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1234 Main St.
New Plymouth, Taranaki 4314
22/02/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
171
Items Inspected
23
Recommendation
1
Safety hazard

COMPREHENSIVE PROPERTY REPORTS Ltd.

1 - Inspection Details

Property Overview

Our Inspection of this property has relieved some defects but overall the property is in a good condition.

All defects found by our inspection are noted in the following report.

This overview section is to highlight the positive aspects of the property as well as bring to your attention any issues we advise need attention.

The house is in a good location and appears to get good sun coverage for the most of the day.

It doesn't appear to be in an overly high wind area.

The landscaping around the property seems to be well maintained and the lawns and all gardens have a irrigation system built in. 

Fencing and Retaining walls all appear well built and in good condition offering good privacy.

The paint on the outside of the house appears in good condition with minimal signs of wear or fade.

The paint on the inside of the house appears in good condition with minimal signs of wear or fade also.

The house floor "coverings" are all in good condition. (Concrete Defects Noted)

Structurally the house appears sound.

The roof is in a good over all condition for the age of the property.

The lighting throughout the interior is a LED type system and appears to offer good intimation of all rooms.

Keeping in mind this is our view after a no invasive visual only inspection.

We find overall this is a good property, with good features and a good living flow inside and out.  

We do note there is no area for green waste inside the property.

We do make note of a section of fence missing in the rear of the property that needs further investigation as it has a terraced section of earth that may have stability issues in heavy rain conditions.  

We also note there are sections of brick work that require further investigation by a trade professional.

We do note the polished concrete floor in the dining room area and toilet area have some defects that we advise a professional contractor investigate further at some point.   

Heating Overview

Heat pump ....

Cladding Overview

Weather board / Brick Cladding at the property over all is in good condition relevant to the age and types of cladding. 

All weather boards areas appear to be constructed with a high quality of workmanship. 

Paint in these areas is also very well finished.

Some defects to bricks. We advise further investigation. 

Insulation and Ventilation Overview

Insulation is ceiling space appears in good condition. 

No signs of deterioration.

Professionally laid.

Full coverage of all living areas.

Garage doesn't have ceiling insulation, the is fairly standard practice during construction relative to the age of the house. 


Structural Overview
Electrical Overview
Plumbing Overview
Floor Coverings Overview
Walls and Ceilings Overview
Windows and Hardware Overview
Interior Doors and Hardware Overview
Exterior Doors and Hardware Overview
Garage and Parking Overview
Gardens, Grounds and Lawns Overview
General Visual Summary
Good Condition



In Attendance
Client, Home Owner, Tenants
Style
Modern, Single-level
Type of Building
House
Weather Conditions
Cloudy, Humid, Light Rain
Occupancy
Furnished, Occupied
General information

This report represents the general condition of the home listed above. As with all homes it is important to remember that maintenance and improvements to a house to systems will be required from time to time. The improvements recommended in this report are not considered unusual for a home of this age or type.

Inspector Name: Travis Mackay
Company: COMPREHENSIVE PROPERTY REPORTS Ltd New Plymouth
Qualification: Trade qualified experienced Inspector.

Certification:

I hereby certify that I have carried out the inspection of the property site at the above address in accordance with nzs 4306:2005 residential property inspection and I am competent to undertake this inspection.


An inspection carried out in accordance with nzs 4306:2005 is not a statement that a property complies with requirements of any Act regulation or bylaw, nor is the report a warranty against any problems developing after the date of the inspection.

2 - Interior

IN NI NP O
How To Read This Report

This report is organized into sections which represent the homes functional areas and utilities.  

Within each section you will find a general description of the area indicating What Was and Was Not inspected. 

All sections are accompanied by a detailed Photo and/or Video record. 

(Indicators for areas of concern are color coded within each image)  

Orange=Advise Further Investigation Required.

Red=Advise Immediate Attention. 

You will also find a list of limitations that restricted or otherwise inhibited the inspection. 

A description and other useful information about the area is included, followed by the inspectors observations. Observations may include a rating and/or an action recommendation.

Interior General Information.
  • The inspection of the interior of this home is in conjunction with the NZS 4306:2005 Residential Property Inspection Standard Guidelines.
  •  According to the guidelines, the home inspector will inspect the walls, ceilings and floors; the steps, stairways and railings; the counter-tops and a representative number of installed cabinets; a representative number of doors and windows; the garage doors and garage door operators.
  • The home inspector is not required to inspect the paint, wallpaper and other finish treatments; the carpeting; the window treatments; the central vacuum systems; the household appliances, any recreational facilities.
  • See the NZS 4306:2005 Residential Property Inspection Standard for more detail.
  • As a general rule, new smoke detectors should be installed and tested upon moving into a new home. Replace them at least every five years, unless the manufacturer specifies a shorter or longer lifespan.
Chimney flues not inspected.
Security systems, including smoke detectors, were sighted but not tested.
Recreational facilities, such as spas, saunas, steam baths, pools, tennis courts, or exercise/entertainment equipment, is not inspected.
Storage/furnishings in some areas limited inspection.
Lead may be present in interior paint if the house was built prior to 1978. Testing for the presence of lead paint is not part of this inspection. Environmental Consultants can assist if this is a concern.
Asbestos may be present in many building products and materials. Environmental Consultants can assist if this is a concern.
Absence of historical clues due to new paint/finishes.
Moisture problems may result in visible or concealed mould growth. Environmental Consultants can assist if this is a concern.

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steam generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

The Inspector/s is Not Required and Shall Not Move items of furniture during the Inspection. We here by make note, that any issues concealed and / or not inspected due to the restrictions of any such household items, therefore not included in the finial report are advised to be reinspected at a time and cost agreed by parties involved. With our disclosure being that costing may well total the sum of a secondary report.       

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

3 - Entrance Way, Hallway/Common Area/s

IN NI NP O
3.1 Door/s Main Entrance Door X X
3.2 Lighting Fixtures, Switches & Receptacles X
3.3 Alarm Control Unit X
3.4 Smoke Detectors X X
3.5 Thermostat Controls X
3.6 Wardrobe/s and Storage Area/s X X
3.7 Walls X X
3.8 Windows X
3.9 Ceilings X
3.10 Floors X X
Door/s Main Entrance Door: Door Operation and Hardware
Door handle operation-Good, Closed door latching-Good, Door fit to jam-Good, Door stop-Required
Lighting Fixtures, Switches & Receptacles: All electrical services in this area appear to be in relevant condition for the age of the house.
Smoke Detectors: Battery powered type unit.
Thermostat Controls: Heatpump controls (manually)
Wardrobe/s and Storage Area/s: Doors
Hinged, Good working order
Wardrobe/s and Storage Area/s: Storage System
Built-in Custom Steel wire Plastic coated Storage System, No Storage System, Well Fixed
Walls: Wall Material
Gib Standard
Windows: Window Type
Double glazed, Modern type aluminium style
Ceilings: Ceiling Material
Gib standard
Floors: Floor Coverings
Carpet, Concrete
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
3.1.1 - Door/s Main Entrance Door

Door Latch Alignment

Door latch sticks in the unlocked position. Recommend a spray type lubricant.

