House Inspection Report

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Gives an idea how to conduct your own house inspection and make the best decision where, when, which to start the repairing works.

Gives an idea how to conduct your own house inspection and make the best decision where, when, which to start the repairing works.

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  • 1. HOUSE INSPECTION REPORT<br />PREPARED BY,<br />NAZRIZAM BINTI AB. WAHAB<br />CONTENT<br />INTRODUCTION………………………………………………………………… 2<br />HOUSE BACKGROUND…………………………….…………………………….pg 3<br />METHODOLOGY OF INSPECTION…………………………………………….pg 5<br />SURVEY GRID DRAWING……………………………………………….………pg 6<br />DETAIL OF DEFECT INSPECTION…………………………………………….pg 9<br />SUMMARY OF DEFECTS……………………………….………………….…….pg 25<br />CONCLUSSION………...……………………………………………….………….pg 37<br />REFERENCES……………………………………………………………….…… 29<br />
    A home inspection is a limited, non-invasive examination of the condition of a home, often in connection with the sale of that home. This is usually conducted by a home inspector who has the training and certifications to perform such inspections. The inspector prepares a written report, often using home inspection software, and delivers it to a client, typically the home buyer. The client then uses the knowledge gained to make informed decisions about their pending real estate purchase. The home inspector describes the condition of the home at the time of inspection but does not guarantee future condition, efficiency, or life expectancy of systems or components.<br />An inspector will check the roof, basement, heating system, water heater, air-conditioning system, structure, plumbing, electrical, and many other aspects of buildings looking for improper building practices, those items that require extensive repairs, items that are general maintenance issues, as well as some fire and safety issues. However, it should also be noted that a home inspection is not technically exhaustive and does not imply that every defect will be discovered. A general list of exclusions include but are not limited to: code or zoning violations, permit research, property measurements or surveys, boundaries, easements or right of way, conditions of title, proximity to environmental hazards, noise interference, soil or geological conditions, well water systems or water quality, underground sewer lines and/or waste disposal systems, buried piping, cisterns, underground water tanks and sprinkler systems to name a few. <br />A home inspector is sometimes confused with a real estate appraiser. A home inspector determines the condition of a structure, whereas an appraiser determines the value of a property.<br />A home cannot "fail" an inspection, as there is no score or passing grade given. A professional home inspection is an examination of the current condition of a house. It is not an appraisal. It is not a municipal inspection, which verifies local building code compliance. A home inspector, therefore, will not pass or fail a house, but rather describe its physical condition and indicate what components and systems may need a major or minor repair or replacement.<br />
    • 2. No. 11, Jalan Sastera Tujuh,
    • 3. U2/1G TTDI Jaya,
    • 4. 40150 Shah Alam.
    • 5. Figure 1 : House that been inspected
    • 6. The house is double storey terrace house which was completed in early 2000 by TTDI Development Sdn. Bhd. This house was owned by two owners before I bought in early 2010. The location is at TTDI Jaya and beside NKVE highway. Details about this house as below:
    • 7. Built up:1800 sq ft
    • 8. Bedroom:4 nos
    • 9. Bathroom:3 nos
    • 10. Size:20” x 70”
    • 11. Status:Freehold
    Purchase this house base on ‘as is’ with partly furnished such as 1.5 Hp air conditioning unit living hall, 1.0 Hp air conditioning unit at master bedroom, water heater in all bathroom, remote sensing fan at living hall and master bedroom, auto gate, CCTV with alarm system, kitchen cabinet with hood and exhaust fan, washing area, fish pond and plaster ceiling. <br />
    • Figure 2 : Location of house
    Identifying the precise causal factors of building defects is frequently an onerous task for any investigator (Addleson, 1992). Diagnosing defects is rarely a straightforward activity with few risks. Detection of a defect is usually undertaken by identifying certain indicators using most if not all the five human senses i.e visual, olfactory, aural, tactile and taste.<br />In this case, the method that used to inspect this house is by the human senses as shown in Table 1.<br />Table 1 : Methodology inspection : human senses<br />
    • FacultyExampleVisualLook for changes in appearance:StainingDiscolorationsIndentationDistortion or irregular patternOlfactoryTry to smell for unusual or foul odours:Mushroomy smell is indicative of dry rotObnoxious smell may be indicative of either a defective foul drain or a dead animal rotting in a hidden space.AuralDetect bossed render by tapping it – a hollow or dull sound is indicative of bossing; a clear, sharp noise is indicative of sound substrateHear problems such as water hammer using a listening stickListen for dull sound when tapping timber with a hammer to ascertain if it is affected by fungal or insect attacks.TactileFeel surface for unevenness, roughness or loose material (e.g powdering and flaking of paint)Feel material for friability (i.e the crumby state of mortar or wood is indicative of a problem)TasteBitter taste in drinking water may be indicative of contamination. However, the safe use of this faculty is limited because of the risk of contamination or poisoning.
