depending on whether they are to be planted in a line or in a group.

For further information see: A Simple how to Guide to Preventing Structural Damage

Approximate Mature Tree Heights

Tree roots in proximity to a dwelling can also create conditions conducive to the ingress of termites and termite activity. It is strongly recommended that any trees too close to a dwelling be removed.

Grounds Defect

Which Area	Yard
Location	In General
Element	Landscaping Timbers
Defect	Earth-wood contact Note: Timber in direct contact with the ground/soil produce a ready food source for termites. Also, susceptible timbers used in a hazardous environment are prone to fungal decay.
Defect Category	Condition Conducive To Timber Pests
Severity	Moderate - Repairs may involve significant expenditure
Extent	The extent was undetermined
Recommendation	Action is required to remove this condition in order to prevent Timber Pest activity occuring. A further investigation by the following trades is recommended to determine the extent of work required and associated costs. Pest Controller (Timber Pest Specialist) Landscaper
Photos

Grounds Defect

Which Area	Ground around the dwelling
Location	Western side of the building Southern side of the building
Element	Surface drainage
Defect	Poorly Drained. Poor drainage leads to excessive moisture being retained in the soil which over time can destabilise the foundations and promote timber pest activity such as fungal decay and termites. Drainage problems are often only discernible during wet periods. Note: The effect of poor drainage on foundations is often dependent on the soil type. Establishing soil type is beyond the scope of a standard pre-purchase inspection. Also, timber pest activity including termites and fungal decay are commonly associated with poor drainage. Generally, to ensure that water drains away from the footings, the profile of the ground adjacent to the building should slope away from the base of the exterior walls and all stormwater drainage should be maintained in good condition and free from blockage.
Defect Category	Conditions Conducive to both Timber Pest Activity and Structural Damage
Severity	Moderate - Repairs may involve significant expenditure
Extent	Widespread
Recommendation	Action is required to remove conditions conducive to both timber pest activity and structural damage. A further investigation by a drainer is also recommended to determine the extent of work required and associated costs.
Photos

6. Roof Exterior

6.1 Roof Coverings

The Roof Exterior is the outer covering such as roof tiles, roof sheeting, and the like, together with their fastenings, cappings and flashings.

The roof covering is the primary barrier in preventing rainwater from entering a building and damaging its structure and contents. Regular maintenance of the roof is very important and should be carried out by all home owners.

Inspection of roof coverings by the inspector climbing onto the roof is only performed if the inspector asseses it is safe to do so. Hight, pitch, roofing material, weather conditions etc. affect the type of inspection that can be undertaken.

7. The Exterior

7.1 Exterior Areas Not Inspected

This Section details any exterior areas that couldn't be accessed and were not included in the inspection.

7.2 Exterior Walls

This Section covers the outer walls of the dwelling viewed from the exterior. External walls can be categorised into Loadbearing and Non-loadbearing. A concrete block construction, for example, is loading bearing and the blocks and mortar are designed to support the roof loads and resist wind forces whereas in a brick- veneer construction the brickwork provides no supporting function and is installed for aesthetics and to keep the weather away from the structural timber or steel frame that supports the roof.

The External Walls of the building were inspected from the ground level. Tests (moisture, probing, sounding etc.) were not carried out on any areas above 3.6 meters.

Note: Where additions such as shade structures or pergolas are to be installed, they should not be attached to external walls without due consideration to the walls' ability to carry the loads being added.

Exterior Walls Defect

Which Wall	Exterior wall to the main building
Location	In general
Element	Chamferboard
Defect	Fungal Decay Activity: Indicated by paint discolouration. Indicated by visible damage to timber. Paint flaking
Defect Category	Timber Pest Activity
Severity	Major - Repairs are likely to involve significant expenditure
Extent	Widespread
Recommendation	Action is required to manage the timber pest. A further investigation by the following trades is recommended to determine the extent of work required and associated costs. Carpenter Painter
Photos

7.3 Exterior Windows

This Section covers defects in windows when inspected from the outside.

