Inspector: John Brown Date of Inspection: Client: Email:

[email protected]

Inspection: Sample Inspection Report

EXECUT IVE SUMMARY: This beautiful, large house on the Sample Town beachfront is nearing completion. The purpose of this inspection report is to identify defects and red flag areas prior to completion. In other words this report deals with major areas of concern and is not intended to be a detailed final snag list. Because so much of the work is currently incomplete it is not practical to do a detailed snagging of the house at this point. Red flag areas of concern which require further investigation and rectification are: 1. Drainage and the potential build-up of pressure behind the beach-facing boundary wall which is also functioning as a retaining wall. Unless measures are taken to improve drainage through this wall there is a potential for wall failure. Weepholes in the exterior cavity walls of the house and the potential for damp.

2.

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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3. 4. 5.

Roof construction/design and the potential for roof leaks. Hardwood floors not sufficient tolerances for expansion: potential for bowing. Other issues as detailed

DRAINAGE & BOUNDARY WALLS: The perimeter of this property is enclosed with plastered brick walls with piers and expansion joints installed. According to the builder, a sub-surface storm water drainage system (which will be linked to surface drains in paved areas and to the various downpipes) has been installed. (Downpipes have not yet been installed) This sub-surface storm water management system discharges through two 110mm sub-surface pipes, which protrude through the beach-facing boundary wall. This storm water management system appears to be inadequate for the following reasons: The two installed drainage pipes discharge at the foot of the boundary wall. At the time of the inspection there was water ponding in places along this wall. Water from the storm water management system, continually seeping under the foundations of the boundary wall, will undermine the foundation in time and likely result in subsidence and wall cracks or worse. These pipes should be extended further away from the wall and ideally should discharge in a soakaway (if the municipality will allow the construction of a soakaway on municipal land). It is also questionable whether two 110 mm pipes are sufficient to drain the roof and the grounds during a period of heavy rain. Back flooding of the system is possible.

The sea-facing boundary wall which retains approximately 600 mm of fill on the house side of the wall. There are two sub-surface 110 mm drains protruding through this wall the pipe in the foreground is arrowed. On the day of the inspection water was ponding along the base of the wall. This wall has no weepholes weepholes will help relieve pressure from the water build-up in the fill behind the wall.

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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A close-up of one of the two sub-surface drains protruding through the sea-facing boundary wall. On the days of the inspection water was ponding in this area against the wall.

The level of the soil fill on the house side of the beach-facing boundary wall is approximately 600 mm higher than the ground level on the outside of this wall. This means that this wall is also functioning as a retaining wall and will be subject to considerable pressure from the weight of the soil and also water build-up behind the wall. Retaining walls are normally constructed with adequate weepholes which are designed to relieve water pressure retaining walls. There are no weepholes in any of the boundary walls. If this has not already been done, it would be also advisable to install an agricultural drain along the inside base of the sea-facing boundary wall in order to properly drain subsurface water building up on the inside of the wall. An agricultural drain is a perforated pipe (normally 110 mm) wrapped in geo-fabric (Bidem) and laid in a trench filled with crushed 19 mm stone. The ends of this pipe should drain through the wall. Retaining walls should also be robust: Constructed with a strong foundation footing extending under the soil fill and there should also be suitable steel and concrete reinforcing of the brickwork. It is recommended that weepholes should be installed in this beach-facing boundary wall - spaced at least every 1000 mm and 100 mm above the ground level on the beach side of the wall. Confirmation should also be obtained that this wall has been built as a robust retaining wall with adequate foundations and steel and concrete reinforcement. .

There are also several brick enclosed boxes (flower beds?) in the pool area which appears to be problematic as regards drainage. Drain pipes/weepholes should be installed in these structure to prevent flooding.

