house inspection report
DESCRIPTION
Gives an idea how to conduct your own house inspection and make the best decision where, when, which to start the repairing works.TRANSCRIPT
HOUSE INSPECTION REPORT
PREPARED BY,NAZRIZAM BINTI AB. WAHAB
CONTENT
1.0 INTRODUCTION…………………………………………………………………...pg 2
2.0 HOUSE BACKGROUND…………………………….…………………………….pg 3
3.0 METHODOLOGY OF INSPECTION…………………………………………….pg 5
4.0 SURVEY GRID DRAWING……………………………………………….………pg 6
5.0 DETAIL OF DEFECT INSPECTION…………………………………………….pg 9
6.0 SUMMARY OF DEFECTS……………………………….………………….…….pg 25
7.0 CONCLUSSION………...……………………………………………….………….pg 37
8.0 REFERENCES……………………………………………………………….……..pg 29
1.0 INTRODUCTION
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.
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.
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.
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.
2.0 HOUSE BACKGROUND
No. 11, Jalan Sastera Tujuh,U2/1G TTDI Jaya,
40150 Shah Alam.
Figure 1 : House that been inspected
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:
Built up : 1800 sq ft
Bedroom : 4 nos
Bathroom : 3 nos
Size : 20” x 70”
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.
Figure 2 : Location of house
3.0 METODOLOGY OF INSPECTION
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.
In this case, the method that used to inspect this house is by the human senses as shown
in Table 1.
Table 1 : Methodology inspection : human senses
Faculty Example
Visual Look for changes in appearance: Staining Discolorations Indentation Distortion or irregular pattern
Olfactory Try to smell for unusual or foul odours: Mushroomy smell is indicative of dry rot Obnoxious smell may be indicative of either a
defective foul drain or a dead animal rotting in a hidden space.
Aural Detect bossed render by tapping it – a hollow or dull sound is indicative of bossing; a clear, sharp noise is indicative of sound substrate
Hear problems such as water hammer using a listening stick
Listen for dull sound when tapping timber with a hammer to ascertain if it is affected by fungal or insect attacks.
Tactile Feel 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)
Taste Bitter 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.
4.0 SURVEY GRID DRAWING
SURVEY GRID DRAWING (TO DIFINING DEFECT LOCATION)
1617
18 15
1419
20
24
25
23
13
22
21
128
11
10 7
9 6
54
3
21
GROUND FLOOR LAYOUT PLAN
Wet area
Kitchen
Utility room
Dining area
Living hall
Car porch
Fish pond
Carpet grass
Auto gate
28
19
26
30
27
29
FIRST FLOOR LAYOUT PLAN
Master Bedroom
Bedroom 2 Bedroom 1
Family area
5.0 DETAILS OF DEFECT INSPECTION
DETAILS OF DEFECT INSPECTION
(REFER TO SURVEY GRID DRAWING)
No 1
Subject Main gateLocation Main entranceObservation There 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
Corrective action
This 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.
No 2
Subject Main gateLocation Main entranceObservation Some corrosion on metal frame of the gate. Since the frames are exposed to the
atmosphere, they might corrode by oxidation, electrolytic or acidic corrosion.Picture
Corrective action
This 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.
No 3Subject DrivewayLocation Main entranceObservation Staining on tiles at the driveway area due to dampness (rainwater staining). Picture
Corrective action
This 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.
No 4
Subject Refuse compartmentLocation Main entranceObservation Staining on RC coping and compartment facade. Picture
Corrective action
The 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
No 5
Subject 3 ft brick wall fenceLocation Main entrance (outside area)Observation Damp on the 3 ft brick wall fence facade due to water attack that come from
rainfall.Picture
Corrective action
The 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.
No 6
Subject 3 ft brick wall fenceLocation Main entrance (inside area)Observation Staining on the carve stone due to dampness. Also, there was fungus infested
make the carve looks very dirty.Picture
Corrective action
Use high pressure water jetting (1500 psi) to clean the fungus and algae. Let it dry thoroughly. Repainting the carve stone with weather shield coating.
No 7Subject 2 ft timber plankLocation Right side fenceObservation Decay timber plank due expose to damp atmosphere. Picture
Corrective action
Replace the decay timber with the new plank using either resak or meranti. Shellacked the timber planks with UV PRO wood stain shellac.