    SURVEY GRID DRAWING (TO DIFINING DEFECT LOCATION)<br />1617<br />Wet area<br />1815Kitchen<br />1419<br />20Utility room<br />Dining area<br />24<br />25<br />23<br />13<br />22Living hall<br />21<br />128<br />11Car porch<br />107 Fish pond<br />96Carpet grass<br />Auto gate<br />54<br />3<br />21<br />GROUND FLOOR LAYOUT PLAN<br />281926302729Family areaBedroom 1Bedroom 2Master Bedroom<br />FIRST FLOOR LAYOUT PLAN<br />
    DETAILS OF DEFECT INSPECTION<br />(REFER TO SURVEY GRID DRAWING)<br />No1SubjectMain gateLocationMain entranceObservationThere are some decay timber planks at the gate. This is because the gate is exposed to damp climate. Also, the planks have been used for 6 years without good maintain from previous owner.Picture 3336290-2059305Corrective actionThis problem can be solved by replace the affected planks with better material. Nyatoh, resak, and meranti are suitable for outdoor material as long as the materials are preserved finely. Shellacked the timber planks with UV PRO wood stain shellac.<br />No2SubjectMain gateLocationMain entranceObservationSome corrosion on metal frame of the gate. Since the frames are exposed to the atmosphere, they might corrode by oxidation, electrolytic or acidic corrosion.Picture3255645112903032556455080017145-4264025Corrective actionThis problem can be repaired by scrape the rust and then repaint the metal frame with anti-corrosion coating, (metal-alkaline resin). Always monitor the metal frame condition to avoid corrosion from spread out to other area.No3SubjectDrivewayLocationMain entranceObservationStaining on tiles at the driveway area due to dampness (rainwater staining). Picture254052705 47625010795Corrective actionThis area can be cleaned by using correct types of floor cleaning liquid or powder cleaning form. Stain remover such as N-P9 also good to remove the stains. The most important to avoid this matter is, don’t let the water ponding happen on that area after rainy day.<br />No4SubjectRefuse compartmentLocationMain entranceObservationStaining on RC coping and compartment facade. PictureCorrective actionThe best way to solve this problem is repainting. Before that, ensure surface is thoroughly dry. Repainting the whole compartment with any brand of ‘exterior protective wall coating’. Example : Dulux Wall Sealer<br />No5Subject3 ft brick wall fenceLocationMain entrance (outside area)ObservationDamp on the 3 ft brick wall fence facade due to water attack that come from rainfall.PictureCorrective actionThe problem is same like No.4 case. So, using ‘exterior protective wall coating’ can solve this problem. Use the same steps to repaint the brick wall so that it would long last.<br />No6Subject3 ft brick wall fenceLocationMain entrance (inside area)ObservationStaining on the carve stone due to dampness. Also, there was fungus infested make the carve looks very dirty.PictureCorrective actionUse high pressure water jetting (1500 psi) to clean the fungus and algae. Let it dry thoroughly. Repainting the carve stone with weather shield coating.No7Subject2 ft timber plankLocationRight side fenceObservationDecay timber plank due expose to damp atmosphere. PictureCorrective actionReplace the decay timber with the new plank using either resak or meranti. Shellacked the timber planks with UV PRO wood stain shellac.<br />No8Subject7 ft brick wallLocationRight dividerObservationThere is vertical crack between joint of 3 ft and 7 ft brick wall. This may cause by soil settlement.PictureCorrective actionDue to the crack, the best solution is re-plastering the brick wall and then repainting to avoid uneven paint at affected area.<br />No9SubjectFloor tileLocationCar porchObservationThe car porch area using homogeneous tile and pebble wash finishing. Due to the observation, that area still in good condition. No broken tile and no obvious staining in that area. PictureCorrective actionSince the area in good condition, regular maintenances are required such as sweeping and cleaning.<br />No10SubjectApronLocationCar porchObservationThere is a fine crack along the apron. It might be caused by soil settlement.PictureCorrective actionThe solution for this case is the area has to reconstruct by hack surround the crack and then re-plaster with the same material (pebble wash). Observation time to time needed to avoid crack occur again.No11Subject3 ft brick wallLocationLeft side dividerObservationThere is vertical crack between joint of 3 ft and 7 ft brick wall. Same as at the right side, this also cause by soil settlement.PictureCorrective actionDue to the crack, the best solution is re-plastering the brick wall and then repainting at affected area.<br />No12Subject7 ft brick wallLocationLeft side dividerObservationStaining on brick wall surface cause by human soiling.PictureCorrective actionThis matter can be solve by clean the area, and then re-painting with the suitable color of paint.