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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CAVITY WALLS: The exterior walls of the house are cavity walls. Cavity walls are used in the Cape Condensation Area to combat condensation/damp by way of circulating air within the wall cavity and by providing a gap to prevent moisture seeping through the walls from the exterior brick leaf (skin) to the interior leaf. The prescribed installation of weepholes immediately above the damp proof courses provides ventilation and drainage for the wall cavities. The weepholes in the cavity walls of the inspected property are not in accordance with NHBRC regulations. The NHBRC Manual Part 3.8.2 states: Weepholes shall be formed in the outlet leaf of walling at intervals not exceeding 1000mm and immediately above the damp proof courses by leaving perpend joints open for a height of approximately 50 mm. The weepholes in the inspected property are not vertical slots between the bricks but are instead holes with a diameter of approximately 18 mm which have been drilled through the outer leak of the wall into the cavity. Small holes, rather than vertical perpends have become somewhat fashionable among some architects, but can be problematic for a number of reasons. The usual practice for builders using perpend weepholes is to leave out bricks at DPC level every 1000 mm or less. These holes at the bottom of the cavity make it easy for the wall cavity to be kept clean every day during the construction process. (Clean cavities, clear of rubble, are important in order to prevent moisture bridging across the rubble from the outer to the inner leaf). Once the building in complete and all cavities have been finally cleaned then the missing bricks are installed, leaving one perpend free of mortar to form the weephole. The practice of building the walls complete, plastering and then drilling weepholes is problematic inasmuch as there is less chance that the cavities will be clear of rubble and secondly it is difficult to align the bottom of these drilled weepholes with the top of the DPC. In the inspected property it is obvious that some of the drilled weepholes are slightly higher than DPC level this can result in water within the wall cavity pooling along the slab. In addition, in the inspected property, the maximum distance of 1000 mm between weepholes (as prescribed by the NHBRC) has not been observed and in some areas of the house along floor slabs and also along the DPC above window and door openings, there are no, or insufficient, weepholes. It is recommended that a few sample bricks should be removed at floor DPC level to confirm that the cavities are reasonably clear of rubble. Once this has been done weepholes (either perpends or drilled holes with a diameter of approximately 30 mm) should be inserted along all damp proof courses at a maximum spacing of 1000 mm. If sufficient weepholes in accordance with NHBRC regulations are opened up, this will reduce the possibility of future damp damage. ROOF CONSTRUCTION This house, which is built right on the coastline and which will face strong NW rain bearing winds which are a feature of Hermanus weather, appears to be very prone to potential roof leaks. This low-pitch roof which is clad with concrete tiles is of a rather complicated design and has several design features which make it especially vulnerable to the weather. Potential problems with the roof of the inspected property relate to the design/construction of this roof which has: An extremely low pitch (varying between approximately 5-10 degrees) Underlay (sisalation) which has been poorly installed and which will not function effectively as a moisture and wind barrier. NHBRC Manual Part 3, Section 7.4.2.)

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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Multiple, narrow valleys which will be prone to blocking. The NHBRC Manual Part 3 7.4.3.5 states: The cutting of tile ridges, hips, verges and valleys shall be neat and present a straight line.in open valleys a gap of at least 50mm is usually created along the entire line of the valley between the edges of the tiles. In closed valleys the tiles are cut in such a manner that when laid they form a butt joint. The valleys on the inspected property are neither closed (butt-jointed) nor properly open (at least 50 mm wide). Ultra-low pitched sections roofing clad with Monarch Bold Roll profile concrete tiles (without flute closures along the parapet walls). Some of these tiled roofs drain onto the tops of virtually level parapet walls surrounding a flat roof section. Some plywood (which may have been waterproofed with torch-on bitumen) has been installed under the tiles in the ultra-low-pitch sections of the roof to provide an additional weatherproofing layer.. Problematic flashing around the stone-clad chimneys. At the time of the inspection only one chimney appeared to have been completed - with mortar flashing inserted around the base of the chimney between the tiles and the stonework. However, even if similar head wall and side wall flashing work is carried out on all of the other chimneys, the chimneys remain a red flag area for leaks because of the design of the roof low pitch and in some cases with valleys intersecting with the chimneys. Large number of broken and cracked tiles (which were being replaced at the time of the inspection). Some of the mortar joints on the ridges and hips are also cracked. This implies that the ridge cap tiles were not wetted before the caps were fixed with mortar. The torch-on bitumen waterproofing on the flat roof sections stops on the outer edges of the parapet walls. To reduce the potential of potential delaminating of this waterproofing the waterproofing should extend up and over the parapets and be finished with a straight edge 50 mm down the wall. On the tile side of the flat roofs the torch-on should extend in one continuous layer up the parapets and along the plywood sheeting.