Wrench DIY
NZ$
Credit
Comment
3.1.2 - Door/s Main Entrance Door

No doorstop.

Advise mounting of doorstop to limit swing of door and damage to door frame and wall.

Wrench DIY
NZ$
Credit
Comment
3.4.1 - Smoke Detectors

Low Battery

Smoke detector failed to respond when tested. Recommend battery be replaced.
Wrench DIY
NZ$
Credit
Comment
3.6.1 - Wardrobe/s and Storage Area/s

Door Stop Advised

Possible remedy to issue. 

Wrench DIY
NZ$
Credit
Comment
3.6.2 - Wardrobe/s and Storage Area/s

Fully open door clashes with master bedroom door frame.

Be advised of this problem.

Limited to solutions of this issue.

NZ$
Credit
Comment
3.7.1 - Walls

Some picture hanging nails noted.

Very little found. Not a major issue. 

NZ$
Credit
Comment
3.10.1 - Floors

Settlement cracks in slab

Mag glass Monitor

4 - Dining Room

IN NI NP O
4.1 Doors (Internal) X
4.2 Lighting Fixtures, Switches & Receptacles X
4.3 Smoke Detectors X
4.4 Thermostat Controls X
4.5 Walls X X
4.6 Windows X
4.7 Ceilings X
4.8 Floors X X
4.9 Doors (External off room) X
Doors (Internal): Door Operation and Hardware
Door handle operation-Good, Closed door latching-Good, Door fit to jam-Good, Door stop
Lighting Fixtures, Switches & Receptacles: All electrical services in this area appear to be in relevant condition for the age of the house.
Walls: Wall Material
GIB Standard®
Windows: Window Type
Double glazed, Modern type aluminium style
Ceilings: Ceiling Material
Gib standard
Floors: Floor Coverings
Carpet, Concrete
Doors (External off room): Door Type
Modern Aluminium Type, Sliding Type
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
4.5.1 - Walls

Random hole/s noted in area

Not a major issue, although patching at some stage is recommend to limit further breakdown of Gib and paint.

Wrench DIY
NZ$
Credit
Comment
4.8.1 - Floors

Penetrations found in Slab.

Some defects are noted in this flooring area. 

Polystyrene visible through holes in slab.

Contractor Qualified Professional

5 - Kitchen

IN NI NP O
5.1 Doors (Internal) X
5.2 Lighting Fixtures, Switches & Receptacles X
5.3 Smoke Detectors X
5.4 Countertops & Cabinets X
5.5 Sink Unit/s, Tap Unit/s, Drain Unit/s X
5.6 Garbage Disposal X
5.7 Range/Oven/Cooktop X
5.8 Dishwasher X
5.9 Refrigerator X
5.10 Microwave Unit X
5.11 Windows X
5.12 Ceilings X
5.13 Walls X
5.14 Floors X
5.15 Doors (External off room) X
Lighting Fixtures, Switches & Receptacles: Lighting, Switching, power outlets.
Countertops & Cabinets: Countertop Material
Laminate
Countertops & Cabinets: Cabinetry
Kitchen
Laminate
Sink Unit/s, Tap Unit/s, Drain Unit/s: Unit Type and Condition
Kitchen
New type Sink Unit, New type Tap System, New Style Plug fitting, Appears to have Good pressure, Taps appear Well fixed, Plug appears Well mounted in place
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Range/Oven Brand
Elba

Oven appears well fixed and shows normal where for it's age

Range/Oven/Cooktop: Range / Oven Style
Kitchen
Built in, New Type

Appears in reasonable condition 

Range/Oven/Cooktop: Overall Condition of Cooking Appliances
Overall appearance of oven is good, Interior shows no notable sign of wear or fault Visual inspection only, Some interior cleaning required, Overall appearance of glass induction type cooktop is good, Appears to produce heat quickly, Glass top is clean with no visible signs to note, Vent plates are clear with no restrictions noticeable, Air flow rate appears good on all settings, Correctly mounted and fixing appears sturdy, Mounted at the correct and regulation height, Mounted sturdily with good fixing, Rangehood appears in good working order, Rangehood appears to be mounted sturdily with good fixing, Exterior face appears clean with no visible signs of damage or wear to note.
Range/Oven/Cooktop: Cook top
Glass Top Induction Type
Dishwasher: Brand
Fisher&Paykel
Dishwasher: Style of Dishwasher
Kitchen
Stand Alone Type
Refrigerator: Brand
Westinghouse
Microwave Unit: Microwave
Appears in Working Order, Not built in but fit to current location.
Ceilings: Ceiling Material
Gib standard
Walls: Wall Material
Tile, Gib standard, Assumed Gib Aqualine behind splashback
Floors: Floor Coverings
Carpet, Concrete, Transition areas Concrete/Carpet

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

6 - Living Room

IN NI NP O
6.1 Doors (Internal) X
6.2 Lighting Fixtures, Switches & Receptacles X
6.3 Smoke Detectors X
6.4 Thermostat Controls X
6.5 Walls X X
6.6 Windows X X
6.7 Ceilings X
6.8 Floors X
6.9 Doors (External off room) X
Lighting Fixtures, Switches & Receptacles: All electrical services in this area appear to be in relevant condition for the age of the house.
Thermostat Controls: Heatpump controls (manually)
Walls: Wall Material
GIB Standard®
Windows: Window Type
Double glazed, Modern type aluminium style
Ceilings: Ceiling Material
Gib standard
Floors: Floor Coverings
Carpet, Concrete
Doors (External off room): Door Type
Modern Aluminium Type, Sliding Type
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
6.5.1 - Walls

Hole/s in wall notes. Not a major issue.

Recommend patching. 