<br />No13SubjectParty wallLocationInterior wallObservationStaining on some area on party wall, and also nail mark. PictureCorrective actionFirstly, pull out the nails; fill the hole with filler, and finally repainting the wall with interior paint.<br />No14SubjectBrick wall (left side)LocationKitchenObservation0.5 mm crack line between existing brick wall and extended area. There is a vertical crack from ceiling to floor. This matter happened when the extension of the kitchen doesn’t apply new foundation. The wall is failure to carry the loading on it so that the cracks appear along the extension wall.PictureCorrective actionThe best way to solve this problem is reconstruct the wall but due to budget, the cracks can be repaired using stitching method, and after that repainting the wall.<br />No15SubjectBrick wall (right side)LocationKitchenObservationSame as No. 14 case, the crack happened along the extension wall. The crack line about 0.5 mm, is behind the kitchen cabinet.PictureCorrective actionAlso, the best way is reconstruct the wall. Anyway, the cracks can be repaired using stitching method, and after that retiling the wall as before.<br />No16SubjectFloor tilesLocationWet areaObservationStaining on the floor tile caused by water soluble chemicals action.PictureCorrective actionThis can be cleaned by using correct types of floor cleaning liquid or powder cleaning form. As proposed before, N-P9 also good to remove the staining.<br />No17Subject3 ft brick wallLocationWet areaObservationVertical crack line cause by failure to carry loading.PictureCorrective actionThe solution for this case is to put caulk in the gap, re-plastering the brick wall and repainting it.<br />No18SubjectTelephone junction boxLocationWet areaObservationUncovered junction box with untidy wire.PictureCorrective actionFirstly, tidy the wire then put back the junction box cover.<br />No19SubjectWater heaterLocationGround floor bathroomObservationLow pressure on water heater spray. Since this house is unoccupied almost one year, may be the water tank or the piping fully with sediments that make the water slow.PictureCorrective actionCheck the water tank condition. If reasonable, wash the water tank and fill up with new water. Check the piping to make sure there are no leakages. Also, check the branch piping size. If the size too big, it also can be the factor of the water so slow.<br />No20SubjectFloor tilesLocationUtility roomObservationStaining on the floor tile in front of the bathroom. This may cause by water penetration to the tile.PictureCorrective actionThis can be cleaned by using correct types of floor cleaning liquid or powder cleaning form. As proposed before, N-P9 also good to remove the staining.<br />No21SubjectBrick wallLocationMain switch areaObservationStains on the surface and mark from previous installation.PictureCorrective actionThis can be removed by clean the area, and then repainting with suitable paint.<br />No22SubjectTreadLocationStaircaseObservationPiece of parquet block are pull out from it place due to the failure of adhesive. This because of moisture contain in the atmosphere.PictureCorrective actionTo repair this matter, firstly, clean the area from any dust. Put adhesive at the back of parquet then put into the place. Tap it firmly down with a hammer to bond and level it <br />No23SubjectParty wallLocationAlong the staircaseObservationSome staining on the surface of the party wall. This cause by repeating hand touch the wall when use the staircase.PictureCorrective actionTo manage this problem, the wall has to repaint with suitable paint such as easy clean type.<br />No24SubjectBook cabinetLocationUnder staircaseObservationThe cabinet still in good condition.PictureCorrective actionSince the cabinet still in good condition, there is nothing much to do except cleaning the dust and maintain the hinge from corrode. Spray with WD-40 would make sure the hinge work better. <br />No25SubjectFloorLocationLiving hallObservation‘Broken marble’ as finishing make the hall look bigger. The condition is good.PictureCorrective actionSince the condition is good, the floor required regular cleaning and once a year polishing. Simply sweep well and go over with a damp mop. To sustain the floor, do not use abrasive cleaners.<br />No26SubjectGuard railLocationStaircaseObservationPaint peel off at some area of the guard rail.PictureCorrective actionTo repair, firstly, the area has to be scratch to move out previous paint. After clean the area, repainting is required.<br />No27SubjectFloorLocationFamily areaObservationThe parquet floor at family area is still in good condition and still shining. No broken even pull out parquet founded. PictureCorrective actionRegular maintenance required such as cleaning and polishing.