Home Inspection Warning - tlam100 youtube.com member

Lead Based Paint

Exposure to lead is a health hazard. Exposure to small amounts such as chips of paint containing lead generated during even minor home repairs - especially when conducted internally or externally to homes built before 1970 is a real concern.

As a rule of thumb the 1% lead limit set to paint by the National Health and Medical Research Council was adopted by 1970. However houses built after 1970 and using paint manufactured prior to 1970 may contain more then 1% lead. Today domestic paints have a maximum permissible lead percent of .25%. When purchasing a home built approximately pre 1970 is it important to note that the Australian Standard Pre Purchase Building Inspection does not cover the inspection of lead based paint. If you are concerned about the lead levels in paint present, then an inspection by suitably qualified person should be commissioned specifically to investigate the lead level in paints present. This may require samples to be taken for analysis.

Building Completion Report

We apply the term ‘Completion Report’ to dwellings of new or recent construction. The Completion Report is conducted on dwellings not previously habited or buildings which have been habited for less than three months. Commonly these inspections are commissioned by purchasers just prior to settlement and final payments, who would like a final list of defects and poor finishes to the builder for final repairs.

Quite often purchasers will also commission another Completion Report approximately two months after settlement. All dwellings completed have a 90 day maintenance period where the builder will come back to ‘touch up’ items that are defective or require maintenance. The second report (one prior to settlement and the second being within the 90 day maintenance period) allow identification and rectification of maintenance items within the 90 day maintenance period.

Completion Inspection Reports are different from a Standard Building Inspection Report. The inspection is detailed room by room and gives an evaluation of the structure as well as the general finishes. It covers everything from poor paint, excess mortar in tile joints, appliances which haven’t been installed square and so on. If you suspect poor workmanship by the builder, this is the inspection to commission. Remember, if the building was completed after 1st July 2002, the Home Warranty Insurance is six (6) years for structural problems and two (2) years for non structural items. These periods are from the date of completion. Prior to 1st July 2002 and from 1st May 1997 the cover was for seven (7) years for both structural and general matters.

Building Inspection Report

A Standard Pre Purchase Building Inspection Report attempts to assist in judging a building according to its age and level of maintenance, the report doesn’t encompass a view of the building from every aspect, such as that from a geotechnical or engineering point of view. A Standard Pre Purchase Building Inspection Report should be seen as an attempt to identity significant defects visible at the time of inspection.

The Standard Building Inspection Report you order doesn’t comment on minor defects or imperfections (the scratch on the kitchen bench for example) if you require such information, a Special Purpose Report should be commissioned. Most commonly these are commissioned as ‘Completion Inspection Reports’ and ‘Tenancy Inspections’. Inspect It >> can perform both.

Also, when ordering a report, remember with a Standard Building Inspection Report the builder will not comment on the geotechnical aspects (foundation integrity or soil conditions), engineering (the overall structure), nor can he comment on electrical, plumbing, gas, or motorised appliances. If you would like comments on any of these areas it is best to commission one prior to purchase.

Thermal Imaging

More and more Pest Inspectors are now selling a pre purchase Pest Inspection Report with the inclusion of thermal imaging. This technology is great, with an ever increasing need for non-invasive access by purchasers, vendors and real estate agents. The imaging provides a view of areas such as wall cavities and high moisture levels and the technology can be used in unison to moisture meters and other dampness indicators.

What you may not know is that when an inspector who uses thermal imaging equipment claims to see ‘potential active termites’, it could be a wide range of defects, further evidence is required to establish the true nature of the hot spot.

Thermal imaging can highlight not only signs of termites, but (and not limited to): poor building practices (which aren’t in most cases known by a Pest Inspector), a plumbing leak, or signs of ants. How the inspector interprets findings all depends on the processes he uses to conduct his inspection alongside his experience.

As well as not pinpointing the reason for the hot spot, thermal imaging does not locate signs of termite damage. This is very important. Choose an inspector which does not base his inspections on thermal imaging alone, but makes use of and who is experienced in, a range of other techniques to provide you with the most accurate inspection. Spotting potential active termites is an advantage, but an advantage which ‘most’ pest inspectors should be able to spot in a traditional inspection.

Termites - 1 in every 4 homes

Termites are the cause of the greatest economic loss of timber in service in Australia. Independent data compiled by State Forests show 1 in every 4 homes are attacked by termites at some stage in their life. Australia’s subterranean termite species (white ants) are the most destructive timber pests in the world.

The most destructive species live in large underground nests containing several hundred thousand timber-destroying insects. The problem arises when a nest matures near your home which provides a natural shelter and food source for termites. The gallery system of a single termite colony may exploit food sources over as much as one hectare, with individual galleries extending up to 50 meters or more to enter your home.

Concrete slabs do not act as a barrier as termites can penetrate cracks through the slab or over the slab edge. Once in contact with the timber they can excavate it often leaving only a thin veneer on the outside. If left undiscovered the pecies can cause many thousands of dollars damage and can prove costly to treat.

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