Wrench DIY
NZ$
Credit
Comment
6.6.1 - Windows

Latches Broken or Worn

Wrench DIY

7 - Bedroom 2

IN NI NP O
7.1 Doors (Internal) X
7.2 Lighting Fixtures, Switches & Receptacles X
7.3 Smoke Detectors X
7.4 Wardrobe X
7.5 Windows X
7.6 Ceilings X
7.7 Walls X X
7.8 Floors X
Doors (Internal): Door Operation and Hardware
Door handle operation-Good, Closed door latching-Good, Door fit to jam-Good, Door stop -Required
Lighting Fixtures, Switches & Receptacles: All electrical services in this area appear to be in relevant condition for the age of the house.
Wardrobe : Doors
Sliding, Good working order
Wardrobe : Storage System
Well Fixed, Built-in custom steel wire plastic coated storage system
Windows: Window Type
Double glazed, Modern type aluminium style
Ceilings: Ceiling Material
Gib standard
Walls: Wall Material
GIB Standard®
Floors: Floor Coverings
Carpet
Smoke Detectors: Please refer to Limitations located under Interior Section > General
Smoke Detectors: Smoke detectors were not present in this area.

We strongly advise the installation of smoke detectors and/or carbon monoxide detectors in all major living areas of all homes. 


Smoke detectors DO save lives. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
7.7.1 - Walls

Nail Pops

Protruding nail head/s or screw/s visible at the time of the inspection possibly the result of contact with moisture. More likely the result the nail or screw being missed during the screw off - pre-plaster and paint process. The area was moisture tested with no clear signs of historical moisture. 

8 - Bedroom 3

IN NI NP O
8.1 Doors (Internal) X
8.2 Lighting Fixtures, Switches & Receptacles X
8.3 Smoke Detectors X
8.4 Wardrobe X
8.5 Windows X
8.6 Ceilings X
8.7 Walls X
8.8 Floors X
Doors (Internal): Door Operation and Hardware
Door handle operation-Good, Closed door latching-Good, Door fit to jam-Good, Door stop -Required
Lighting Fixtures, Switches & Receptacles: All electrical services in this area appear to be in relevant condition for the age of the house.
Wardrobe : Doors
Hinged, Good working order
Wardrobe : Storage System
Well Fixed, Built-in custom steel wire plastic coated storage system
Windows: Window Type
Double glazed, Modern type aluminium style
Ceilings: Ceiling Material
Gib standard
Walls: Wall Material
GIB Standard®
Floors: Floor Coverings
Carpet
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

9 - Master / Bedroom 1

IN NI NP O
9.1 Doors (Internal) X X
9.2 Lighting Fixtures, Switches & Receptacles X
9.3 Smoke Detectors X
9.4 Carbon Monoxide Detectors X
9.5 Walk in wardrobe X
9.6 Windows X
9.7 Walls X
9.8 Ceilings X
9.9 Floors X
9.10 Doors (External off room) X
Doors (Internal): Door Operation and Hardware
Door handle operation-Good, Closed door latching-Good, Door fit to jam-Good, Door stop
Lighting Fixtures, Switches & Receptacles: All electrical services in this area appear to be in relevant condition for the age of the house.
Walk in wardrobe: Storage system
Well fixed, Built-in custom steel wire plastic coated storage system
Windows: Window Type
Double glazed, Modern type aluminium style
Walls: Wall Material
Gib Standard
Ceilings: Ceiling Material
Gib standard

Ceilings appear to be in a good overall condition relative to age of the property. 

Floors: Floor Coverings
Carpet, Concrete

Carpet appears to be in relevant condition with the age of the property.


No clear signs of sun fade notable.

No areas of notable wear visible. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
9.1.1 - Doors (Internal)

Door handle requires attention.

Door handle has a lot of play in it. We advise it is fixed before it becomes a bigger issue. 

Wrench DIY

10 - En-suite Bathroom 1

IN NI NP O
10.1 Doors (Internal) X
10.2 Lighting Fixtures, Switches & Receptacles X
10.3 Underfloor Heating X
10.4 Ventilation X
10.5 Shower X X
10.6 Bath X
10.7 Toilet X
10.8 Towel rail X
10.9 Vanity Unit X
10.10 Sink Unit/s, Tap Unit/s, Drain Unit/s X
10.11 Water Supply, Distribution Systems & Fixtures X
10.12 Windows X
10.13 Walls X
10.14 Ceilings X
10.15 Floors X
Doors (Internal): Door Operation and Hardware
Door handle operation-Good, Closed door latching-Good, Door fit to jam-Good, Door stop
Doors (Internal): Door Type
Standard Hinge Type
Lighting Fixtures, Switches & Receptacles: All electrical services in this area appear to be in relevant condition for the age of the house.
Ventilation: Bathroom Extractor Fan Unit
Light/Fan Combination System
Ventilation: Ventilation Type
Soffit Vents
Shower: Shower area.
Fixed glass section, Silicone in good condition, Plastic Type Lining and Base, Shower appears in relative condition and is fixed in place to a good standard, Silicon seal seems consistent and doesn't appear to show points with any watertight integrity issues

Observation made without invasive inspection.

Toilet: Toilet
Base, Flushing operations, Lid, Seat, Controlled Gravity seat, Cistern

Toilet appears correctly and certainly fixed.

Half flush and Full flush appear to be in good working order.  

Towel rail: Towel rail
Present, Heated Towel Rail
Vanity Unit: Vanity Unit Style and Mounting
Modern Type unit, Well Fixed to Wall
Sink Unit/s, Tap Unit/s, Drain Unit/s: Unit Type and Condition
Kitchen
New type Sink Unit, New type Tap System, New Style Plug fitting, Appears to have Good pressure, Taps appear Well fixed, Sink appears Well fixed
Water Supply, Distribution Systems & Fixtures: Water Supply Material
PVC, Stainless flexible pipes
Windows: Window Type
Double glazed, Modern type aluminium style
Walls: Wall Material
Assumed Gib Aqualine
Ceilings: Ceiling Material
Gib standard

Ceilings appear to be in a good overall condition relative to age of the property. 

Floors: Floor Coverings
Carpet, Concrete, Transition

Carpet appears to be in relevant condition with the age of the property.


No clear signs of sun fade notable.

