Introduction

This agreement relates to a visual inspection only and is conducted in accordance with Australian Standards AS 4349.1 & AS 4349.0. Any person who relies upon the contents of this report does so acknowledging that the following clauses define the scope and limitations of the inspection, and form an integral part of the report.

1.         PURPOSE OF INSPECTION

1.1 The purpose of this inspection is to provide advice to a prospective purchaser or other interested party regarding the condition of the property at the time of the inspection. The advice is limited to the reporting of the condition of the building elements and services as set out in Aust. Standard 4349.1-2007.

2.         SCOPE

2.1 This report is NOT intended to stringently scrutinise every aspect of the building but is a reasonable attempt to identify any obvious or significant defects (namely obvious or significant defects of sufficient magnitude where rectification has to be carried out in order to avoid unsafe conditions, loss of utility or further deterioration of the building) apparent at the time of the inspection and form an opinion regarding these.

2.2 The inspection is a non-invasive visual inspection only, limited to those areas of the building that are fully accessible and visible to the inspector at the time of the inspection. The inspection does not include dismantling, taking apart or moving objects. For further information on the limitations of the inspection caused by access and visual inspection see clauses 3.5 – 3.9… below.

2.3 This inspection report is not a certificate of compliance of the property within the requirements of any Act, regulation, ordinance, local law or by-law and is not a warranty against problems developing in the future. It does not identify unauthorised or non-compliant building work. It does not identify title boundaries, building set-out, boundary set backs, building heights and datum’s, encroachments, location of any easements, covenants, heritage listing or any other similar restrictions imposed by statutory authorities.

2.4 The inspection will be carried out in line with (unless agreed to in writing, prior to the inspection) Australian Standard AS 4349.1-2007, Clause 3.2.2 Safe and reasonable access, which states: The extent of accessible areas shall be determined by the inspector at the time of inspection, based on the conditions encountered at the time of inspection. The inspector shall also determine whether sufficient space is available to allow safe and reasonable access. If sub-floor areas appear to have been recently sprayed with any Chemical Treatments these areas should not be inspected unless it is safe to do so.

2.5 This report does not and cannot make comment upon defects that may have been concealed; the assessment or detection of defects (including rising damp and leaks) that may be subject to prevailing weather conditions. This report does not cover or comment on all building services, furnishings and the like, that may be present in the building. The inspector will not inspect inside of walls, between floors, inside flat roofing, inside any eave areas, behind any stored goods in cupboards, behind heavy furnishings and other areas that are obstructed at our inspection.

2.6 The Pre Purchase Structural Building Inspection is an assessment of the structure of the property only, the inspection is carried out in accordance with Appendix A of the AS 4349.1-2007. It does not report on any non structural elements of construction, minor defects or serious safety hazards. Items not commented on include for example roof coverings, gas, water & sanitary plumbing, cabinetry, windows, doors, trims, fencing, minor structures, non structural damp issues, ceiling linings, plastering, painting, tiling etc.

2.7 The Pre Purchase Comprehensive Building Inspection is limited to the reporting of the building elements and services as set out in AS 4349.1 – 2007 Appendix ‘C’. The inspector need not inspect or report on the list of exclusions provided in Appendix D of AS 4349.1-2007 however our ‘Comprehensive’ building inspection does comment on the following excluded items: Airconditioning, operation of smoke detectors & RCD safety switches, light switches & fittings, ovens, cook tops, rangehoods, exhaust fans, automatic garage door opener, floor coverings, wall paint and roof insulation. Any of these items mentioned in the report have only been tested using normal operator controls and is a limited visual inspection only. Where necessary a suitable qualified person should be engaged for any issues outlined in the report or if more detail is required on the appliance or fixture for example the efficiency of air conditioning units. Excluded items are included in clause 3.10.

2.8 ROOF FRAMING: The Building Permit issued for the property stipulates the applicable building regulations, standards, conditions, Structural Engineers requirements and potentially Structural Engineered alternative solutions. AS 4349.1 states “the Report is not a certificate of compliance that the property complies with the requirements of any Act, regulation, ordinance, local law or by-law” and “The building shall be compared with a building that was constructed in accordance with the generally accepted practice at the time of construction and which has been maintained such that there has been no significant loss of strength and serviceability”. With the above in mind, the Inspection and Reporting of Internal Roof Defects is subject to the following benchmarks/guidelines set by Perth Property Inspections.

(a) For all years of construction, the performance of the structural members and connections will be visually assessed for deflection, movement, deterioration, and fatigue to determine if there is any significant loss of strength and/or serviceability. If there is evidence of a significant loss of strength/performance or serviceability, this will be nominated as a “Structural Defect”.

