STANDARD HANDOVER/ CONDITION REPORT

Report number: 212161

Inspection date: 08 Dec 2016

Property address: (W I T H H E L D )

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 Contents

Definitions to help you better understand this report

Terms on which this report was prepared

Special conditions or instructions

The parties

Section A Results of inspection - summary

Section B General

Section C Accessibility

Section D Major Defects

Section E Conclusion

Section F Important note

Section G Additional comments

Section H Annexures to this report

Section I Certification

Section J Definitions

If you have any queries with this report or require further information, please
do not hesitate to contact the person who carried out the inspection.

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Special conditions or instructions

There are no special conditions or instructions.

The Parties

Pre-engagement inspection
agreement number (if applicable):
Name of Client: (WITHELD)
Name of Principal (if applicable):
Address of Client: (WITHELD) Wadalba
Client's email: (withheld)
Client's telephone number: (withheld)
Consultant's name: David Cumming
Consultant's mobile number: 0410586085
Consultant's licence number
(if applicable): 233283C
Company name: Pro Property Reports Pty Ltd
Company address and postcode: 15 Bream Road, Ettalong Beach NSW 2257
Company email: dave@propropertyreports.com.au
Company telephone number: 02 4341 2141

Section A Results of inspection – summary

This Summary is not the Report. The following Report MUST be read in full in conjunction with this
Summary. If there is a discrepancy between the information provided in this Summary and that
contained within the body of the Report, the information in the body of the Report shall override this
Summary.
In respect of significant items:
Item 1: Evidence of Serious Safety Hazards was not found.

Item 2: Evidence of Major Defects was found.

Item 3: Evidence of Minor Defects was found - see Section D Condition Report, Item D22.

Item 4: Due to the level of accessibility for inspection including the presence of obstructions, the
overall degree of risk of undetected defects including structural damage and conditions
conducive to structural damage was considered: TYPICAL - see Section C.

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 Additional Comments: None.

A further inspection is recommended of those areas that were not readily accessible and of
inaccessible or obstructed areas once access has been provided or the obstruction removed. This will
involve a separate visit to the site, permission from the owner of the property at additional cost to the
purchaser. For further information or advice see Section C "Accessibility".

Unless stated otherwise, any recommendation or advice given in this Report should be implemented
as a matter of importance.

For further information including advice on the implementation of a preventative maintenance program
see Section F “Important Note”.

Section B General

The records of the appropriate local authority should be checked to determine or confirm:
• whether the ground on which the building rests has been filled, is liable to subside, is subject to
landslip or tidal inundation, or if it is flood prone;
• the status of the property and services (e.g. compliance of the building with the provisions of any
building Act, code, regulation or by-laws); and
• whether council has issued a building certificate or other notice for the dwelling.
Where appropriate, legal advice (e.g. from a solicitor) should be sought to explain title and ownership
matters and to deal with matters concerning easements, covenants, restrictions, zoning certificates
and all other law-related matters.

General description of the property

Residential building type: Detached house.

Number of storeys: Single storey.
Building Age (approx.): New
Smoke detectors: 2 fitted, but not tested.
IMPORTANT NOTE The adequacy and testing of smoke detectors is
outside the scope of this standard inspection and report. Accordingly, it
is strongly recommended that a further inspection be undertaken by a
suitably qualified person.

Siting of the building: Towards the front of a small block.

Gradient: The land is gentle sloping.
Site drainage: The site appears to be adequatey drained.
Access: Reasonable pedestrian and vehicular access.

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 Main utility services: Electricity. Gas. Sewerage. Mains water.
Occupancy status Unoccupied and unfurnished.
Orientation (to establish the way the The facade of the building faces south.
property was viewed):
Note. For the purpose of this report the façade of the building contains
the main entrance door.

Prevailing weather conditions at the Dry.

time of inspection:

Primary method of construction

Main building – floor construction: Slab on ground.

Main building – wall construction: Timber framed. Brick veneer. Internal gypsum
plasterboard.
Main building – roof construction: Timber framed. Pitched roof. Finished with sheet metal
roofing.
Overall standard of construction: Acceptable.
Overall quality of workmanship and Poor.
materials:
Level of maintenance: Well maintained.
Other comments: None.

Incomplete construction

The dwelling is not complete in every trade.

The term 'incomplete construction' means where the original construction and any alterations or additions to the building
are not complete in the work synonymous with construction (but does not include building services).
Note. This is only a general observation/comment except where any part of the building structure is, or is likely to be, at
risk due to this condition.

Section C Accessibility

Areas inspected

The inspection covered the following Readily Accessible Areas:

Interior. Exterior. Roof void. Roof Exterior. Grounds.

