Terms and Conditions.

This is a visual non-invasive inspection only. The report should not be seen as an all-encompassing report dealing with a building from every aspect. Rather it should be seen as a reasonable attempt to identify any significant defects.  It is always recommended you seek permission to carry out invasive tests if you have specific concerns about any area for any reason. Please read what we DO & DON’T cover. If you have any questions or require further clarification, please call 021 02286402.

Confirmation of a booking or making your final decision based on this report is acceptance of our terms.

2.       Reports cannot be transferred to a third party without permission from Property Reports ltd or its agents until the terms and conditions have been agreed upon and the report has been paid for. If transferred to a third party after three months extra costs will be incurred including a reinspection to assess that no alterations or damage has occurred since the report was written.

3.       The Risks and methodology for carrying out moisture   checks

a.        PRL reports are based on the condition at the time of that visit/inspection. As part of the Pre-Purchase Inspection, a moisture check will be carried out.  The client must accept the only true way of assessing moisture levels of the external frame is to pull both the external cladding and internal linings off. PRL use approved technologies (Department of Building and Housing) to assist in finding moisture over 18% but these may still not find all areas. For example, areas that are hidden, concealed, or obstructed by floor coverings, furniture storage, or delicate items on the day of the survey, or areas that already have brown rot with moisture levels less than 18%. In the interests of both parties to prevent future litigation, concealed areas should be reduced to a minimum. Where PR identifies areas that require further investigation A Special Purpose Property Report (SPPR) to invasively check the area will be recommended. The degree of invasiveness will be recommended on a case-by-case basis.  There can be innocent reasons why test results may provide similar results to moisture. The client understands that work carried out as a result of invasive tests may subsequently turn out to be innocent and further, the client accepts that PRL will not be responsible for areas later to be found defective because they were concealed at the time of the inspection and are now not. Finally, non-invasive tests do not locate dry timber that is degraded or has brown or dry rot. 

b.        PRL undertakes to minimize the cost of carrying out moisture inspections by breaking down the survey into three parts. The first step is an internal/external non-invasive check. This is the most common report and, in many cases, all that’s needed.  If there are areas of concern PRL recommends a SPPR for Invasively testing the areas be carried out. This requires drilling into the timbers to ascertain timber hardness, the colour of shavings, and moisture content. It will recommend the most likely cause and what is required to do to fix it.  A Post Remedial Report is the final part and includes a description of the work carried out, who did it, the works are compliant, and the areas have passed their moisture test.

c.         Note:  A final Post Remedial Report can only be provided if Property Reports sights the remedial work carried out before it is enclosed and is signed off by the appropriately qualified personnel.

d.        Access:  PR moisture reports will cover as much free wall space, windows, and doorways as is visually and practically possible. PR however will not be moving beds, wardrobes, heavy furniture, or delicate items.

4.       Moisture Reports:

A moisture report from Property Reports Ltd is not a weathertightness report. The report's purpose is to seek out any significant moisture levels within the external frame only.

  Before you engage us, you must consider what we do and not cover.

 What won’t be covered or detected?

1         Areas that may have degraded timbers but are now dry unless there are visual signs i.e. degraded or stained skirting, bulging walls, or stained ceilings. In this case, we would recommend a special report.

2         Areas that may have degraded timbers and may be wet or dry and have – in any way -been hidden from us.

3         Areas in wet zones such as but are not limited to bathrooms which may not have been used for some time, but which are harbouring brown or dry rot.

4         Flashings,

5         Research of council records

What will be covered?

5.       Identify and assess all known risk areas. These are typically the corners of the window lintel bottom plate and surrounding areas. The highest reading in each room will be recorded. Any elevated areas will be recorded in paragraph 13 and all rooms are in Appendix A

6.       Externally:  For fibre cement and EIFS claddings assess the areas above from the outside using non-invasive means

7.       Assess the ceilings and out-of-reach areas with thermal imagery recording any anomalies.

8.       Assess all wet areas with particular emphasis on shower corners.

9.       Produce a report and recommendation for a Special Purpose Property Report to invasively test the areas if required.