No 8
Subject 7 ft brick wallLocation Right dividerObservation There is vertical crack between joint of 3 ft and 7 ft brick wall. This may cause
by soil settlement.Picture
Corrective action
Due to the crack, the best solution is re-plastering the brick wall and then repainting to avoid uneven paint at affected area.
No 9
Subject Floor tileLocation Car porchObservation The 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.
Picture
Corrective action
Since the area in good condition, regular maintenances are required such as sweeping and cleaning.
No 10
Subject ApronLocation Car porchObservation There is a fine crack along the apron. It might be caused by soil settlement.Picture
Corrective action
The 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.
No 11Subject 3 ft brick wallLocation Left side dividerObservation There 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.Picture
Corrective action
Due to the crack, the best solution is re-plastering the brick wall and then repainting at affected area.
No 12
Subject 7 ft brick wallLocation Left side dividerObservation Staining on brick wall surface cause by human soiling.Picture
Corrective action
This matter can be solve by clean the area, and then re-painting with the suitable color of paint.
No 13
Subject Party wallLocation Interior wallObservation Staining on some area on party wall, and also nail mark. Picture
Corrective action
Firstly, pull out the nails; fill the hole with filler, and finally repainting the wall with interior paint.
No 14
Subject Brick wall (left side)Location KitchenObservation 0.5 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.
Picture
Corrective action
The 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.
No 15
Subject Brick wall (right side)Location KitchenObservation Same as No. 14 case, the crack happened along the extension wall. The crack
line about 0.5 mm, is behind the kitchen cabinet.Picture
Corrective action
Also, the best way is reconstruct the wall. Anyway, the cracks can be repaired using stitching method, and after that retiling the wall as before.
No 16
Subject Floor tilesLocation Wet areaObservation Staining on the floor tile caused by water soluble chemicals action.Picture
Corrective action
This 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.
No 17
Subject 3 ft brick wallLocation Wet areaObservation Vertical crack line cause by failure to carry loading.Picture
Corrective action
The solution for this case is to put caulk in the gap, re-plastering the brick wall and repainting it.
No 18
Subject Telephone junction boxLocation Wet areaObservation Uncovered junction box with untidy wire.Picture
Corrective action
Firstly, tidy the wire then put back the junction box cover.
No 19
Subject Water heaterLocation Ground floor bathroomObservation Low 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.
Picture
Corrective action
Check 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.
No 20
Subject Floor tilesLocation Utility roomObservation Staining on the floor tile in front of the bathroom. This may cause by water
penetration to the tile.Picture
Corrective action
This 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.
No 21
Subject Brick wallLocation Main switch areaObservation Stains on the surface and mark from previous installation.Picture
Corrective action
This can be removed by clean the area, and then repainting with suitable paint.
No 22
Subject TreadLocation StaircaseObservation Piece of parquet block are pull out from it place due to the failure of adhesive.
This because of moisture contain in the atmosphere.Picture
Corrective action
To 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
No 23
Subject Party wallLocation Along the staircaseObservation Some staining on the surface of the party wall. This cause by repeating hand
touch the wall when use the staircase.Picture
Corrective action
To manage this problem, the wall has to repaint with suitable paint such as easy clean type.
No 24
Subject Book cabinetLocation Under staircaseObservation The cabinet still in good condition.Picture
Corrective action
Since 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.
No 25
Subject FloorLocation Living hallObservation ‘Broken marble’ as finishing make the hall look bigger. The condition is good.Picture
Corrective action
Since 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.
No 26
Subject Guard railLocation StaircaseObservation Paint peel off at some area of the guard rail.Picture
Corrective action
To repair, firstly, the area has to be scratch to move out previous paint. After clean the area, repainting is required.
No 27
Subject FloorLocation Family areaObservation The parquet floor at family area is still in good condition and still shining. No
broken even pull out parquet founded. Picture
Corrective action
Regular maintenance required such as cleaning and polishing.
No 28
Subject FloorLocation Master bedroomObservation Termite 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.
Picture
Corrective action
The area is under treatment by using ‘biting’ type to control the termite spread out.
No 29Subject Pump water heaterLocation 2nd bathroom (1st floor)Observation The equipment still in good condition. Also, the water pressure quite good since
it has internal pump.Picture
Corrective action
No corrective action except regular maintenance such as check the condition, hose leaking or water drop from the spray if any.
No 30
Subject CeilingLocation 2nd bedroomObservation Fungus attack to the ceiling due to the dampness. There are leakages from the
roof.Picture
Corrective action
To repair, the leakages have to overcome first. After that, remove the fungus and repainting the area.