Tests such as probing were not conducted on any windows above 3.6m

7.4 Exterior Doors

This Section covers the exterior of External Doors including sliding glass doors if present.

Any doors that are locked or jammed may be concealing defects and/or timber pest activity which may only be revealed when the door can be inspected through its full range of movement.

7.5 Rainwater Goods - Guttering and Downpipes

Rainwater Goods are roof plumbing that includes eaves gutters, down pipes, spreaders, flashing, spouts, collectors and the like.

Together with the roof covering, rainwater goods collect and direct rainwater away from the dwelling, reducing the risk of rainwater entering a building and damaging its foundations, structure and/or contents. Regular maintenance of rainwater goods, especially keeping gutters free of leaves, is very important and should be carried out regularly by all homeowners.

Rainwater Good Defect

Which Building	Main Building
Location	In general
Element	Downpipe
Defect	Downpipe(s) not connected to stormwater drainage or away from footings. If moisture is allowed to accumulate at the base of walls and near footings it creates a condition that supports timber pest activity and can effect the stability of foundations soils over time.
Defect Category	Conditions Conducive to both Timber Pest Activity and Structural Damage
Severity	Moderate - Repairs may involve significant expenditure
Extent	Widespread
Recommendation	Action is required to remove conditions conducive to both timber pest activity and structural damage. A further investigation by a drainer is also recommended to determine the extent of work required and associated costs.
Photos

7.6 Exterior Stairs

Exterior Stairs are stairs outside the exterior walls of the building that typically run from the ground level to a landing or raised deck at the first-floor level.

Stairs are a safety critical element and in the interest of safety, current building codes have promoted greatly improved stair design and construction in recent years. Whilst not a legislative requirement, the prudent owner should consider bringing older stairs up to the standards of the current building codes. As a failure of a safety critical element may result in serious injury or death, it is strongly recommended that stairs to a dwelling be inspected annually.

7.7 Exterior Platforms (Patios, Porches, Verandahs, Balconies and Decks)

Platform is a generic expression to cover all decks, patios, balconies, verandahs etc. attached to the exterior walls of the dwelling.

Exterior Platforms are safety critical elements. Whilst not a legislative requirement, the prudent owner should consider bringing any older balustrades up to the standards of the current building codes. As a failure of a safety critical element may result in serious injury or death, it is strongly recommended that any exterior platforms to the dwelling be inspected annually.

Exterior Platforms to the building were inspected from the ground level and from on the platform.

Exterior Platform Defect

Which Platform	Deck
Location	At the front
Element	Batten
Defect	Fungal Decay Activity: Indicated by softness of timber surfaces. Indicated by rust stains around nail heads.
Defect Category	Timber Pest Activity
Severity	Minor
Extent	The extent was undetermined
Recommendation	Action is required to manage the timber pest. A further investigation by the following trades is recommended to determine the extent of work required and associated costs. Carpenter Painter
Photos

7.8 Other Exterior Primary Elements

Other Exterior Primary Elements are structural elements that are not included in the other exterior Sections above. These were inspected from the ground level.

Other Exterior Primary Elements Defect

Location	At the front
Defect Element	Termite Inspection Zone formed by Metal Stirrup and Air Space Timber Post
Defect	Bridged by: Post Bridging Note: "Bridging" is the spanning of a termite barrier or inspection zone so that subterranean termites are provided with passage over or around that barrier.
Defect Category	Condition Conducive To Timber Pests
Severity	Moderate - Repairs may involve significant expenditure
Extent	The extent was undetermined
Recommendation	Action is required to remove this condition in order to prevent Timber Pest activity occuring. A further investigation by the following trades is recommended to determine the extent of work required and associated costs. Carpenter
Photos

7.9 Other Exterior Secondary and Finishing Elements

Other Exterior Secondary and Finishing Elements are non-structural elements that are not included in the other exterior Sections above and include items such as eaves linings of soffits, barge boards, vent pipes, flashing, water heaters, AC units conduit and the like. These were inspected from the ground level.