<br />No28SubjectFloorLocationMaster bedroomObservationTermite attack at parquet floor in front of bathroom. Only certain area affected. This happened when the previous owner bring inside the furniture that already has termite in the house. Luckily, this matter just happened and the area affected is under control.PictureCorrective actionThe area is under treatment by using ‘biting’ type to control the termite spread out.No29SubjectPump water heaterLocation2nd bathroom (1st floor)ObservationThe equipment still in good condition. Also, the water pressure quite good since it has internal pump.PictureCorrective actionNo corrective action except regular maintenance such as check the condition, hose leaking or water drop from the spray if any.<br />No30SubjectCeilingLocation2nd bedroomObservationFungus attack to the ceiling due to the dampness. There are leakages from the roof.PictureCorrective actionTo repair, the leakages have to overcome first. After that, remove the fungus and repainting the area.<br />
    • 14. This summary will shows the cause of defect, defect rating, defect priority and recommendation of repair works
    • 15. Defect Rating:Repair Priority:
    NoDefectsCauses of DefectDefect ratingRepair priorityRecommendation of repair works   1Decay timber planksDue to weather condition33Replace and shellac2Corrosion on frame gateWater interact with oxygen and the chemical of metal, due to oxidization43Repainting with anti corrosion coating3Staining on driveway tileDue to dampness (rainwater staining)33Cleaning with cleaning chemical4Staining on RC copingDue to dampness (rainwater staining)33Repainting with exterior protective wall coating5Dampness on facadeDue to water attack from rainfall33Repainting with exterior protective wall coating6Staining on carve stoneDue to dampness and fungus infested34Water jetting, drying and repainting with weather shield coating7Decay timber planksDue to damp atmosphere33Replace and shellacNoDefectsCauses of DefectDefect ratingRepair priorityRecommendation of repair works8Vertical cracks on brick wallDue to soil settlement43Re-plastering and repainting9Good condition on car porch tileNA25Sweeping and cleaning10Fine crack along apronSoil settlement43Reconstruct or re-plastering with pebble wash finishing11Vertical crackSoil settlement42Re-plastering and repainting12Staining on brick wallHuman soiling33Cleaning and repainting13Staining and nail markDecoration33Filling the hole and repainting14Vertical crack on extension wallNo foundation and soil settlement51Reconstruct or use stitching method, and re-plastering, also repainting15Vertical crack on extension wallNo foundation and soil settlement51Reconstruct or use stitching method, and re-plastering, also retiling16Staining on wet area floor tileDue to water soluble chemicals action33Cleaning with cleaning chemical17Vertical crack lineDue to failure to carry load43Re-filling the gap, re-plastering and repainting18Uncovered junction boxThe cover are drag out32Replace the cover19Low pressure on water heater sprayDue to sediment level in water tank overflow to branch piping42Clean water tank and refill20Staining on floor tilingDue to water penetration on the tile33Cleaning with cleaning chemical21StainingMark from previous installation33Cleaning and repainting22Parquet block pull outDue to failure of adhesive43Cleaning and stick back the parquet23Staining on party wallRepeating hand touching the area43Repainting with easy clean paintNoDefectsCauses of DefectDefect ratingRepair priorityRecommendation of repair works24Good condition on book cabinetNA24Regular cleaning25Good condition on marble floorNA25Regular cleaning and once a year polishing26Paint peel off on guard railDue to usage43Repainting27Good condition on parquet floorNA25Regular cleaning and once a year polishing28Broken parquetTermite attack42Biting treatment29Good condition on water heaterNA25Regular maintenance30Fungus attack to the ceilingDue to the dampness and roof leakage42Remove fungus an d repainting<br />
    Chart 1 : Total defect based in defect rating<br />571500-123825<br />Chart 2 : Total repair based on repair priority<br />From both of the charts above, we can conclude that this house is quiet well maintain by previous owner. There are no new defect occurs in the house. There are 12 out of 30s inspection are in medium level of defect. They come from timber decay, staining and dampness defects. These defects are least urgent and can be repair slowly. Even though, intention should be given to the poor defect such as corrosion, crack line, low pressure in water heater, finishing (parquet), staining, peel off of paint and fungus attack so that the deteriorate could be avoid. Most important is to give urgent repair to unsafe defects such as vertical cracks on extension wall. Advice from expert to overcome this matter can avoid the wall re-crack in next time.<br />
    • 16. James Douglas and Bill Ransom, 2007, Understanding Building Failures – Third Edition, Taylor & Francis, London
    • 17. Edward A. Noy Revised by James Douglas, 2005, Building Surveys and Reports – Third Edition, Blackwell, London
    • 18. John Hinks & Geoff Cook, 1994, The Technology Of Building Defects, Taylor & Francis, London