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Areas not inspected (General Exemptions)

The inspection may not include areas, which may have been inaccessible, not readily
accessible or obstructed at the time of inspection. The Consultant did not move or remove any
obstructions which may be concealing evidence of defects. Areas, which are not normally
accessible, were not inspected such as under slabs on ground as it is not "considered
practical" to gain access to them. Evidence of defects in obstructed or concealed areas may
only be revealed when the items are moved or removed or access has been provided.
These may include:
Physical access due the height restrictions if the roof cannot be accessed from the ground
with a 3.6 m ladder, (as per the Australian Standards)
Parts of the roof Void due to diminishing Trusses, general roof internal design and air-
conditioning ducting and insulation.
Flat roof Skillion designs that have no ceiling Voids to access if applicable.
Built in sections, cupboards, wall and ceiling Linings.
Bath tubs, Vanities and Kitchen Cupboard voids.
Floor coverings, furniture and stored goods.

Strata or company title properties

Not Applicable.

Undetected defect risk assessment

Due to the level of accessibility for inspection including the presence

of obstructions, the overall degree of risk of undetected defects
including structural damage and conditions conducive to structural
damage was considered:
TYPICAL

A further inspection is strongly recommended of areas that were not readily

accessible and of inaccessible or obstructed areas once access has been
provided or the obstruction removed. This may require the moving, lifting or
removal of obstructions such as floor coverings, furniture, stored items
foliage and insulation. In some instances, it may also require the removal of
ceiling and wall linings, and the cutting of traps and access holes. For further
advice consult the person who carried out this report.

Section D Major Defects

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The following items and matters were reported on in accordance with the Scope of Inspection.
For building elements not identified in this Condition Report, monitoring and normal maintenance
must be carried out (see also Section F 'Important note').Serious safety hazards

Serious Safety Hazards

As a matter of course, in the interests of safety, an inspection and assessment of the

electrical and plumbing/gas installations should be carried out by a suitably qualified
person.

Inside condition – major defects

D3 Internal walls

The following evidence of Major Defects was found:

Front entry plaster square setting Front entry plaster internal square Front entry plaster internal square
opening is full of air bubbles and setting is rough snd requires setting is rough and requires
requires fillingcand painting. resetting and painting. resetting and painting both sides
of the front door.

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 Front lounge room plaster Internal corner of linen cupboard Main beedroom window plaster
damage. Needs further sanding requires re square setting internal damage. Needs further sanding
and painting. corner and repainting and painting.

Main bedroom door jambs are Scratch on linen cupboard door Srub marks inside linen cupb
gappy and need no gapps to seal inside. oard plaster damage. Needs
cracks. further sanding and painting.

Bedroom 2 inside cupboard Small hall way plaster / PAINT Kitchen dinning room plaster
plaster damage. Needs further damage. Needs further sanding damage. Needs further sanding
sanding and painting. and painting. and painting.

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 Garage door heads require
painting.

D5 Internal Joinery (e.g. doors, staircase, windows and all other woodwork, etc)

The following evidence of Major Defects was found:

Laundry door binds at the bottom. Mostly all the internal doors that
were visable are unpainted on the
bottom mullion.
This is required to seal the door
and stop swelling during high
humidity conditions.

Outside condition – major defects

D11 External walls

The following evidence of Major Defects was found:

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Brickwork accross the front of the Blocked weep holes with mortar in Kordon or Trithor needs trimming
home front bedroom is many locations around the back flush with the brickwork.
overhanging the slab and exceeds perimeter noted. These need
the BCA codes for overhang. cleaning out.
Maximum is approx 25mm. The
worst area is about 75mm
overhang.

Excess mortar at the slab level

needs trimming off flush with the
brickwork.

D12 Windows

The following evidence of Major Defects was found:

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Unpainted timber reveals on rear Gap filling of bedroom 3 window
window on the dining room. architraves required.

Minor defects

The report describes the overall extent of any minor defects and imperfections:

D22 Minor defects

Gully needs cover fitted.

Comment: There are quite a few Minor Defects. Monitoring and normal maintenance
must be carried out (see also Section F ‘Important note’).

Additional Comments: None.

Section E Conclusion

In the opinion of this Consultant:

Comment 1: The incidence of Major Defects in this property in comparison to the average

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 condition of similar buildings of approximately the same age that have been
reasonably well maintained was considered: Typical
Comment 2: The incidence of Minor Defects in this property in comparison to the average
condition of similar buildings of approximately the same age that have been
reasonably well maintained was considered: High
Comment 3: In conclusion, following the inspection of surface work in the readily accessible
areas of the property, the overall condition of the building relative to the average
condition of similar buildings of approximately the same age that have been
reasonably well maintained was considered: Average.