8. Roof Void

8.1 Roof Void

This Section covers the roof space and roof frame where house designs that have a pitched roof and an accessible void under the roof covering and above the ceiling of the rooms below. Those roof designs such as flat, skillion and cathedral do not have accessible roof voids and are not inspected.

Roof voids are not designed to be traversed and contain many potential hazards. Anyone considering entering a roof void must only enter when they have assessed it is safe to do so. Safety hazards in roof voids include falling, electrical shock, trip hazards, chemical hazards, dust hazards, impalement hazards, heat stroke, and the like.

Regardless the type of inspection undertaken, inspection of roof voids are always limited by design and obstructions. Consiquently, building defects and timber pest activity may be present in areas that the inspector could not access safely.

Inspection of roof voids by the inspector climbing into the roof void is only performed if the inspector asseses it is safe to do so.

Type of Roof Space Inspection

Type of Roof Space Inspection	Partly accessible for inspection (e.g. part accessible pitched roof & part flat roof) or Inspection is limited by the presence of obstructions (e.g. insulation, sarking, heavy layers of dust and the like).
Photos

Roof Void Defect

Which Roof Void	The roof to the main building
Location	In general
Element	Roof Sheeting Laps
Defect	Corrosion (rust) Surface rust
Defect Category	Condition Conducive To Structural Damage
Severity	Moderate - Repairs may involve significant expenditure
Extent	The extent was undetermined
Recommendation	Action is required to remove this condition in order to prevent damage to a Structural Element occuring. A further investigation by the following trades is recommended to determine the extent of work required and associated costs. Roof Plumber
Photos

9. The Interior

9.1 Interior Areas Not Inspected

This Section details any interior areas that couldn't be accessed and were not included in the inspection.

9.2 The Interior in General

This section contains any comments that apply to the Interior in general

9.3 Ceilings and Cornice

Cornice is the moulding or finishing element covering the intersection between the vertical wall and the horizontal Ceiling.

Ceilings are formed by sheets or boards attached to battens which are in turn attached to ceiling joists or the bottom cords of roof trusses. In newer constructions the ceiling may be attached directly to the bottom cords of trusses.

9.4 Interior Walls

Interior Walls are both the interior surface of the perimeter loadbearing walls of the building and internal partition walls that may be loadbearing or non-loadbearing.

Interior Walls Defect

Location	At the front
Element	Wall lining
Defect	Water stains
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	The extent was undetermined
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Roof Plumber
Photos

9.5 Floors And Skirtings

Skirtings are the mouldings or finishing elements covering the intersection between the vertical wall and the horizontal floor.

Note: The early signs of termite activity are often detected by sounding (tapping) skirtings. This sounding is only possible where the skirting is not obstructed and there is enough room for the consultant to undertake the sounding process.

Any tiled floors are also sounded for loose and or drummy tiles but only where not obsructed.

9.6 Interior Doors

This Section covers the interior side of external doors including sliding glass doors if present and interior doors including robes and cupboards.

Note:Any doors that are locked or jammed may be concealing defects and/or timber pest activity which may only be revealed when the door can be inspected through its full range of movement.

9.7 Interior Windows

This Section covers the interior side of windows.

Notes:Any windows that are locked or jammed may be concealing defects and/or timber pest activity which may only be revealed when the window can be inspected through its full range of movement.

The early signs of termite activity are often detected by sounding (tapping) timber elements. This sounding is only possible where the window is not obstructed and there is enough room for the consultant to undertake the sounding process.

9.8 Built-in Fittings

Built-in Fittings include all built-in cupboards, vanities, shelving, etc.

Notes:Personal effects, stored goods, doors or drawers that are locked or jammed etc. may be concealing defects and/or timber pest activity which may only be revealed when they can be inspected through their full range of movement.