No areas of notable wear visible. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
10.5.1 - Shower

Poor draining rate

Contractor Qualified Professional

11 - Bathroom - Main/Primary

IN NI NP O
11.1 Doors (Internal) X X
11.2 Lighting Fixtures, Switches & Receptacles X
11.3 Underfloor Heating X
11.4 Ventilation X
11.5 Shower X
11.6 Bath X
11.7 Toilet X
11.8 Towel rail X
11.9 Vanity Unit X
11.10 Sink Unit/s, Tap Unit/s, Drain Unit/s X
11.11 Water Supply, Distribution Systems & Fixtures X
11.12 Windows X
11.13 Walls X
11.14 Ceilings X
11.15 Floors X
Doors (Internal): Door Operation and Hardware
Closed door latching-Good, Door fit to jam-Good, Door stop-Required, Handle requires attention
Lighting Fixtures, Switches & Receptacles: All electrical services in this area appear to be in relevant condition for the age of the house.
Ventilation: Bathroom Extractor Fan Unit
Light/Fan Combination System
Ventilation: Ventilation Type
Soffit Vents
Shower: Shower area
Glass door hinged, Fixed glass section, Silicone in good condition, Plastic Type Lining and Base, Shower appears in relative condition and is fixed in place to a good standard, Silicon seals seems consistent and doesn't appear to show points with any watertight integrity issues.

Observation made without invasive inspection.

Bath: Style/Type
Built-in
Towel rail: Towel rail
Present, Heated Towel Rail
Vanity Unit: Vanity Unit Style and Mounting
Modern Type unit, Well Fixed to Wall
Sink Unit/s, Tap Unit/s, Drain Unit/s: Unit Type and Condition
Kitchen
New type Sink Unit, New type Tap System, New Style Plug fitting, Appears to have Good pressure, Taps appear Well fixed, Sink appears Well fixed
Water Supply, Distribution Systems & Fixtures: Distribution Material
PVC
Water Supply, Distribution Systems & Fixtures: Water Supply Material
PVC, Stainless flexible piping
Windows: Window Type
Double glazed, Modern type aluminium style
Walls: Wall Material
Assumed Gib Aqualine
Ceilings: Ceiling Material
Gib standard

Ceilings appear to be in a good overall condition relative to age of the property. 

Floors: Floor Coverings
Concrete, Concrete to Carpet transition

Carpet appears to be in relevant condition with the age of the property.


No clear signs of sun fade notable.

No areas of notable wear visible. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
11.1.1 - Doors (Internal)

Locking head on door handle is damaged.

Requires replacement. 

Door Door Repair and Installation Contractor

12 - Separate Toilet 1

IN NI NP O
12.1 Doors (Internal) X
12.2 Lighting Fixtures, Switches & Receptacles X
12.3 Underfloor Heating X
12.4 Ventilation X
12.5 Toilet X
12.6 Towel rail X
12.7 Vanity Unit X
12.8 Sink Unit/s, Tap Unit/s, Drain Unit/s X
12.9 Water Supply, Distribution Systems & Fixtures X
12.10 Windows X
12.11 Walls X
12.12 Ceilings X
12.13 Floors X X
Doors (Internal): Door Operation and Hardware
Door handle operation-Good, Closed door latching-Good, Door fit to jam-Good, Door stop
Doors (Internal): Door Type.
Standard Hinge Type
Lighting Fixtures, Switches & Receptacles: All electrical services in this area appear to be in relevant condition for the age of the house.
Toilet: Toilet
Base, Flushing operations, Lid, Seat, Controlled Gravity seat, Cistern

Toilet appears correctly and certainly fixed.

Half flush and Full flush appear to be in good working order.  

Water Supply, Distribution Systems & Fixtures: Distribution Material
PVC
Water Supply, Distribution Systems & Fixtures: Water Supply Material
PVC
Windows: Window Type
Double glazed, Modern type aluminium style
Walls: Wall Material
Gib standard
Ceilings: Ceiling Material
Gib standard

Ceilings appear to be in a good overall condition relative to age of the property. 

Floors: Floor Coverings
Concrete/Carpet transition

Carpet appears to be in relevant condition with the age of the property.


No clear signs of sun fade notable.

No areas of notable wear visible. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
12.13.1 - Floors

Polystyrene appears to be visible in areas of polished concrete floor.

Gardening shovel tool shape Concrete Contractor

13 - Garage

IN NI NP O
13.1 Doors (Internal) X
13.2 Lighting Fixtures, Switches & Receptacles X
13.3 Garage Door X
13.4 Windows X
13.5 Firewalls X
13.6 Walls X
13.7 Ceilings X
13.8 Floor X
Doors (Internal): Door Operation and Hardware
Door handle operation-Good, Closed door latching-Good, Door fit to jam-Good, Door stop
Lighting Fixtures, Switches & Receptacles: All electrical services in this area appear to be in relevant condition for the age of the house.
Garage Door: Garage Door Type
Up-and-Over, Automatic, Sectional
Garage Door: Opener Types
Button on Unit, Remote on Key/s
Garage Door: Material
Metal
Windows: Window Type
Double glazed
Walls: Wall Material
Gib Standard
Ceilings: Ceiling Material
Gib standard

Ceilings appear to be in a good overall condition relative to age of the property. 

Floor: Floor Coverings
Concrete
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

14 - Laundry Room

IN NI NP O
14.1 Doors (Internal) X
14.2 Main Water Shut-off Device X
14.3 Sink Unit/s, Tap Unit/s, Drain Unit/s X
14.4 Hot Water Systems, Controls, Flues & Vents X
14.5 Lighting Fixtures, Switches & Receptacles X
14.6 Drain, Waste, & Vent Systems X
14.7 Fuel Storage & Distribution Systems X X
14.8 Windows X
14.9 Firewalls X
14.10 Ceilings X
14.11 Floor X
Flooring Insulation
Concrete slab
Dryer Power Source
Electrical, 240v
Filters
None
Water Source
Public
Dryer Vent
Not vented
Doors (Internal): Door Operation and Hardware
No separate room or door. Laundry area in garage.
Main Water Shut-off Device: Location
Main value at roadside
Sink Unit/s, Tap Unit/s, Drain Unit/s: Unit Type and Condition
Kitchen
New type Sink Unit, Appears to have Good pressure, Taps appear Well fixed, Laundry super tub
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rinnai

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Hot Water Systems, Controls, Flues & Vents: Location
External courtyard of the garage.
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric, Gas
Lighting Fixtures, Switches & Receptacles: All electrical services in this area appear to be in relevant condition for the age of the house.
Drain, Waste, & Vent Systems: Material
PVC
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter, External garage wall
Windows: Window Type
Double Glazed Door/Window Combination
Ceilings: Ceiling Material
Gib standard

Ceilings appear to be in a good overall condition relative to age of the property. 

