Hi Guys,
We signed a contract for a PPOR last week. Unfortunately we couldn't do the Building and Pest Inspection before we signed as we were in a bidding war with another buyer and since we thought that the house was solid we decided to continue on to secure the property. The home is being sold as a beautifully presented home with enhancements and renovations since it was built 40 years ago.
Unfortunately the building and pest reports which were conducted the day after signing and during the cooling off period have come back with some issues which we definitely did not factor in to the price and can not afford to do unfront when we move in. Termite damage was spotted but no actual live termites were found. However the pest report has advised a "Very High" risk of current concealed or future infestation and possible damage by Termites. The owner of 26 years has apparently never done any treatment for pests in this high risk area, very strange.
I have passed on the following list to the agent which I categorised into importance based on my view of the issues and will be looking to discuss with him what can be rectified by the vendor or alternatively a reduction in the price. The latter is not my preference as the bank won't lend me money upfront to fix anything so I would still need to come up with the cash to fix these items.
I am looking for people's thoughts on
a) Relative costs to fix each issue OR
b) Experience with similar issues
c) any general advice
Requires immediate action
* 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.
* 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.
* All rubbish and formwork timbers should be removed from the subfloor area as this can attract pest infestation.
* 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.
* 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.
Requires attention
* It is recommended that additional surface drainage be provided to the left and rear elevations, to prevent long term maintenance or settlement movement from surface water damage.
* The subfloor soil was found to be damp at the time of the inspection and there was evidence of water pooling. A plumber should be consulted to check all water/drainage lines for compliance/damage and to prevent further water entry to the subfloor which may cause movement of the foundations and/or moisture damage/decay.
* 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.
* Some sections of the timber fencing are termite damaged, decayed or out of alignment and require repairs/replacement to obtain a satisfactory secure finish.
* 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.
* The steel beam in the roof space has evidence of corrosion and requires repairs /recoating with a rust prohibitive to prevent further deterioration.
* Several tiles are loose. If repairs are made now, rectification will be minimal and will prevent water entry to the dwelling.
* The shower screen is cracked. It is recommended that it be replaced for safety reasons.
* The subfloor ant capping was rusting in some sections. Rectification along with regular inspections are recommended to reduce the risk of pest entry to the building.
* Windows - The cracked glass to several windows requires replacement to provide a satisfactory finish.
* The toilet pan is loose and should be re-set in cement mortar to the floor for stability. It is recommended that a licensed plumber be consulted for further advice.
Needs to be repaired
* Several windows have been painted shut and most window sashes require easing and adjusting along with all operating devices requiring servicing to allow freedom of use.
* The damaged/missing sheets and trims require repairing or replacing to provide a satisfactory finish to the eave linings.
* Water hammering was detected when several of the taps were turned on/off. It is recommended that a licensed plumber be consulted for further advice.
* Bedroom 1 - The mirror to one of the cupboard doors is cracked and requires replacing to provide a satisfactory finish.
* Bedroom 2 - The missing door hinge screw requires installation to make door more functional.
* Bathroom - Several floor tiles are loose/drummy and require repairs/re-fixing to provide a satisfactory finish.
* Ensuite - The door is damaged and requires repairs to provide a satisfactory finish.
* Several downpipes are not adequately sealed to the stormwater connections. Repairs/re-pointing with a cement mortar is required to provide a satisfactory finish.
* Replace damaged timbers in main bedroom cupboard.
* Window and barge has fungal decay and requires replacement.
Thanks for reading!
We signed a contract for a PPOR last week. Unfortunately we couldn't do the Building and Pest Inspection before we signed as we were in a bidding war with another buyer and since we thought that the house was solid we decided to continue on to secure the property. The home is being sold as a beautifully presented home with enhancements and renovations since it was built 40 years ago.
Unfortunately the building and pest reports which were conducted the day after signing and during the cooling off period have come back with some issues which we definitely did not factor in to the price and can not afford to do unfront when we move in. Termite damage was spotted but no actual live termites were found. However the pest report has advised a "Very High" risk of current concealed or future infestation and possible damage by Termites. The owner of 26 years has apparently never done any treatment for pests in this high risk area, very strange.
I have passed on the following list to the agent which I categorised into importance based on my view of the issues and will be looking to discuss with him what can be rectified by the vendor or alternatively a reduction in the price. The latter is not my preference as the bank won't lend me money upfront to fix anything so I would still need to come up with the cash to fix these items.
I am looking for people's thoughts on
a) Relative costs to fix each issue OR
b) Experience with similar issues
c) any general advice
Requires immediate action
* 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.
* 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.
* All rubbish and formwork timbers should be removed from the subfloor area as this can attract pest infestation.
* 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.
* 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.
Requires attention
* It is recommended that additional surface drainage be provided to the left and rear elevations, to prevent long term maintenance or settlement movement from surface water damage.
* The subfloor soil was found to be damp at the time of the inspection and there was evidence of water pooling. A plumber should be consulted to check all water/drainage lines for compliance/damage and to prevent further water entry to the subfloor which may cause movement of the foundations and/or moisture damage/decay.
* 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.
* Some sections of the timber fencing are termite damaged, decayed or out of alignment and require repairs/replacement to obtain a satisfactory secure finish.
* 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.
* The steel beam in the roof space has evidence of corrosion and requires repairs /recoating with a rust prohibitive to prevent further deterioration.
* Several tiles are loose. If repairs are made now, rectification will be minimal and will prevent water entry to the dwelling.
* The shower screen is cracked. It is recommended that it be replaced for safety reasons.
* The subfloor ant capping was rusting in some sections. Rectification along with regular inspections are recommended to reduce the risk of pest entry to the building.
* Windows - The cracked glass to several windows requires replacement to provide a satisfactory finish.
* The toilet pan is loose and should be re-set in cement mortar to the floor for stability. It is recommended that a licensed plumber be consulted for further advice.
Needs to be repaired
* Several windows have been painted shut and most window sashes require easing and adjusting along with all operating devices requiring servicing to allow freedom of use.
* The damaged/missing sheets and trims require repairing or replacing to provide a satisfactory finish to the eave linings.
* Water hammering was detected when several of the taps were turned on/off. It is recommended that a licensed plumber be consulted for further advice.
* Bedroom 1 - The mirror to one of the cupboard doors is cracked and requires replacing to provide a satisfactory finish.
* Bedroom 2 - The missing door hinge screw requires installation to make door more functional.
* Bathroom - Several floor tiles are loose/drummy and require repairs/re-fixing to provide a satisfactory finish.
* Ensuite - The door is damaged and requires repairs to provide a satisfactory finish.
* Several downpipes are not adequately sealed to the stormwater connections. Repairs/re-pointing with a cement mortar is required to provide a satisfactory finish.
* Replace damaged timbers in main bedroom cupboard.
* Window and barge has fungal decay and requires replacement.
Thanks for reading!