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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Termites and concrete slabs

Homes constructed on concrete slabs pose problems with respect to detecting termite attack. If the edge of the slab is concealed by garden beds, lawns, paths, pavers or any other obstructions, then it is possible for termites to gain concealed entry to the property. They can then cause extensive damage to concealed framing timbers before being detected.

Even the most experienced inspector may be unable to detect their presence due to concealment by wall linings or other obstructions. Only when the termite attack timbers in the roof void, which may be concealed by insulation, or some other visible timbers, can their presence be detected. Where termite damage is located in the roof, it should be expected that concealed framing timbers (if present) may be extensively damaged.

With a concrete slab home (part or full) it is imperative that you expose the edge of the slab. This may involve the excavation of soil or the complete removal of garden beds, paths, pavers or other features which concealed the slab edge. It is recommended that at least 75mm of the slab edge above ground level remain exposed at all times to facilitate the detection of termite entry. Weep holes must always be kept free of obstructions at all times.

Estimated Costs

Inspect It >> provides estimated costings on Building Inspection Reports, however there are few items you need to be familiar with, before your order.

If the Building Inspection Report includes any estimate costings it is important to remember that the costs included within the defect summary are merely opinions of possible costs that could be encountered, remember, this is a visual inspection only. These costs are based on the knowledge and experience of the inspector. The estimated costs are not a guarantee, nor a written quotation of rectification works for that particular defect.

The actual cost of the rectifcation of a given defect is ultimately dependant upon: the materials used, the standard of work carried out, and what a contractor is prepared to do the work for. For example a building inspector may give an estimate of $1,000. to rectify drummy tiles in the bathroom. The inspector only takes into account the rectification of the defect viewable via the visual inspection and will not consider: you using an expensive tile, that you have used a particularly expensive contractor, or that there could be additional damage within the wall cavity. All of which will need to be taken into account when assessing the actual cost of rectification.

It is recommended in all instances that multiple independent quotes be sourced prior to any rectification works being carried out. Prices can vary dramatically.

Have a look at our sample Building Inspection Report with estimated costs of repairs, they are a real advantage as they provide a good idea as to the severity of a defect.

Hidden defects

Nothing gets past an Inspect It >> Inspector!



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Reasonable access

Recently we have received calls regarding our inspectors and their reasonable access to various sub floor and roof void areas. Below is a guideline to where the inspector, in most cases, will not inspect. Only areas to which reasonable access is available will be inspected. The Australian Standard 4349.1 defines reasonable access as;

“Areas where safe, unobstructed access is provided and the minimum clearances specified are available, or where these clearances are not available, areas within the inspector’s unobstructed line of sight and within arms length. Reasonable access does not include removing screws and bolts to access covers.”

Being a visual inspection, reasonable access does not include the use of destructive or invasive inspection methods nor does it include cutting or making access traps or moving heavy furniture, floor coverings or stored goods. If at the time of inspection we are unable to gain access to particular area, further access can be gained through: making current access holes available, the cutting of access holes, or the movement of furniture. Typically this involves a letter of authority from the vendor allowing us to do so, showing they are aware the damage that may arise as we try to gain access into restricted areas. We recommend further access be gained to all inaccessible areas.

If you would like further information or have your own story on the issue please post a reply, call or email us.

Reasonable Access

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Reasonable access will be explained in the next post. Until then, here are some photos of our latest restrictions.

Should you worry about asbestos?

Asbestos is the name for a group of very heat and chemical resistant fibrous minerals that are mixed into building materials. Asbestos can be found in floor and ceiling tiles, coatings, texturing materials and insulation. Only when materials containing asbestos are disturbed or when the fibers separate and become airborne are they a hazard to your health, which leads to the most common form of exposure, breathing in these asbestos fibers.
The body cannot breakdown or eliminate inhaled fibers and a slow buildup of scar-like tissue in the lungs (called asbestosis) can occur. Asbestosis has typically been observed in asbestos workers and asbestos is known to cause cancer. There are no symptoms of exposure such as coughing, sneezing or itching and therefore you cannot tell if asbestos is in the air or if you have inhaled it.