A view of portion of one of the flat roof sections. The potential for rain blow back under the tiles cladding the parapet walls is high. It would be advisable to install flute closures on these tiles. The top of the parapet walls are virtually level. The installation of a weather proofing system under these ultra-flat sections of roofing water-proofed plywood boards and sisalation underlay is defective and should be reconstructed.

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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The NHBRC defines rational design for roofs (Part 2, section 10.3.4.5) as follows: The roof of any building shall be so constructed that it will resist any forces to which it is likely to be subjected. Assumptions regarding the roof loading shall be stated in the rational design. In the absence of more specific information the free stream velocity pressure may be regarded as being 370 N/m2 and the most severe wind coefficient -2.0 (uplift). The NHBRC requires that roof below 15 degrees pitch must be of rational design. The NHRBC Manual (Part 2, Section 5, Table 1) indicates a minimum pitch for roofs covered with concrete or clay tiles of 17 degrees (with underlay) and 30 degrees (without underlay. Sections of the roof of the inspected property has considerably less than the indicated minimum pitch and therefore is subject to a rational design requirement. Part 2. Section 10.1: The purpose of a rational design is to provide assurance of the fitness for purpose of the elements covered by the design.

It is recommended that: The tiles and battens in all of the ultra-low pitch sections should be lifted and marine plywood should be installed onto the top chords of the trusses. This plywood should extend over the inner edges of the parapet walls and to the edges of the fascia boards. Torch-on waterproofing should be installed to extend, where applicable, up the parapet walls and in a continuous sheet over the entire top area of the plywood boards. Tile underlay (sisalation) properly overlapped by at least 150 mm, should extend over this plywood and into the gutters. (See NHBRC Manual Part 3, Section 7.4.2.). The battens and tiles can then be reinstalled on top of the plywood and battens. All valley tiles should be lifted and cut and reinstalled with at least a 50 mm gap. (NHBRC Manual Part 3, Section 7.4.3.5.). At the same time a check should be done to ensure that a 600mm continuous strip of tile underlay (sisalation) has been fixed to the underside of the valley boards beneath the main underlay (or on top of the main underlay) over all hips. (See NHBRC Manual Part 3 Section 7.4.2.9). The waterproofing around all of the stone-clad chimneys should be carefully checked. (Tiles were being laid around some of these chimneys on the day of the inspection.) All broken tiles and ridge caps where the mortar has cracked should be replaced.

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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This picture illustrates some of the potential vulnerabilities of this complex roof: Combination of flat roof sections with an ultra-low-pitched tiled roof; potential for blow-back under tiles capping the parapet walls; very narrow valleys which will be prone to blocking; some valleys intersecting with chimneys (arrowed); multiple head walls and side walls around the chimneys.

Left: A corner of the parapet walls surrounding a flat roof section. The section of the wall (arrowed) is lower than the tiles and the potential for leaks is high. Right: Cracked mortar (arrowed) where a hip intersects with a small gable on this highly complex roof.

Left: One of the many narrow valleys which will be prone to blocking. Debris from the pine tree was already lying in this valley. Right: Torch-on bitumen on the top of a parapet wall. The potential for delaminating on the edge is high. The torch-on should have been taken 50 mm down the wall.

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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Left: Mortar has been used to flash this chimney located on a roof apex. This flashing appears to be sound. Right: Work underway on one of the several much more complex chimney/roof structures. A narrow valley (prone to blocking) intersects with the side wall of this chimney. The potential for roof leaks is high.

Left: The underlay has not been properly installed over this hip. Right: The under stops short (arrowed) of the plywood board which has been installed under the ultra-flat section of tile clad roof.

A view of the inside of the roof cavity looking towards a flat roof section. Daylight was visible between the gaps in the underlay (red arrow); the waterproofed plywood (white arrow) rests on the parapet (blue arrow). Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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HARDWOOD FLOORS Tongue and groove hardwood floors have been installed along many walls without a suitable expansion gap. The potential for bowing of this flooring is high if this is not corrected. Expansion joints in the width of wooden floor boards must always be left. It is recommended to leave the maximum 5 mm per linear meter of boards. This translates for practical purposes into an expansion gap of between 15 20 mm on each of the width sides of the room. The expansion gaps are covered by skirting.