Floor: Floor Coverings
Concrete
Please refer to Limitations located under Interior Section > General

Firewalls not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
14.7.1 - Fuel Storage & Distribution Systems

Unknown cut wire noted

Contractor Qualified Professional

15 - Attic: Ventilation and Insulation

IN NI NP O
15.1 Photos of Inside Attic Space X
15.2 Distribution Systems X
15.3 Attic Insulation X X
15.4 Ventilation X
Photos of Inside Attic Space: Gallery
Roof Trusses, Roof Coverings as Visible, Electrical, Ventilation Systems, Insulation, Plumbing
Attic Insulation: No insulation to the ceiling space above garage area noted. But is recommended



Attic Insulation: Insulation / Ventilation General
  • Insulation is very important to all homes, during the time of the inspection the inspector will check that insulation has
    been installed in accessible visual areas only. 
  • Insulation can not be seen in the wall cavity areas, unless looked at
    invasively.
  • Adding insulation to a home should be considered an improvement rather than a repair.
Attic Insulation: Insulation Type
Batt, Fibreglass
Ventilation: No dryer vent noted, but is recommended
Ventilation: Ventilation Type
None Found

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
15.3.1 - Attic Insulation

Insufficient Insulation

Insulation was inadequate. Recommend a qualified attic insulation contractor install additional insulation.

House construction Insulation Contractor

16 - Basement, Attic, Crawlspace & Structure

IN NI NP O
16.1 Crawlspace and/or Basement Area/s. (Under Floor Insulation) X
16.2 Floor Structure X
16.3 Wall Structure X
16.4 Ceiling Structure X
16.5 Sump Pump X
Structure General Infomation
  • The inspection of the structural system is in conjunction with the NZS 4306:2005 Residential Property Inspection Standard guidelines. According to the guidelines, the home inspector will inspect the structural components including foundation and framing by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exists. Probing is not required when probing would damage any finished surface or where no deterioration is visible. 
  • The inspector will describe the foundation and report the methods
    used to inspect the under-floor crawl space, if applicable, the floor structure, the wall-structure, the ceiling structure and the roof structure. 
  • The inspector will also report the methods used to inspect the ceiling space.
  • The home inspector is not required to provide any engineering service or architectural service, or offer an opinion as to the adequacy of any structural system or component.
  • See the NZS 4306:2005 Residential Property Inspection Standard for more detail.
  • While every effort is made to find all areas of concern, some problems may go unnoticed. The inspection is not meant to be technically exhaustive. Please keep in mind that the inspector has your best interest at heart. Any repair items mentioned in this report should be considered before purchase. It is highly recommended that qualified contractors be used to further inspect or repair issues identified in this inspection report.
  • Gutters, downspouts, sub floor, walkways, patios, driveways and landscaping all contribute to basement leakage.
    Basements can leak even if cracks are not visible. That being said, a basement, which is not leaking today, may leak at any time for any number of reasons. 
  • This inspection is not a guarantee that the basement will never leak.
Inspection Method
Attic Access, Infrared, Visual
Crawlspace and/or Basement Area/s. (Under Floor Insulation) : Type of Under Floor Insulation.
Concrete slab
Floor Structure: Material
Concrete, Slab
Wall Structure: Basement Wall Type/s
Wooden Frame and Cladding
Ceiling Structure: Ceiling Structure Type
Wooden Truss type (Conventional Ceiling)
Structural inspection limited to visible and accessible areas of the foundation only, as per inspection package or client request.
Foundation inspection limited to visible and accessible areas only.
The crawlspace was inspected by entering the area.
The foundation is a slab-on-grade configuration. It is not possible to inspect under this type of foundation during a normal home inspection.
The knee-wall space was not inspected due to limited or no access visible at the time of inspection.
There may be defects hidden behind the finished walls or insulation which are not visible at the time of inspection.
Finishes, insulation and/or storage, at the time of the inspection, conceal structural components which may, or may not, have defects.
Asbestos may be present in many building products and materials. Environmental Consultants can assist if this is a concern.
Moisture problems may result in visible or concealed mould growth. Environmental Consultants can assist if this is a concern.
The attic was inspected by entering the area.
Crawlspace and/or Basement Area/s. (Under Floor Insulation) : Concrete slab

Sump Pump not present.

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

17 - Roof

IN NI NP O
17.1 Coverings X
17.2 Skylights, Chimneys & Other Roof Penetrations X
17.3 Flashings X
17.4 Roof Drainage Systems X
Roof General Information
  • The inspection of the roofing system is in conjunction with the NZS4306:2005 Residential Property Inspection Standard guidelines. According to the guidelines, the home inspector will inspect the roof covering, the roof drainage systems, the flashings, and the skylights, chimneys, and roof penetrations. The inspector will describe the roof covering and report the methods used to inspect the roof. 
  • The home inspector is not required to inspect the antennae, the interiors of flues or chimneys which are not readily accessible, or other installed accessories.
  • See the NZS4306:2005 Residential Property Inspection Standard for more detail.
  • While every effort is made to find all areas of concern, some problems may go unnoticed. The inspection is not meant to be technically exhaustive. Please keep in mind that the inspector has your best interest at heart. Any repair items mentioned in this report should be considered before purchase. It is highly recommended that qualified contractors be used to further inspect or repair issues identified in this inspection report.
  • As a general rule, roofing systems are designed to last 12 to 15 years at least. That being said, a roof, which is not leaking today, may leak at any time for any number of reasons. This inspection is not a guarantee that the roof will never leak.
  • When it comes to repairing a roof, contractors will tend to want to replace the entire roof, rather than repair a portion of the roof. The reasoning behind this is that if the roof leaks anytime after they make the repair, they will have to come back again and fix it... even if it is not in the same spot. Contractors would rather redo the entire roof, ensure it is done properly and will not leak, than take the chance on a repair. Something to think about.
  • Almost all skylights will leak eventually. There may be no evidence of leakage at the time of inspection, but you should be aware that this is a potential area for water leakage at any time.
  • Cost will depend on the extent of the work and the approach taken. In some cases, the best approach cannot be adequately determined during the course of a onetime visual inspection. Any figures given are very rough estimates. It is recommended that you obtain quotations from at least three contractors. Our experience has shown that quotes will often vary by as much as 300%.
Roof Type/Style
Gable, Hip, Combination

Roof of property is in a generally good overall condition. 

