So we have had a plumber, carpenter, pest inspector and a roofing tradie all through the house over the last two days.
The list of the more important issues and associated costs can now be summarised as follows with comments inline:
$6000 - A water test revealed that the shower recess is leaking to the subfloor and adjacent walls. The extent of deterioration cannot be ascertained until repairs are undertaken.
- The shower screen is cracked. It is recommended that it be replaced for safety reasons.
- Timber members adjacent to the bathroom have significant decay and there is a high probability of further concealed decay. All decayed timber members should be removed and replaced to provide structural adequacy.
This amount is to remove all the tiles, fix the damaged timber members, put down a new membrane and retile. We would have to pay extra for the bathroom items we would want which would most likely just be the shower screen as there was already a new vanity put in by the vendor.
3520 Termite treatment: - Evidence of termite workings was sited in the cupboard. Evidence of termite workings was sited to the roof space. Evidence of termite workings was sited in the subfloor. Evidence of termite workings in side fence.
- All rubbish and formwork timbers should be removed from the subfloor area as this can attract pest infestation.
This should make sure no termites come back to the house. The Pest Inspector has not found any sign of active termites. His only theory as to why they aren't there at the moment is that a neighbour might have done a treatment which killed the nest.
2000 - One of the tile battens was seen to be broken and rectification is required to prevent leaks in this area of the roof.
- A leak was evident through the roof tiles above the front verandah at the time of the inspection. Rectification is required to prevent further deterioration in this area.
- The damaged/missing sheets and trims require repairing or replacing to provide a satisfactory finish to the eave linings.
- Several tiles are loose. If repairs are made now, rectification will be minimal and will prevent water entry to the dwelling.
This is the quick fix for the minor issues on the roof.
20000 - The conventional timber rafted roof frame is consistent with the era it was built and appears satisfactory, except for some shrinkage or settlement of the strutting members. Several struts require adjusting or replacing to remove the deflection from the roof lines.
This is the proper fix for the roof. In the words of the roofing tradie, the "roof looks like a whale's back". Apparently the roofline is severely curved and in a poor state even for a home of this age. He thinks the cause could have been a moved internal wall or termite damage to a structural piece of timber. The pest inspector didn't find this, but then again access to the roof is limited due to the insulation batts.
1680 - It is recommended that additional ventilation be provided to the subfloor to allow continual movement of air throughout the entire area. Adequate ventilation reduces the risk of moisture and termite problems within the dwelling.
This is the cost to install 12 vents around the property.
500 Replace termite damaged timbers in main bedroom cupboard.
600 Some sections of the timber fencing are termite damaged, decayed or out of alignment and require repairs/replacement to obtain a satisfactory secure finish. (Divided cost already to factor in neighbour's half)
--
The following need to be done but would be typical probably in an older home
1000 Front Gutters are chockers full of leaves and need cleaning. A proper leaf guard has been recommended.
1000 Garage window and barge has fungal decay and requires replacement.
Quite a list isn't it!!!
So even if we only put forward the main ones to the owner, this is still over 30k in repairs.