Minimal expansion gap has been left on the width side of these boards 15-20 mm is recommended

OTHER ISSUES: 1. The drainage from the main front (sea facing balcony) appears to be inadequate. Plastic 70 mm diameter drainage pipes have been installed, but the openings through the tiles are less than 70 mm. It would have been preferable to have installed full bore drainage, as with the rear balcony. The drainage of the front deck should be tested by using a hosepipe to spray the area. Additional 70 mm pipes should the inserted through the balcony walls if necessary. The falls of the balcony should also be checked because water was observed to be ponding against the balcony wall. See picture on next page.

Two of the drain apertures on the main front balcony. The plastic pipes protruding from the front of the balcony wall need to be trimmed neatly at an angle

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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Drainage from the main front balcony is a concern. The adequacy of the number of drain pipes and the falls of the balcony should be checked. Water was observed to be ponding against the balcony wall (arrowed).

2.

Some of the skimmed ceilings are delaminating and need to be reskimmed. Of concern is the thickness of the skim observed in this damaged area (approximately 1 mm). A skim of 2-3 mm will provide a better bond with the Rhino board ceiling.

The skimming on the ceilings which were debonding is extremely thin. The joining tape was also loose. Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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Because the house is still under construction it is impossible for this report to provide a detailed and exhaustive snag list. The thrust of this report is to highlight red flag issues which should be attended to before the construction is completed. Once this has been done the building can be snagged.

Accurate information is the key to success when investing in property

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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Thank you for using HouseCheck

The role of HouseCheck is to provide a professional and unbiased property inspection service based on facts and in accordance with the National Building Regulations, Codes of Practice and the NHBRC home building manuals which lists the relevant accepted construction quality standards which must be satisfied. We are not affiliated with any estate agents or building contractors and are therefore completely unbiased in our report and recommendations to you. We inspect residential, commercial and industrial properties for individuals, companies or body corporates. Reports are confidential and issued only to the client. Terms & Conditions: What you should know about the scope and limitations of this HouseCheck inspection report: We have made a visual inspection of the observable areas of the property and this inspection report is a reasonable effort to assess the present condition of the different components of the property. Please remember that no house is perfect. If we find problems, it doesn't necessarily mean you shouldn't buy the house, but only that you will know better, in advance what to expect. Home ownership brings with it the certainty that failures and repairs will occur at some point and preventative maintenance will be required. Your HouseCheck report will not be able to predict all such occurrences, but the report should provide you with a useful tool. Our inspections are not intended as a service call. Operable conditions of mechanical, electrical, plumbing devices or other items inspected are only surmised from the visual evidence. No maintenance services, removal of cowlings, or destructive discovery can or will be performed. Should we locate an item that is not serviceable, or which creates doubt for our inspector, then we will bring this to your attention in the report and we will often suggest that an appropriate specialist be contacted to investigate further or make repairs. Our inspection is not conducted to detect and report on every minor problem or condition that may exist in the building. Many cosmetic deficiencies are to be considered obvious and will not be reported on. Please remember: Buyers are always at risk in a property transaction. The HouseCheck visual inspection may illuminate some areas of risk, but we are limited to observation of the existing condition on the day of our inspection and we are not liable for not reporting on non-visible, obscure or concealed faults. The most conscientious visual inspection is not capable of determining all conditions that actually exist within a house. Claims for concealed conditions, whether intentional or unintentional, must be made against the seller of the property. We will not move furniture etc., to obtain access to systems or components. We will only walk on the roof, or enter the roof cavity, or a crawl space if, in the opinion of the inspector given the conditions, it is safe and practical to do so. If we are unable to access the roof or any other area for any reason, we will inspect that area to the best of our ability without entering (for instance, scoping an inaccessible roof through binoculars) and we will report the fact that we have not physically entered a particular area. Hazardous materials are also beyond the scope of this inspection report. Even with our thorough effort, here are some examples of the types of things our inspection cannot determine with certainty: Roof, wall or other leaks that only occur under unusual conditions. The inner workings of mechanical items. The actual condition of underground pipes, drains or foundations.