Inspection Method
Ground, Ladder, Roof
Coverings: Material
Metal, Long run colour steel
Skylights, Chimneys & Other Roof Penetrations: Other Roof Penetrations
Satellite/TV Attachments, Vent/s, Plumbing System/s
Flashings: Material
Metal
Roof Drainage Systems: Gutter Material
Steel
The inspector is not required to and does not physically walk on roof surfaces in excess of a 3.6 metres, roofs inaccessible by an 3.6 metre ladder, covered by moisture, moss, debris or frost, or of any type not intended to be walked on (e.g. slate, clay tile, concrete tile, aluminum, wood shingles, wood shakes, etc). The inspector is not required to determine or report the age or life expectancy of any roof coverings. Roofs that cannot be accessed directly by the inspector may have defects which are not visible from the ground or the roof's edge. This report neither addresses future leaks nor does it certify that the roof is leak-free.
Chimney inspection limited by inaccessibility of roof
Roof inspected by ladder at the edge of the roof
Moisture problems may result in visible or concealed mould growth. Environmental Consultants can assist if this is a concern
The roofing inspection was limited by being too fragile to walk on. Typically, roofs covered in anything other than asphalt shingles should not be walked on as the covering is easily damaged
Inspection of chimneys, flues and vents is limited to readily accessible and visible external conditions only. Generally, flues, liners and footings are not visible for inspection
Concrete tiles become porous over time and would need resealing to exterior or replacement
Flashing inspection limited by inaccessibility of roof
The roofing inspection was limited by slope (more than 3.6 metres)
The roofing inspection was limited by restricted or no access
The roofing inspection was limited by height. Not easily accessible
The roofing inspection was limited by trees
The roofing inspection was limited by slippery, wet conditions
Asbestos may be present in many building products and materials. Environmental Consultants can assist if this is a concern
Step flashing installation and material restricted by the use of sealant
Assessment of flashings is limited to readily accessible and visible sections only. Most roof leaks will occur at the flashings
Roofing/material type comments are intended to provide a general description of materials used. Actual materials were not verified

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

18 - Exterior

IN NI NP O
18.1 Foundation X
18.2 Exterior Doors X
18.3 Siding, Flashing & Trim X X
18.4 Eaves, Soffits & Fascia X
18.5 Walkways, Patios & Driveways X
18.6 Decks, Balconies, Porches, Steps and Retaining Walls X X
18.7 Vegetation, Grading, Drainage & Retaining Walls X
Exterior General Infomation
  • The inspection of this home's exterior system is carried out in conjunction with the NZS4306:2005 Residential Property Inspection Standard.
  •  According to the guidelines, the home inspector will inspect the exterior wall covering, flashing and trim; all exterior doors, attached decks, balconies, stoops, steps, porches, and their associated railings; the eaves, soffits, and fascias where accessible from ground level; the vegetation, grading, surface drainage, and retaining walls on the property when any of these are likely to adversely affect the building; walkways, patios, and driveways leading to dwelling entrances. 
  • The inspector will describe the exterior wall covering.
  • The home inspector is not required to inspect screening, shutters, awnings, and similar seasonal accessories; fences;
    geological, geo-technical or hydro-logical conditions; recreational facilities; outbuildings; seawalls, break-walls, and docks; erosion control and earth stabilization measures.
  • See the NZS4306:2005 Residential Property Inspection Standard for more detail.
  • While every effort is made to find all areas of concern, some problems may go unnoticed. The inspection is not meant to be technically exhaustive. Please keep in mind that the inspector has your best interest at heart. Any repair items mentioned in this report should be considered before purchase. It is highly recommended that qualified contractors be used to further inspect or repair issues identified in this inspection report.
  • Gutters, downspouts, lot grading, window wells, walks, patios, driveways and landscaping all contribute to basement leakage. Basements can leak even if cracks are not visible. That being said, a basement, which is not leaking today, may leak at any time for any number of reasons. 
  • This inspection is not a guarantee that the basement will never leak.
  • Fascia and soffits are generally inaccessible and not fully visible. Often, this area is prone to concealed rot, insect and pest damage.
Exterior General Comments.
Exterior of property is in relative condition for the age of the property



Inspection Method
Visual, Ladder
Foundation: Material
Concrete slab
Exterior Doors: Exterior Entry/Exit Door/s
Aluminium type doors
Siding, Flashing & Trim: Siding Style
Square edge type weather boards and Brick combination
Siding, Flashing & Trim: Siding Material
Brick, Modern Type Weather Boards
Eaves, Soffits & Fascia: General Overall Condition
Good
Walkways, Patios & Driveways: Driveway Material
Concrete
Decks, Balconies, Porches, Steps and Retaining Walls: Material
Wood
Decks, Balconies, Porches, Steps and Retaining Walls: Balustrade Type
No balustrade
Decks, Balconies, Porches, Steps and Retaining Walls: Appurtenance
Deck, Patio, Retaining Wall, Sidewalk, Lawns
Vegetation, Grading, Drainage & Retaining Walls: Vegetation
Good and bad areas of vegetation
Vegetation, Grading, Drainage & Retaining Walls: Drainage
No pooling sighted during inspection
Storage in garage. Visual inspection not possible, or incomplete
Asbestos may be present in many building products and materials. Environmental Consultants can assist if this is a concern
No access to garage. Visual inspection not possible, or incomplete
Exterior wall(s) inaccessible. Visual inspection not possible
Storage against exterior wall(s). Visual inspection not possible
Vegetation (vines, shrubs, trees, etc) against the build restricted visual inspection
New finishes, paint and/or trim hide historical clues to condition of house
Restricted or no access under decks
Restricted or no access under steps
Limited pool inspection. The objective of our limited visual pool inspection is to determine if the pool and related equipment may benefit from a more thorough inspection by a qualified pool specialist. The scope of our inspection includes a limited visual inspection of the pool electrical system, primary circulation system, pool barrier system, the pool interior surface and surrounding deck. We do not dismantle components such as filters, pumps and heaters. We do not test water chemistry. We do not test or operate pool heaters, cleaning systems, control valves, chemical injectors or similar components
Fascia and soffits not fully accessible or visible. Inspection limited to visible, accessible areas only
Exterior inspection from ground level
Concealed moisture problems may not be detected as a result of this visual inspection. Unforeseen problems may arise at a later date as a result of concealed moisture
Moisture problems may result in visible or concealed mould growth. Environmental Consultants can assist if this is a concern
Lead may be present in exterior paint if the house was built prior to 1992, or in the soil. Testing for the presence of lead is not part of this inspection. Environmental Consultants can assist if this is a concern

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
18.3.1 - Siding, Flashing & Trim

Lose Brick/s noted.