The early signs of termite activity are often detected by sounding (tapping) and probing. This sounding and probing is only possible where the Built-in Fittings are not obstructed and there is enough room for the consultant to undertake the sounding and probing process.

9.9 Other Interior Woodwork

Other Interior Woodwork includes any timber secondary or finishing elements not covered in the Sections above.

9.10 Sanitary Fittings

Sanitary Fittings refers to the showers, baths, basins, water closets, bidets, etc. commonly found in toilets, bathrooms and en-suites.

The client should be aware that a typical bathroom will have a useful life considerably less than that of the home as a whole. It may often be necessary to renovate bathrooms and wet areas after 20 years and such renovations usually require replacement of the entire bathroom including wall sheeting, waterproofing and tiling. The Consultant only reports on discernible major defects taking into account the age and type of bathroom or wet area. Wear and tear such as calcium deposits, staining, chips and minor cracking associated with age and use may not be reported on especially where the bathroom is nearing the end of its useful life.

It is important to maintain bathrooms and wet areas such as laundries regularly. Silicon sealing should be kept in good repair, and all wet areas should be kept well ventilated. Tiles may become drummy, loose or cracked with time. Tilling and grouting, where present, provide the first level of waterproofing to direct surface water to a waste. Also, as falling sharp wall tiles can be a hazard, tiling should be regularly checked and any loose or drummy tiles replaced or refixed.

Bathrooms and showers are the most common area in a home to be effected by fungal decay and termite activity because the humidity and moisture present create conditions favourable to these timber pests. Keeping wet areas watertight and the house framing free of excessive moisture will assist in keeping your home free from damage. Because of the higher risk of termite activity around bathrooms, we recommend that vents be installed to bath enclosures and wall cavities behind showers to facilitate inspection.

The inspection of sanitary fittings is limited to inspection of visible surface condition. The Consultant will also check behind tap flanges where possible (only where they can be easily unscrewed or retracted against a spring) and where the shower has a tiled base, test the shower base for leaks by temporarily obstructing the waste and filling the shower base to a depth of up to 10mm. The client should be aware that as the shower test only covers a short period, water leaks may not be revealed until a shower has been used for some period of time and surrounding areas checked for excessive moisture.

Sanitary Fittings Defect

Which Fixture	Plumbing Shower
Location	Bathroom
Element	Sealant behind tap flanges
Defect	Poorly Sealed Maintaining the sealant to splash backs, shower bases, behing tap flanges and the like reduces the pressure on the underlying waterproofing.
Defect Category	Conditions Conducive to Structural Damage & Timber Pest Activity
Severity	Moderate - Repairs may involve significant expenditure
Extent	Localised
Recommendation	This defect falls within the category of Conditions Conducive to Structural Damage & Timber Pest Activity. It is strongly recommended that this condition be removed by resealing.
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9.11 Other Interior Detail

Other Interior Detail is any defect not covered in the Sections above.

10. Subfloor

10.1 Sub Floor

Subfloor refers to any part of the structure which is below the lowest floor level. In a highset home this is the area under the dwelling. In a slab on ground home it is the concrete slab, its reinforcing steel and other components that form the foundation for the structure.

Subfloor voids under lowset homes are not designed for easy access and contain many potential hazards. Anyone considering entering the subfloor of a low set home should only enter when they have assessed it is safe to do so. Safety hazards in subfloors include electrical shock, trip hazards, chemical hazards, dust hazards, impalement hazards, heat stroke, entrapment, etc.

Inspection by the inspector entering the subfloor space is only performed if the inspector asseses it is safe to do so.

Note:Slab on ground homes do not have an accessible subfloor.