We receive many calls regarding asbestos, what it is, and if it is included in our pre-purchase inspections. The following statement comes directly from one of our reports on a property which contains asbestos;
‘Although we are not qualified in the detection of asbestos material, this item appears to contain asbestos. Asbestos material should not be disturbed or damaged and should only be removed or altered by a licensed asbestos removal contractor. Asbestos is hazardous to health and should be sealed to prevent exposure. Recommend an analysis by a qualified removal expert be conducted of these materials to confirm the amount and importance of the asbestos present, and the cost to seal or remove.’

All of us here recommend any owner or potential purchaser who comes across this statement in a pre-purchase or vendor inspection obtain an asbestos audit.

Essentially asbestos is not a deal breaker however it is important to seek advice from a licensed asbestos auditor, who can tell you: the amount present, if there are immediate concerns and who will put it into perspective. If you have any questions or your own experience, please post a comment or send us an email.

Anxious over asbestos?

Why are these little fibers such a worry for purchasers?

Should you be worried about it?

Is asbestos covered in a pre-purchase inspection?

We are answering these questions at the moment. Keep a look-out.

Is dampness a deal destroyer?

Not necessarily, it is important to speak to your consultant and make sure all defects are put in perspective. Most defects are easily rectified, in isolated areas, and may be typical considering the buildings type and age. It is important not to jump to the worst conclusion.

Dampness affects not only aesthetic appeal but also structural integrity. Tell-tale signs of dampness are: mould spots on walls and timber work, blistered or stained paintwork, soft or crumbling plaster, brickwork or stone. Peeling wallpapers and visible salt deposits on wall surfaces are also indicators.

Brick and masonry absorb water, so must be sealed off from contact with moisture and moisture bearing substances like soil. If not, water will rise in the walls causing dampness. When the dampness evaporates it creates cold clammy conditions in solid brick houses and leaves behind the corrosive salts.

There are different types of dampness:
Rising damp - ground moisture being absorbed into masonry walls.
Horizontal penetrating damp - water seeps through defective brick walls or incomplete mortar joints.
Condensation - inadequate ventilation.
Falling damp - defective roofing and plumbing equipment.

Damp-proof courses were originally formed by layers of slate, asphalt or bituminous felt in cement. The location is approximately 150mm above ground level but below floor level. Today the most commonly used materials are bitumen-coated copper or aluminum, heavy-duty polythene is sometimes used. Different types of methods can be used for the cure of damp; installation of a physical damp course has been looked upon as the most effective cure for rising damp. Chemical injection has been used with varying degrees of success as well as chemical impregnation.

We hope this has given you a better understanding of dampness, and as always, please send us a photo or tell us your story if you have one. Call or email us to obtain further information, or a second opinion.

Delay over dampness??

Without a doubt one of the most commonly asked questions we receive is…

“should we purchase a home with rising damp?”

Yes the situation can be rectified, and no you don't necessarily need to delay or pullout of a purchase. In tomorrows post we will explain the cause and various rectification methods, we will also try to include some photos. Of course the severity of the dampness and the solutions required are individual to the home you wish to purchase. It’s a good idea to talk to the consultant and see if it is minor, typical or major for a building of its type and age.

Keep a look-out for tomorrows post. As always you can ask us a question by calling or emailing us.

Evidence of termites we have recently come across...

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Anobium Borers

Anobium borers; also called Furniture Beetles or, Anobium punctatum are often sighted while conducting our Pre-purchase Pest Inspections, we receive many calls from people wondering just what they are, and the kind of damage they cause. Here is some information that may assist you.

Assuming the report was commissioned as a pre-purchase inspection, you can expect to see wording along the lines of: Yes - Anobium borer damage was noted to the following timber(s)/area(s). Without destruction of the timbers it is not possible to determine whether activity exists or the extent of timber damage within.

The report should then list the areas and the severity of the timber damage. Depending on the location it may not be possible to chemically treat the timbers. If borer activity is present or if the level of damage is considered significant, timber replacement may be necessary.

The borer is a major pest species and attacks the sapwood of softwood species of timber particularly in older houses with damp flooring timbers. The beetle is also often found in furniture of various timbers.