Lose Brick/s were found during the inspection.

We Strongly recommend further investigation by a qualified professional.

Or possibly contacting original contractors.

Contractor Qualified Professional
NZ$
Credit
Comment
18.6.1 - Decks, Balconies, Porches, Steps and Retaining Walls

Retaining Possibly Required

Further investigation is recommended into retaining this area and/or stabilizing the area.

Contractor Qualified Professional

19 - Electrical

IN NI NP O
19.1 Service Entrance Conductors X
19.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
Electrical General Infomation
  • The inspection of the electrical system in conjunction with the NZS 4306:2005 Residential Property Inspection Standard guidelines. According to the guidelines, we take an overview only of the visual components of the electrical system. The meter board/s and sub boards are checked for overall condition only.
  • The inspector will open readily accessible panels provided by the equipment manufacturer or installer for routine maintenance by the homeowner.
  • The  inspector is not required to inspect the remote control devices unless the device is the only control device, the alarm systems and components, the low voltage wiring, systems and components, the ancillary wiring, systems
    and components not part of the primary electrical power distribution system. 
  • The home inspector is not required to measure amperage, voltage, or impedance.
    See the in conjunction with the NZS 4306:2005 residential property inspection standard. for more detail.
    While every effort is made to find all areas of concern, some problems may go unnoticed. The inspection is not meant to be technically exhaustive. 
  • The inspection does not involve the removal and inspection behind service doors or dismantling that would otherwise reveal problems only a licensed electrician would find. 
  • The inspection may not identify old, outdated, defective or dangerous wiring hidden behind walls. 
  • It is highly recommended that qualified electricians be used to further inspect or repair issues identified in this inspection report.
    All recommendations are safety issues and high priority.
Service Entrance Conductors: Electrical Service Conductors
Below Ground
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Exterior of garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Switch board
Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Grounding Peg/Spike
Service size cannot be determined
Service size could not be determined. Service wires could not be sized and fuse ratings (if applicable) could not be read
The main disconnect cover was not removed
The fuse block(s) were not pulled
Asbestos may be present in many building products and materials. Environmental Consultants can assist if this is a concern
The service box was locked by the utility
The service panel / main disconnect was not accessible
Access to the power service panel / main disconnect was restricted
Moisture problems may result in visible or concealed mould growth. Environmental Consultants can assist if this is a concern
Electrical tests could not be performed and equipment / appliances requiring electricity could not be operated
Concealed electrical components are not inspected

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

20 - Plumbing

IN NI NP O
20.1 Main Water Shut-off Device X X
20.2 Hot Water Systems, Controls, Flues & Vents X
20.3 Roof Drainage Systems X
20.4 Drain & Waste Systems X X
20.5 Water Supply, Distribution Systems & Fixtures X
Plumbing General Infomation
  • The inspection of the plumbing system is in conjunction with the NZS 4306:2005 Residential Property Inspection Standard guidelines. According to the guidelines, the home inspector will inspect the interior water supply and distribution systems including all fixtures and faucets, the drain, waste and vent systems, the water heating equipment, the flues and chimneys where applicable, the fuel storage and fuel distribution systems where applicable
    and the drainage sumps, sump pump and related piping. 
  • The inspector will describe the water supply, drain, waste
    and vent piping materials, the water heating equipment including the energy source, and the location of the main water and fuel shut-off valves.
  • The home inspector shall operate the systems using normal operating controls. Safety and shut-off controls (eg. valves), whether automatic or manual, are not tested because these controls are rarely used by the homeowner (other than in an emergency) and activating these safety controls could damage the controls or equipment (usually by leaking). 
  • The inspector will open readily accessible panels provided by the equipment manufacturer or installer for routine maintenance by the homeowner.
  • The home inspector is not required to inspect the interiors of flues or chimneys which are not readily accessible, the clothes washing machine connections, wells, well pumps, or water storage related equipment, water conditioning systems, solar water heating systems, fire or lawn sprinkler systems, or private waste disposal systems. (Septic tank). 
  • The inspector is not required to determine whether water supply and waste disposal systems are public or private, or the quantity or quality of the water supply.
  • See the NZS 4306:2005 Residential Property Inspection Standard for more detail.
Main Water Shut-off Device: Location
Street/Footpath
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rinnai

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Hot Water Systems, Controls, Flues & Vents: Location
Externally Situated
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric, Gas, Infinity Type System
Hot Water Systems, Controls, Flues & Vents: Capacity
9999999 Infinite hot water system

Hot water is on demand. 

Roof Drainage Systems: Gutter Material
Seamless Aluminum
Drain & Waste Systems: External Drainage Material
PVC
Drain & Waste Systems: Down pipe size
80mm
Drain & Waste Systems: Internal Drainage Material
PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Galvanized, PVC, Flexible Stainless Piping, Polybutylene pipe
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper, PVC, Polybutylene pipe
Septic system not inspected Tub / sink overflows not tested
Moisture problems may result in visible or concealed mold growth. Environmental Consultants can assist if this is a concern
Old sewer lines are prone to blockage
Due to typical construction constraints, evaluation of plumbing components is limited to readily accessible, visible areas.













Unable to sight Drainage pipe work
Main valve not located
Main shut off valve not tested
Isolating / relief values not tested
Concealed plumbing not inspected
Water treatment equipment not tested or inspected
Moisture problems may result in visible or concealed mold growth. Environmental Consultants can assist if this is a concern
Neither the condition nor flow can be evaluated through underground or covered water or sewer/waste lines
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
20.1.1 - Main Water Shut-off Device

Covered and or Not Easily Accessible

Contractor Qualified Professional
NZ$
Credit
Comment
20.4.1 - Drain & Waste Systems

Improper Connection

An improper connection was observed at a drain, waste or vent pipe. Recommend a qualified plumber evaluate and repair.
Pipes Plumbing Contractor
NZ$
Credit
Comment
20.4.2 - Drain & Waste Systems

Shower - Poor Drainage

Shower had slow/poor drainage. Recommend a qualified plumber repair.
Pipes Plumbing Contractor

21 - FLIR MR176 Moisture Testing

IN NI NP O
21.1 FLIR MR176 Moisture Testing X X
FLIR MR176 Moisture Testing: Moisture Tested Areas
Doors, Windows, Wet Areas, 360 Degrees surrounding walls of wet areas
FLIR MR176 Moisture Testing: Some areas Not accessible due to obstructions.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
NZ$
Credit
Comment
21.1.1 - FLIR MR176 Moisture Testing

Moisture detected in wet area/s

Elevated moisture levels detected. 