Your attention is drawn to the advice contained in the Terms and Conditions of this Report including any
special conditions or instructions that need to be considered in relation to this Report.

Additional comments: None.

Section F Important note

Australian Standard AS4349.0-2007 Inspection of Buildings, Part 0: General Requirements recognises

that a property report is not a warranty or an insurance policy against problems developing with the
building in the future. Accordingly, a preventative maintenance program should be implemented for the
property which includes systematic inspections, detection and prevention of incipient failure. Please
contact the Consultant who carried out this inspection for further advice.

Section G Additional comments

The following additional comments are noted:

The property was found to be in an average condition for the average age of a home like this,
with some major and minor defects noted.

There are Major and Minor repairs required, Please read our detailed report carefully for more
information on these areas.

Smoke detectors were fitted, but not tested at the time of inspection. It is not known if they are
in working condition.

Building is unoccupied or partly not in use, therefore an accurate moisture meter reading cannot
be properly achieved.

Driveway was not completed on the day of inspection.

Bricks are in general not cleaned off properly and require further cleaning around the windows
and taps near the garage doors.

Section H Annexures to this report

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Any additional photos taken on day of Report.

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Section I Certification

This document certifies that the property described in this Report has been inspected by the Building
Consultant in accordance with the level of service requested by the Client and the Terms and
Conditions set out in this Report, and in accordance with the current edition of the Report Systems
Australia (RSA) Handbook Standard Property Inspection Reports ‘Uniform Inspection Guidelines for
Building Consultants’.

Authorised Signatory:

David Cumming
Name: David Cumming

Date of issue: 8-December-2016

Section J Definitions to help you better understand this report

"Client" The person or persons, for whom the Inspection Report was carried out or their Principal
(i.e. the person or persons for whom the report is being obtained).
"Building Consultant" A person, business or company who is qualified and experienced to undertake a
pre-purchase inspection in accordance with Australian Standard AS 4349.1-2007 'Inspection of
Buildings. Part 1: Pre-Purchase Inspections - Residential Buildings'. The consultant must also meet
any Government licensing requirement, where applicable.
"Building & Site" The inspection of the nominated residence together with relevant features including
any car accommodation, detached laundry, ablution facilities and garden sheds, retaining walls more
than 700 mm high, paths and driveways, steps, fencing, earth, embankments, surface water drainage
and stormwater run-off within 30 m of the building, but within the property boundaries.
"Readily Accessible Areas" Areas which can be easily and safely inspected without injury to person
or property, are up to 3.6 metres above ground or floor levels or accessible from a 3.6 metre ladder,
in
roof spaces where the minimum area of accessibility is not less than 600 mm high by 600 mm wide
and subfloor spaces where the minimum area of accessibility is not less than 400 mm high by 600 mm
wide, providing the spaces or areas permit entry. Or where these clearances are not available, areas
within the consultant's unobstructed line of sight and within arm's length.
"Structure" The loadbearing part of the building, comprising the Primary Elements.
"Primary Elements" Those parts of the building providing the basic loadbearing capacity to the
Structure, such as foundations, footings, floor framing, loadbearing walls, beams or columns. The term
'Primary Elements' also includes other structural building elements including: those that provide a level
of personal protection such as handrails; floor-to-floor access such as stairways; and the structural
flooring of the building such as floorboards.
"Structural Damage" A significant impairment to the integrity of the whole or part of the Structure
falling into one or more of the following categories:
(a) "Structural Cracking and Movement" - major (full depth) cracking forming in Primary