The tell tale signs are the small exit holes and dust emitted from the exit holes in the timber. Severely infested timber has a honeycombed appearance and the frass is fine and gritty. The larva cause most of the damage.

Increasingly in most minor cases Permethrin insecticide is used to treat the beetle due to its low toxicity and its ability to penetrate into the timber grain. The Permethrin insecticide application will kill the adult beetle as it emerges from the timber, provided the beetle has contact with the treated surface. In moderate infestations, the application of a registered insecticide to the underside of the flooring on an annual basis over a three year period to cover the life cycle of the Anobium borer. In severe cases, replacement of all damaged and infested timber with highly resistant or chemically treated timber is recommended. Improvements in subfloor ventilation may also be recommended.

We hope this has given you a better understanding of the Anobium Borer, as always you can call or email us to obtain further information.

Concrete Spalling photos

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Description of Delignification

For purchasers of older homes, typically around areas of either high salt air areas or high industrial fallout areas (eg. motor vehicle gases) this post is a MUST READ!

Delignification or Defibration or it can also be known as Chemical Delignification damage, is most commonly found, but not limited to timber used as roof tile battens of buildings that are located in close proximity to the sea, large chemical factories or major roads. The term describes deterioration in which the lignin in timber is damaged by airborne chemicals. Lignin is the natural glue that holds the fibres of wood together. When the lignin is broken down or damaged the fibres then detach from each other creating a visible hairy surface, the delignification progresses causes the timber section to become weakened. Chemical Delignification is regarded as a structural pest of timber in service.

Chemical delignification generally will not occur to timbers in service that are sealed, painted or well oiled as the lignin is protected. In advanced cases of chemical delignification then replacement of the timbers is needed. The cost of repair of the chemical delignification damage would need to be taken into account upon inspection.

Chemical Delignification may only occur after timbers have been exposed to airborne substances for a relatively long period of time. Upon reading an Inspection Report which contains evidence of delignification, apart from the costs involved, also consider the possibility that the air quality in the proposed area may be affected by chemicals. Health hazards may be present that could cause long term damage to a resident’s health.

We hope this has given you a better understanding of this defect, as always you can call or email us to obtain further information.

Defect Photos!

If you have your own defect photo you would like us to comment on, please email us and we will provide some feedback.

Delignification / defibration

Inspect It >> performed a pre-purchase inspection yesterday in the Newtown area of Sydney and were requested to provide more information regarding delignification or defibration. Tomorrow we will be posting some information regarding this defect.

Typically a lot of home buyers retreat from a purchase due to fear of the costs involved in rectification of this defect, we will try to put it in perspective for you, so you are better informed if you come across it yourself.

If you have had your own experience with the condition, or if you have any questions after reading the post, please post a comment and tell us about it.

Spalling Concrete

We often receive calls regarding Spalling Concrete when the defect appears in Building Inspection Reports. Below is a brief explanation of the causes, effects and rectification needed to overcome the problem.

Spalling concrete, most commonly referred to as concrete cancer and is largely due to a natural deterioration process called carbonation. Carbon dioxide in the air diffuses into the concrete and reacts with the alkalis in it. The concrete becomes carbonated and this allows the embedded steel bars to corrode. The bulging and cracking of the surrounding concrete is caused by the force exerted due to the expanding steel bars. The spalling concrete should be repaired as soon as possible before the steel bars corrode further and damage larger areas. The early treatment of spalling concrete will not only cause less damage to your building, but will be less expensive to repair.

Spalling concrete is rectified by, removing the Spalled Concrete areas to expose the steel bars, ensuring that all surfaces of the steel bars are exposed and can be treated, then cleaning, de-scaling and the application of a primer/sealer as a rust inhibitor to the exposed Steel Bars. The aim is to prevent oxygen and moisture diffusion, a good coating of the correct primer/sealer will slow down the carbonation process and minimise the ingress of oxygen and moisture into the concrete, helping to prevent the corrosion. Immediately sealing any cracks in the building as well as having the building painted regularly can reduce the occurrence of this problem.

We hope this has given you a better understanding of this defect, as always you can call or email us to obtain further information.