6.0 SUMMARY OF DEFECTS
This summary will shows the cause of defect, defect rating, defect priority and recommendation of repair works
Defect Rating: Repair Priority:
No Defects Causes of DefectDefect rating
Repair priority
Recommendation of repair works
1 Decay timber
planksDue to weather condition
3 3 Replace and shellac
2 Corrosion on frame gate
Water interact with oxygen and the chemical of metal, due to oxidization
4 3 Repainting with anti corrosion coating
3 Staining on driveway tile
Due to dampness (rainwater staining)
3 3 Cleaning with cleaning chemical
4 Staining on RC coping
Due to dampness (rainwater staining)
3 3 Repainting with exterior protective wall coating
5 Dampness on facade
Due to water attack from rainfall
3 3 Repainting with exterior protective wall coating
6 Staining on carve stone
Due to dampness and fungus infested
3 4 Water jetting, drying and repainting with weather shield coating
7 Decay timber planks
Due to damp atmosphere
3 3 Replace and shellac
No Defects Causes of Defect Defect Repair Recommendation
As New
1
Good
2
Medium
3
Poor
4
Unsafe
5
Most urgent
1
Urgent
2
Least urgent
3
Regular maintenance
4
Requires normal maintenance
5
rating priority of repair works8 Vertical cracks
on brick wallDue to soil settlement 4 3 Re-plastering and
repainting
9 Good condition on car porch tile
NA 2 5 Sweeping and cleaning
10 Fine crack along apron
Soil settlement 4 3 Reconstruct or re-plastering with pebble wash finishing
11 Vertical crack Soil settlement 4 2 Re-plastering and repainting
12 Staining on brick wall
Human soiling 3 3 Cleaning and repainting
13 Staining and nail mark
Decoration 3 3 Filling the hole and repainting
14 Vertical crack on extension wall
No foundation and soil settlement
5 1 Reconstruct or use stitching method, and re-plastering, also repainting
15 Vertical crack on extension wall
No foundation and soil settlement
5 1 Reconstruct or use stitching method, and re-plastering, also retiling
16 Staining on wet area floor tile
Due to water soluble chemicals action
3 3 Cleaning with cleaning chemical
17 Vertical crack line
Due to failure to carry load
4 3 Re-filling the gap, re-plastering and repainting
18 Uncovered junction box
The cover are drag out
3 2 Replace the cover
19 Low pressure on water heater spray
Due to sediment level in water tank overflow to branch piping
4 2 Clean water tank and refill
20 Staining on floor tiling
Due to water penetration on the tile
3 3 Cleaning with cleaning chemical
21 Staining Mark from previous installation
3 3 Cleaning and repainting
22 Parquet block pull out
Due to failure of adhesive
4 3 Cleaning and stick back the parquet
23 Staining on party wall
Repeating hand touching the area
4 3 Repainting with easy clean paint
No Defects Causes of DefectDefect rating
Repair priority
Recommendation of repair works
24 Good condition on book cabinet
NA 2 4 Regular cleaning
25 Good condition on marble floor
NA 2 5 Regular cleaning and once a year polishing
26 Paint peel off on guard rail
Due to usage 4 3 Repainting
27 Good condition on parquet floor
NA 2 5 Regular cleaning and once a year polishing
28 Broken parquet Termite attack 4 2 Biting treatment
29 Good condition on water heater
NA 2 5 Regular maintenance
30 Fungus attack to the ceiling
Due to the dampness and roof leakage
4 2 Remove fungus an d repainting
7.0 CONCLUSION
As New Good Medium Poor Unsafe0
2
4
6
8
10
12
Total defect based on defect rating
Total work by defect rating
Chart 1 : Total defect based in defect rating
Chart 2 : Total repair based on repair priority
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.
Most urge
nt
Urgent
Least
urgent
Regular
main
tenan
ce
Require
s norm
ail m
ainten
ance
02468
1012141618
Total repair based on repair priority
Total work by repair priority
8.0 REFERENCES
1. James Douglas and Bill Ransom, 2007, Understanding Building Failures – Third
Edition, Taylor & Francis, London
2. Edward A. Noy Revised by James Douglas, 2005, Building Surveys and Reports –
Third Edition, Blackwell, London
3. John Hinks & Geoff Cook, 1994, The Technology Of Building Defects, Taylor &
Francis, London