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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The desirability of a particular home is a matter of taste and individual preference and HouseCheck cannot be held liable, in any way for the decision of a buyer to acquire or not acquire a particular property. Our inspection and report is not intended to be construed as a guarantee of warranty, expressed or implied, including any implied warranty of merchantability or fitness for use regarding the conditions of the property, items and systems inspected, and our report should not be relied upon as such. Some items in the report are, by definition, subjective and the opinion only of the inspector, after observing the relative conditions encountered. Our intention is to provide an unbiased analysis of what we observe. Where we consider it appropriate we may make repair and maintenance suggestions or comment on the quality of materials. However, final decisions regarding maintenance or repairs are left to the client and tradesmen/specialists whom the client may employ. Your decision to purchase this home includes responsibility for the future maintenance of the grounds, structures, and mechanical/electrical/plumbing systems. Unfortunately, some home buyers later wish that they had not bought their home. Because you are a thoughtful consumer, we do not expect that situation to develop. But in the unlikely event that it should, then we cannot be held responsible for your decisions regarding buying (or selling) a property inspected by HouseCheck. By receiving our report you, the client, hereby acknowledge that you have read and accepted the above terms and conditions which define the scope and limitations of the HouseCheck inspection and report and you further agree that HouseCheck and/or its associated parties cannot be held liable in any way whatsoever for any errors or omissions with regard to the inspection or the report. The following inspection services are offered by HouseCheck Pre-Purchase Inspection An inspection to uncover existing faults and identify potential problems, remedies and estimated repair cost. The following areas/components are inspected, but are not necessarily limited to: External: Roof structure and covering, flashings, gutters, roof cavity, plumbing in the roof cavity, geyser installation compliance, eaves, super structure, windows, doors, balconies and patios. Internal: Floor coverings, skirtings, windows, doors, walls, cupboards, fittings, cornices, ceilings. Bathrooms: shower, bath, basins, toilet, tiling, fittings. Outbuildings etc.: Staff quarters, storerooms, garages, swimming pool, water run-off and storm water management, tennis courts, gates, retaining and boundary walls. Quality Control Progress Inspections We offer regular site inspections at various stages of the building process, from foundation trenches to final hand over. This helps ensure that good building practices are followed; good quality materials are used as well as conformance to Building Regulations and Codes of Practice. This is a vital tool in ensuring that quality standards are maintained and that potentially expensive faults are rectified in time. Our involvement is well received by reputable builders who welcome our suggestions and constructive criticism. Ultimately, they want the same thing - a good quality final product and a happy customer. Newly Built Inspection (Snag list) An inspection conducted upon completion of an inspection of a new building, listing defects (snags) prior to hand over to the new owner. An optional follow-up de-snag inspection ensures that all snags have been satisfactorily addressed. This type of inspection is also used by

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za

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developers, architects, builders and project managers to assist them in their quality control duties and aid in delivering a better quality product. Building Dispute Resolution Although we are not arbitrators, the technical expertise and experience, as well as the neutral stance of /HouseCheck, can help facilitate dispute resolution between builders and buyers, offering an impartial third party report of the facts concerning aspects of the building and quality of workmanship. Maintenance Inspections Identify and prioritize maintenance issues or get advice on improving the property together with an estimate of cost. Use this inspection to improve the value of the property or to simply avoid costly future repairs. Benefits of using HouseChecks services By making you aware of problems and potential problems with the property not always visible to an average purchaser we can save you untold stress and thousands of rands on future repair costs. Wise purchasers make their offer to purchase conditional to obtaining a satisfactory HouseCheck report. Our experience gained by inspecting all types of houses (new and old) is used to prevent similar problems happening to your property. We not only report on the defects, but give preventative and maintenance advice too.

Reduce conflict opportunities between you and your builder/developer during and after construction and have your interests represented and protected. Estimated repair costs included with some reports puts into perspective what the defects mean to your back pocket. If you consider the potential savings in avoiding future repairs and identifying problems at an early stage, the inspection effectively pays for itself. Buy and build with knowledge and gain peace of mind in knowing what you are getting and avoid nasty surprises in the future.

Tel: 087 808 8758; 086 567 3224 (fax) Suite 258, Private Bag X1005, Claremont 7735 [email protected] www.propertyinspector.co.za