(b) In sheet metal clad timber framed roof construction there is a requirement for certain tie down elements that gives the roof the ability to resist uplift forces at design wind loadings. A lack of, consistent, complete or adequate tie downs to the roof structure is not considered a ‘Structural Defect’ but is considered a ‘Compliance Omission’

(c) In a Pre Purchase Structural Building Inspection a lack of tie down to a roof structure will not be commented on because it is not considered a ‘Structural Defect’

(d) In a Pre Purchase Comprehensive Building Inspection a significant lack of tie down in metal clad timber framed roof construction in houses from 2012 onwards will be commented on and is considered to be a ‘Compliance Omission’. Perth Property Inspections takes this position as we believe that full tie down provision within a pine roof frame essentially applied in the building industry from circa 2012 to the majority of timber connections.

(e) Struts supporting the underpurlin that have been cut flush with the underpurlin and not strapped will be considered a ‘Structural Defect’ only if a loss of strength/performance is determined.

(f) Collar tie spacing will be assessed but only commented on if the lack of collar ties has caused a lack of strength/performance to the visual areas within the roof space.

3.         LIMITATIONS

3.1 In accordance with AS 4349.1 this is a “Visual Only” inspection to assess the general condition of the building and report on any major defects to the structural integrity of the building elements that may be apparent at the time of the inspection. Whether or not a defect is considered significant or not, depends to a large extent, upon the age and type of the building inspected. The building should be compared to a building of similar age constructed in accordance with the acceptable standards at the time of construction.

3.2 This inspection report does NOT INCLUDE assessment of items outside the scope of the requested inspection report, unless specified in writing.

3.3 This report does not cover assessment of the ground on which the structure was placed, whether it is a filled site, subject to subsidence, landslip or flooding, but is not limited to these.

3.4 This is NOT a report by a structural engineer nor is it a guarantee or warranty of any description that structural damage does not exist or may not occur in the future. Should advice of a structural nature be required a structural engineer should be engaged.

3.5 In accordance with AS 4349.1, the inspection will not extend to areas where access is restricted, including physical obstructions, no or small access holes, crawl space too small, height and safety issues, access is denied or deliberately concealed, but is not limited to these. The report will identify any area or item within scope of the inspection that was not inspected and the factor that prevented inspection.

3.6 Due to the safety aspect and possibility of damage the inspector will not walk on tile or slate roofs unless, agreed to in writing (in the special conditions prior to the inspection) by the client or owner releasing Perth Property Inspections and the inspector from any claim in case of any unforeseen damage occurring.

3.7 All sections of the property should be fully accessible and visible to the Inspector at the time of the inspection. It is the client’s responsibility to arrange access to the property and all parts of the property to be inspected. The inspector will not wait on site for access to be made and will only inspect those areas that are fully accessible and visible at the time of the inspection.

3.8 This inspection is non-invasive and DOES NOT include breaking apart, dismantling, removing or moving objects including, but not limited to, foliage, roof insulation, sisalation, floor or wall coverings, ceilings, floors, furnishings, appliances or personal possessions. The inspector cannot see inside walls, between floors, inside skillion roofing, behind stored goods or other areas that are concealed or obstructed. The inspector will not dig, gouge, force or perform any invasive procedure. Visible timbers cannot be destructively probed or hit without written permission of the property owner.

3.9 In accordance with Appendix B of AS 4349.1, only the interior and immediate exteriors of strata title or similar multi-unit properties are inspected. This excludes common areas of the building and review of the Owners records. It is advised that the client obtain a “special-purpose” inspection report adequately specifying for the inspection of common areas of the building. It is also advised for the client to obtain a review of the Owners Corporation or similar records prior to deciding on the purchase of the property.

3.10  AS 4349.1 – 2007 Appendix D Exclusions of items from inspection. Excluded items on this list include but are not limited to are: gas fittings and fixtures, alarm systems, intercom systems, ducted vacuum systems, dishwashers, spa baths, swimming pools, spas and associated filtration and pumps equipment, pool safety barriers, timber pest activity, retic irrigation systems & bores and associated pumps and equipment, Timber and metal framing size and adequacy and concealed tie-downs and bracing these will not be inspected or reported on unless the inspector sees fit to included them for any reason. A full list of Appendix D exclusions can be obtained by contacting our office. It is advised that (where required) a suitably qualified person be engaged for assessment of these items. They include (but are not limited to) the detection of timber pest activity: detection of allergens such as (but not limited to) Mould (Mildew): hydraulic, electrical and mechanical services: geotechnical and structural assessment: swimming pools and fire-safety compliance: asbestos detection: etc.