Subfloor Defect

Which Subfloor	Subfloor space to the main building
Area Affected	In general
Element	Sub-floor battens and associated framing
Defect	Timber in contact with the ground. Note: Ground contact will raise the moisture content of the timber creating conditions conducive to fungal decay, termites or other timber pests.
Defect Category	Condition Conducive To both Structural Damage and Timber Pests
Severity	Moderate - Repairs may involve significant expenditure
Extent	Widespread
Recommendation	Action is required to remove this condition in order to prevent Timber Pest activity occuring. A further investigation by a builder is recommended to determine the extent of work required and associated costs.
Photos

Subfloor Defect

Which Subfloor	Subfloor space to the main building
Area Affected	In general
Element	Subfloor drainage generally
Defect	Poorly Drained. Poor drainage leads to excessive moisture entering the subfloor area and being retained in the soil which over time can destabilise the foundations and promote timber pest activity such as fungal decay and termites. Drainage problems are often only discernible during wet periods. Note: The effect of poor drainage on foundations is often dependent on the soil type. Establishing soil type is beyond the scope of a standard pre-purchase inspection. Also, timber pest activity including termites and fungal decay are commonly associated with poor drainage. Generally, to ensure that water drains away from the footings, the profile of the ground adjacent to the building should slope away from the base of the exterior walls and all stormwater drainage should be maintained in good condition and free from blockage. If the ground level of the subfloor area is fully or partly below the surrounding ground level then well designed retaining walls with appropriate drainage are required to prevent water entering the subfloor area.
Defect Category	Condition Conducive To both Structural Damage and Timber Pests
Severity	Moderate - Repairs may involve significant expenditure
Extent	Widespread
Recommendation	Action is required to remove conditions conducive to both timber pest activity and structural damage. A further investigation by a drainer is also recommended to determine the extent of work required and associated costs.
Photos

Subfloor Defect

Which Subfloor	Subfloor space to the main building
Area Affected	Western side of the building
Element	Sub-floor battens and associated framing
Defect	Termite Activity: Indicated by the presence of damage and scouring caused by termites transiting against a timber member A licenced pest controller should be consulted to conduct a further and possibly invasive inspection to establish the extent of activity and treatement options.
Defect Category	Timber Pest Activity
Severity	Minor
Extent	The extent was undetermined
Recommendation	Action is required to manage the timber pest. A further investigation by the following trades is recommended to determine the extent of work required and associated costs. Pest Controller (Timber Pest Specialist)
Photos

Subfloor Defect

Which Subfloor	Subfloor space to the main building
Area Affected	In general
Element	Debris on ground Timber in contact with ground
Defect	Earth-wood contact Note: Timber in direct contact with the ground/soil produce a ready food source for termites. Also, susceptible timbers used in a hazardous environment are prone to fungal decay.
Defect Category	Condition Conducive To Timber Pests
Severity	Moderate - Repairs may involve significant expenditure
Extent	The extent was undetermined
Recommendation	Action is required to remove this condition in order to prevent Timber Pest activity occuring.
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11. Terms and Conditions

11.1 Building Maintenance Responsibilities

To help protect against financial loss, it is strongly recommended that:

1. Any defects identified in this inspection report be immediately controlled or rectified.
2. Conditions conducive to structural damage and timber pest activity be immediately removed, rectified or monitored.

The importance of removing conditions conducive is often not fully appreciated and as a consequence, structural damage and timber pest activity have resulted in subsequent loss. It is also recommended that any high risk areas (e.g. where access was not gained or where areas were concealed by obstructions) be further investigated.  Importantly, Standard AS 4349.1 Inspection of Buildings recognises that a standard property report is not a warranty against problems developing with the building in the future. Accordingly, a preventative maintenance program should be implemented for the property which includes systematic inspections, detection and prevention of incipient failure. In respect of timber pests, to help minimise the risk of any future loss, thorough regular inspections should undertaken at intervals not exceeding 12 months or more frequent inspections where the risk of timber pest attack is high or the building type is susceptible to attack. If you require further information on a risk management program, please do not hesitate to contact ABIS on 07 3804 1000.