Building Inspection Q's

[WASP]

A building report has raised some questions

Providing the following items are completed the building is considered to be structurally sound and overall in fair condition for age. Included in this category are items to be completed under the clause “all electrical, plumbing and gas being in working order (unless otherwise disclosed) at time of settlement”; they may not actually affect the structural soundness of the building but need to be addressed.

The hot line pressure relief valve on the hot water unit is blocked and needs replacing. This valve should be exercised regularly to flush away corrosive sediments and to ensure it operates to relieve pressure caused by expanding heated water.

Structural or not?

Gutters need regular cleaning of leaf matter. There is some early rust in the gutters. Decaying leaf matter causes corrosion in gutters and blocks water flow. Painting the inside of gutters with a bitumen emulsion (e.g. Pabcote#3) will extend their life by many years.

Not a Biggy

Asbestos products have been used in this property. Where the product is not fractured or fibrous it does not pose a serious health risk if not cut drilled or sanded. Keeping them well painted is a reasonable protection.(Eaves, carport ceiling, fences).

Noted

Walls adjacent to the shower have high moisture meter readings. There is no deterioration to the plaster yet; chemically sealing the shower walls will arrest this moisture. The introduction of the Building Code of Australia in 1995 made waterproofing of showers a regulation; and therefore, failure a structural detail. This property was built circa 1983 so this item would normally be addressed as a cyclic maintenance item.

Is this then structural or not?

I didn't think the building code was retrospective and you had to upgrade old buildings to todays (or future) codes unless specific regulations came in i.e. RCD's, Hard Wired smoke alarms?

Plastic latches are broken/missing. The security screens are in place so the buildings security is not compromised

Noted

 

[Jake D]

Presure relief valves cost between $100 and $200. They take about 3 minutes to replace.

Definitely a good idea because when they go, they are prone to leaking, causing water and energy wastage and hot water pressure drop.

 

[NBS]

No 1 Not a big issue replace and is fine
No 2 Not a biggie easier to put bitumen in sun for bit and then apply
No 3 Again not a biggie just don't distrub it and keep it painted and no issue just ensure you advise any person doing work on the place about the asbestos so they don't distrub it.
No 4 Structural yes high moisture reading is a fair indication it has been leaking / still leaking? While applying a barrier in the shower to me is only a stop gap measure if it is leaking from there. The timber in the wall sill needs to dry out even if the chemical barrier is applied and has stopped the leak.

The leak could be in the pipes etc behind the wall and will need urgent attention to sort this out. You need to find out where the leak is coming from.

Ask the inspector where the high readings were as a start.

Brian