3.11 The report cannot include and accepts no responsibility for defects that are not present at the time of the inspection. These defects may only become apparent in, or as a result of (but not limited to) differing and sustained inclement weather. For example (but not limited to): moisture penetrations from ongoing rain and wind that are not present at the time of the inspection.

3.12 The assessment or detection of defects (including rising damp and leaks) which may be subject to the prevailing weather conditions: whether or not services have been used for some time prior to the inspection and whether this will affect the detection of leaks or other defects (e.g. In the case of shower enclosures the absence of any dampness at the time of the inspections does not necessarily mean that the enclosure will not leak)

3.13 Perth Property Inspections does not hold any responsibility for any repair of defects disclosed by this inspection report including damage that exists in areas that were inaccessible at the time of this inspection.

3.14 Any items outside the scope or limitations of this report will require a Special Purpose Report.

3.15 Asbestos No inspection for asbestos was carried out at the property and no report on the presence or absence of asbestos is provided. If during the inspection asbestos or material containing asbestos happened to be noticed, then this may be noted in the comments section of the appropriate item within this report. Buildings built prior to 1982 may have wall and/or ceiling sheeting and other products including roofing and fencing that contains asbestos. These products should be fully sealed. If concerned or if the building was built before 1990 you should seek advice from a qualified asbestos professional as to the amount and importance of the asbestos present. If asbestos is noted in this report, you should seek advice from a qualified asbestos professional. Drilling, cutting, or removing asbestos products presents a high risk to people’s health. You should seek advice from a licensed asbestos removal professional.

3.16 Wood destroying insects and pests Unless requested to complete a Pre Purchase Timber Pest Inspection no inspection for termites or other wood destroying insects or organisms or the possibility of hidden damage or potential health hazards caused by the presence of these pests and wood destroying insects was carried out at the property and no report on the presence or absence of pests and wood destroying insects is provided. If during this inspection evidence of pests are noticed this may be noted in the comments section of the appropriate item. We recommend that you have your home inspected by a qualified pest inspection professional to provide a pest inspection in accordance with the latest revision of AS 4349.3

3.17 Lead No inspection for lead based paints was carried out. Lead based paints may be present in the building. Special precautions need to be taken where lead products are disturbed, and further advice should be sought from a suitably qualified professional

3.18 Mould (Mildew and non-wood decay fungi) No inspection for mould was carried out at the property and no report on the presence or absence of mould is provided. Mildew and non-wood decay fungi is commonly known as mould. Mould and their spores may cause health problems or allergic reactions such as asthma and dermatitis in some people. If during this inspection mould is noticed, then this may be noted in the comments section of the appropriate item within this report. If mould is noted or if you are worried about the possibility of mould be present, you should seek the advice of a suitably qualified professional. The local council, State or Commonwealth Health Departments can also provide you with assistance.

3.19 Swimming Pools Swimming pools/spas are not inspected as part of this building report as per AS 4349.1-2007. We recommend a pool expert should be consulted to examine the pool, safety barriers, the pool equipment and plumbing.

3.20 Septic Tanks and Treatment Plants All septic tank sewer systems and treatment plants should be inspected by a licensed plumber as this is not reported on in this Inspection Report.

4.         DISCLAIMER OF LIABILITIES

4.1 This report is made solely for the use and benefit of the client named in the report. No liability or responsibility whatsoever, in contract or tort is accepted to any third party that may rely on the report wholly or in part. Any third party acting or relying on the report in whole or in part does so at his or her own risk. This building inspection report has been commissioned by the client and is not transferable. No liability or responsibility is accepted whatsoever for any reliance placed upon this report wholly or in part by any third party. Any third parties acting or relying on this report do so at their own risk.

4.2 No liability is accepted whatsoever for failure of this building inspection report to detect or report any problems that may occur in areas that were inaccessible to the inspector at the time of this inspection. These areas are excluded from and do not form part of this report. Any such areas may be subject of an additional inspection and monetary cost.

4.3 No responsibility can be accepted for defects that are latent or otherwise not reasonably detected on a visual inspection without interference with or removal of any of the structure including fixtures or fittings within the building.

4.4 The report is only valid for the date of inspection and is based on the condition of the property at time of inspection.

4.5 Perth Property Inspections owns the copyright and all other intellectual property rights in connection with the preparation of this report. Unless Perth Property Inspections agrees otherwise the client may use the contents of the report only for the limited purpose to which the report was created. Perth Property Inspections has the right to on-sell the inspection report to 3^rd parties subject to removal of any specific client details. All rights reserved.