Inspection of shower base exterior wall/s and skirting board/s has shown a elevation in moisture readings. 

We note, this appears to be caused by general shower use and we advise being vigilant in keeping floor/s in these areas dry after shower use. 

Our moisture testing appears to show moisture levels dropped off as we tested further away from the wettest point.  


Interacting issue most likely caused by general shower use and not by internal pipe/s etc. 

Mag glass Monitor

22 - Heating systems

IN NI NP O
22.1 Heating Equipment X
Heating General Information
  • The inspection of the heating system is in conjunction with the NZS4306:2005 Residential Property Inspection Standard guidelines. According to the guidelines, the home inspector will inspect the installed heating equipment, the vent systems, flues and chimneys where readily accessible. 
  • The inspector will describe the energy source and the heating method by its distinguishing characteristics, fireplaces and other solid fuel burning appliances. Where accessible, the inspector will inspect normal operating controls, and the heat distribution systems including fans, pumps, ducts, piping, supports, insulation, air filters, registers, radiators, fan coil units, convectors, and heat sources installed in each room.
  • The home inspector shall operate the systems using normal operating controls. Safety controls, whether automatic or manual, are not tested because these controls are rarely used by the homeowner (other than in an emergency) and activating these safety controls could damage the controls or equipment. 
  • The inspector will open readily accessible panels provided by the equipment manufacturer or installer for routine maintenance by the homeowner.
  • The inspector is not required to inspect the interiors of flues or chimneys which are not readily accessible, the heat exchanger, the humidifier or dehumidifier, the electronic air filter, solar space heating system, fire screens and doors, seals and gaskets, automatic fuel feed devices, mantles and fireplace surrounds, combustion make-up air devices, or heat distribution assists whether gravity controlled or fan assisted. 
  • The inspector is not required to determine the heat supply adequacy or distribution balance.
  • The inspector will not operate heating systems when weather conditions or other circumstances may cause equipment damage. 
  • The inspector will not ignite or extinguish solid fuel fires, determine draft characteristics or move fireplace inserts or stoves or firebox contents.
    See the NZS4306:2005 Residential Property Inspection Standard for more detail.
    While every effort is made to find all areas of concern, some problems may go unnoticed. 
  • The inspection is not meant to be technically exhaustive. 
  • The inspection does not involve the removal and inspection behind service doors or dismantling that would otherwise reveal problems only a licensed heating contractor would find. Please keep in mind that the inspector has your best interest at heart. Any repair items mentioned in this report should be considered before purchase. 
  • It is highly recommended that qualified contractors (service technicians) be used to further inspect or repair issues identified in this inspection report.
  • As a general rule, the furnace should be serviced as soon as you take possession of a new home.
    Chimneys should be inspected annually and cleaned, if necessary. Annual service contracts are highly recommended.
  • It is highly recommended that both wood-burning and gas fireplaces, and chimneys, be inspected annually.
  • As with any mechanical component, heating systems can fail at any time without warning.
All Rooms Heated
No, Some Rooms Only, Heat pump located centrally in house
Chimney Liner
N/A
Main Energy Source
Gas, Electricity, Heat-Pump
Main Fuel Shut-off
Outside
Heating Equipment: Heat Type
Heat Pump
Heating Equipment: Energy Source
Electric, Gas
Buried tanks are not included in the inspection. Environmental Consultants can assist if this is a concern
Safety controls, whether automatic or manual, are not tested because these controls are rarely used by the homeowner (other than in an emergency) and activating these safety controls could damage the controls or equipment. These controls should be tested during annual servicing
Heat loss calculation are not done as part of the home inspection. These calculations are usually done prior to construction in order to determine the required capacity of the heating system. There are specialists available if this is a concern
Complete heat exchanger is not visible or inaccessible. At most, only 10% of the heat exchanger is visible through visual inspection. There may be problems with the heat exchanger that are not apparent with this inspection
Asbestos may be present in many building products and materials. Environmental Consultants can assist if this is a concern
Moisture problems may result in visible or concealed mould growth. Environmental Consultants can assist if this is a concern
Radiator / Zone Values Not Tested
Quality of chimney draw cannot be determined
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

23 - Recommended Reading

General information

The following reading materials are highly recommended. 

This information is presented for your educational purposes only. 

COMPREHENSIVE PROPERTY REPORTS Ltd does not in any way suggest that you have to repair, replace or install any of the recommendations presented in the material. As with any home improvement project, it is always wise to advise yourself of all the options available. The information presented here provides you with some of the options for your consideration. 

Title : Product Maintenance Topic: Maintenance Publisher: James Hardy Cost: $0.00 Website : http://www.jameshardie.co.nz/index.php/page/productmaintenance 

Title : Home Insulation Funding Topic: Maintenance Publisher: EECA Energywise Website : http://www.energywise.govt.nz/funding-available/insulation-and-clean-heating 

Title : Controlling Mould in your house Topic: Mould Publisher: HNZC File : http://www.hnzc.co.nz/about-us/our-publications/factsheets/controlling-mould-in-your-house/controlling-mould-in-your-home.pdf 

Title : Preventing Mould and Mildew in your House Topic: Maintenance Publisher: Christchurch City Council File : http://resources.ccc.govt.nz/files/PreventingMouldandMildew-healthsafety.pdf

The following reading materials are highly recommended. This information is presented for your educational purposes only.
Comprehensive Property Reports Ltd does not in any way suggest that you have to repair, replace or install any of the recommendations
presented in the material. As with any home improvement project, it is always wise to advise yourself of all the options available.
The information presented here provides you with some of the options for your consideration.
Title : Product Maintenance
Topic: Maintenance
Publisher: James Hardy
Cost: $0.00
Website : http://www.jameshardie.co.nz/index.php/page/productmaintenance
Title : Home Insulation Funding
Topic: Maintenance
Publisher: EECA Energywise
Website : http://www.energywise.govt.nz/funding-available/insulation-and-clean-heating
Title : Controling Mould in your house
Topic: Mould
Publisher: HNZC
File :
http://www.hnzc.co.nz/about-us/our-publications/factsheets/controlling-mould-in-your-house/controlling-mould-in-your-home.pdf
Title : Preventing Mould and Mildew in your House
Topic: Maintenance
Publisher: Christchurch City Council
File : http://resources.ccc.govt.nz/files/PreventingMouldandMildew-healthsafety.pdf