   Weathertightness Reports

Property Reports Ltd will take all reasonable care to locate and identify areas of significant issue or significant maintenance.

Weathertightness Inspections include a non-invasive moisture survey of the external frame.  They will be carried out by persons who have completed the BOINZ E2 Weathertightness course, 

Before you engage Property Reports you must consider what is and is not covered

What a Weathertightness Report will not cover

1.        Comments on the detail of the actual flashing arrangement used on the property.

2.        Where a deck is enclosed, we will not comment on what the height of the return membrane might be.

3.        Whether or not the flashings were IAW with the plans.

4.        Areas where dry or brown rot exists brown rot may not be detected by non-invasive methods because it will live in areas with a moisture content acceptable to the Building Code i.e., less than 18%.

5.        The client also accepts that Property Reports is not responsible for any of the following which occur after the survey.:

6.        Any alterations and additions.

7.        Any earth movement.

8.        Failure of any one component because it's exceeded its expected life.

9.        Failure to report issues as they arise.

What a Weathertightness report will cover:

10.    Condition of the roof, ridge valley, and any penetration flashings or fixings.

11.    The cladding for cracks and quality of paint.

12.    Any areas that may inhibit the flow of surface water over the walls and joinery,

13.    Any flashing arrangements that have failed or are likely to prevent the deflection of water from its intended route.

14.    The guttering. The ability for water to drain away from the building.

15.    Areas that might delay the drying process.

16.    Joinery. How they are sealed and if it appears flashings have been installed.

17.    Decks: How it's installed at a wall and the inherent risks of failure if not installed properly, Deck membranes,

18.    Roof wall junctions

19.    If control joints and inter-story flashing are installed.

20.    Ground Clearances

Pre-Purchase Building Reports:

1.       The purpose of a Pre-Purchase Building Report from Property Reports Ltd is to check and locate with reasonable care and skill areas of significant issues or/and areas that require significant maintenance and/ or areas that show gradual deterioration. The report may not comment on minor issues and some areas may be missed if obstructed by furniture floor coverings or other items.

2.       Qualifications   Reports will be carried out by persons who have either completed an NZIBI course for Pre-purchase Building Reports or have completed the BOINZ Building Surveyors Course. PRL inspectors will also have carried out BOINZ weather-tightness training. The client accepts that the inspection is a visual appraisal on the day and whilst every endeavour will be made to provide reasonable skill and care to locate areas of significant issue Occasionally situations may arise when we miss something. An example would be furniture or other objects once removed show defective areas.

3.       Before you engage Property Reports you should consider what is included and is not covered in the report

What Property Reports Ltd will cover:

4.        The site Including retaining walls, fences, paving, stairs, and decks.

5.        An inspection of the building envelope.

6.        Bathrooms:  Comments on drainage, plumbing fixtures, toilet flushing, extractor fans, and lights. A check to see if there has been in change to the grouting, new seals around the shower, and any staining of soft flooring.

7.        Kitchens:  Operation of any waste disposal, stove, hob, range hood, drainage, plumbing fixtures, and any sign of leaks under sink and check power is to all electrical sockets and switches.

8.        The exterior roof:  Every attempt will be made to inspect the roof but on wet days, days of high wind, or if it is considered unsafe, an opinion will be made from afar. This will be stated in the report.

9.        The roof space:  An opinion of the roof, if roof wrap is used, any cracks in the cladding which could not be seen from outside, insulation is installed, if there are any visual signs of leaks (past or present), and if any extractor fans are venting into the ceiling and not outside. 

10.    Cladding: The type of cladding, any cracks, and distance from ground to floor. Penetrations are sealed.

11.    Windows and doors: Comment on the cladding to joinery junctions and window operation.

12.    Guttering: Whether internal or external, if requires cleaning, any broken areas, and slope.

13.    Subfloor: Whether dry or wet, if piles are secured to bearers and if there appears to have been   unauthorised excavations, if the ventilation is sufficient, underfloor insulation or if a vapour barrier has been installed, plumbing and any sigh of leaks around wet areas

14.    Garage: Checking to ascertain if windows open and shut, and the roller door functioning properly

15.    Decking: Handrails secure and of the correct height, signs of damage or any other issue How it is secured to the wall. Any obvious unsafe areas.

What Property Reports Ltd will not cover?

Our reports do not cover structure because we assume the following.

16.    Structure: We cannot see the methods used to construct the building.

17.    The building has received all necessary permits or consents.

18.    The building was constructed to Schedule 1 of the 1992 Building Act and its subsequent amendments or if before that period had a final inspection.

19.    That the Council and or an engineer signed off the property on completion. 

20.    The building has a Code Compliance Certificate - CCC.

21.    What you should be aware of: 

1.        Toxicity:  We do not comment on the toxicity of preservatives accepted by BRANZ or Consumer Affairs which are used to ensure ongoing durability because if we comment on one, we should comment on all, and this is beyond our field of expertise.  If you have any concerns or allergies, please arrange for a Special Purpose Property Report for toxicology. Here are some areas but not limited to for your consideration:

2.        V.O. Cs or volatile organic compounds which have had known reactions to humans.  can be found in paints used on aluminium joinery, used timbers preservatives, and chemicals to kill microorganisms in carpets and rubber underlay.

3.         Lead:  Treated water contains chemicals that can corrode copper used around the hot water tank and over time the lead component can enter the drinking water system.

4.         In older houses, lead was also used in the paint system and on the roof. Sanding or crapping back may contaminate the skin or allow it to be inhaled.

5.         Timber Footings and retaining walls use H3.5 - H5 treated timbers. These may contain copper, arsenic, and chrome compounds. These have been known to leach into the surrounding area.  Vegetable gardens should not be around these areas.

6.         Timber framing: New timber framing H3.1 contains powerful white spirit chemicals which give off fumes that can burn the membrane of workers constructing the dwelling and in enclosed spaces can be overpowering. The fumes do diminish over time but can linger on after completion.

7.         Asbestos products. For 3 decades up until 1990, many of the fibre cement products in Australia and New Zealand used to line soffits, under gables, in doorways, and claddings such as hardy plank contained asbestos additive.  They used a mixture of 95 - 97 % fibre cement and 3 – 5 % asbestos. Asbestos was added to assist durability and act as a fire retardant.   The NZ Ministry of Health say, ‘Left undisturbed, these materials pose a negligible risk as long as they are in good condition and left alone’.

8.         Fibre glass insulation. While annoying is harmless.

9.        Wet Areas:  For ‘wet areas' such as but not limited to; showers, baths, tubs, and sinks there is a risk of previous damage that may not be detected by visual or technical means because the area has not been in use for some time.  In such a situation there is the possibility that underlying brown rot, or seriously decayed timbers may go undetected the reason for this is that once started brown rot – which needs 21% to begin life - can survive in levels that are acceptable to the Building Code i.e. 18% or less. It is always recommended that you include these in paragraph 1 as specific areas to investigate. The necessary permissions will be required to carry out invasive testing.

10.    Damage by infestation or a leak that is hidden by subfloor insulation would require permission to remove it.

11.    Damage by infestation hidden by floor coverings, paint, locked rooms, cluttered storage areas, or other obstructions would require permission to remove it.

12.    An area that has been repaired on the surface but is hiding degraded areas below.

13.    Unless we have permission to carry out ceiling cuts, create holes in walls, or remove subfloor insulation PR will comment only on what is seen. For example, visual signs such as paint stains, soft wall lining, lifting tiles, warped skirting boards sunken floors may indicate damage, and any dielectric scan or thermal imagery which is considered abnormal.

14.    It’s always recommended you arrange for invasive testing in wet areas.