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 Elements resulting from differential movement between or within the elements of
construction, such as foundations, footings, floors, walls and roofs.
(b) "Deformation" - an abnormal change of shape of Primary Elements resulting from
the application of load(s).
(c) "Dampness" - the presence of moisture within the building, which is causing
consequential damage to Primary Elements.
(d) "Structural Timber Pest Damage" - structural failure, i.e. an obvious weak spot,
deformation or even collapse of timber Primary Elements resulting from attack by one or
more of the following wood destroying agents: chemical delignification; fungal decay;
wood borers; and termites.
"Conditions Conducive to Structural Damage" Noticeable building deficiencies or environmental
factors that may contribute to the occurrence of Structural Damage.
"Secondary Elements" Those parts of the building not providing loadbearing capacity to the
Structure, or those non-essential elements which, in the main, perform a completion role around
openings in Primary Elements and the building in general such as non-loadbearing walls, partitions,
wall linings, ceilings, chimneys, flashings, windows, glazing or doors.
"Finishing Elements" The fixtures, fittings and finishes applied or affixed to Primary Elements and
Secondary Elements such as baths, water closets, vanity basins, kitchen cupboards, door
furniture, window hardware, render, floor and wall tiles, trim or paint. The term 'Finishing Elements'
does not include furniture or soft floor coverings such as carpet and lino.
"Major Defect" A defect of significant magnitude where rectification has to be carried out in order
to avoid unsafe conditions, loss of utility or further deterioration of the property.
"Minor Defect" A defect other than a Major Defect."Serious Safety Hazard" Any item that may
constitute an immediate or imminent risk to life, health or property. Occupational, health and safety or
any other consequence of these hazards has not been assessed.
"Tests" Where appropriate the carrying out of tests using the following procedures and
instruments: (a) "Dampness Tests" means additional attention to the visual examination was
given to those
accessible areas which the consultant's experience has shown to be particularly susceptible to
damp problems. Instrument testing using electronic moisture detecting meter of those areas
and other visible accessible elements of construction showing evidence of dampness was
performed..
(b) "Physical Tests" means the following physical actions undertaken by the consultant: opening
and shutting of doors, windows and draws; operation of taps; water testing of shower
recesses; and the tapping of tiles and wall plaster.

Terms on which this report was prepared

SERVICE As requested by the Client, the inspection carried out by the Building Consultant ('the
Consultant') was a 'Standard Property Report'.

PURPOSE OF INSPECTION The purpose of this inspection is to provide advice to the

Client regarding the condition of the Building & Site at the time of inspection.

SCOPE OF INSPECTION This Report only covers and deals with any evidence of: Major Defects in
the condition of Primary Elements including Structural Damage and Conditions Conducive to
Structural Damage; any Major Defect in the condition of Secondary Elements and Finishing Elements;
collective (but not individual) Minor Defects; and any Serious Safety Hazard discernible at the time of
inspection. The inspection is limited to the Readily Accessible Areas of the Building & Site (see Note
below) and is based on a visual examination of surface work (excluding furniture and stored items),
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and the carrying out of Tests.
Note. With strata and company title properties, the inspection was limited to the interior and
the immediate exterior of the particular residence inspected. Common property was not
inspected.

ACCEPTANCE CRITERIA The building was 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.
Unless noted in 'Special Conditions or Instructions', the Report assumes that the existing use of
the building will continue.
This Report only records the observations and conclusions of the Consultant about the readily
observable state of the property at the time of inspection. The Report therefore cannot deal
with:
(a) possible concealment of defects, including but not limited to, defects concealed by lack of
accessibility, obstructions such as furniture, wall linings and floor coverings, or by applied
finishes such as render and paint; and
(b) undetectable or latent defects, including but not limited to, defects that may not be apparent
at the time of inspection due to seasonal changes, recent or prevailing weather conditions,
and whether or not services have been used some time prior to the inspection being carried
out.
These matters outlined above in (a) & (b) are excluded from consideration in this Report.
If the Client has any doubt about the purpose, scope and acceptance criteria on which the Report
was based please discuss your concerns with the Consultant on receipt of the Report.
The Client acknowledges that, unless stated otherwise, the Client as a matter of urgency
should implement any recommendation or advice given in this Report.

LIMITATIONS
The Client acknowledges:
1. 'Visual only' inspections are not recommended. A visual only inspection may be of limited use to
the Client. In addition to a visual inspection, to thoroughly inspect the Readily Accessible Areas of
the property requires the Consultant to carry out when ever necessary appropriate Tests.
2. This Report does not include the inspection and assessment of items or matters outside the scope
of the requested inspection and report. Other items or matters may be the subject of a
Special-Purpose Inspection Report, which is adequately specified (see Exclusions below).
3. This Report does not include the inspection and assessment of items or matters that do not fall
within the Consultant's direct expertise.
4. The inspection only covered the Readily Accessible Areas of the property. The inspection did not
include areas, which were inaccessible, not readily accessible or obstructed at the time of
inspection. Obstructions are defined as any condition or physical limitation which inhibits or
prevents inspection and may include - but are not limited to - roofing, fixed ceilings, wall linings,
floor coverings, fixtures, fittings, furniture, clothes, stored articles/materials, thermal insulation,
sarking, pipe/duct work, builder's debris, vegetation, pavements or earth.
5. Australian Standard AS4349.0-2007 Inspection of Buildings, Part 0: General Requirements
recognises that a property report is not a warranty or an insurance policy against problems
developing with the building in the future.
6. This Report was produced for the use of the Client. The Consultant is not liable for any reliance
placed on this report by any third party.

EXCLUSIONS
The Client acknowledges that this Report does not cover or deal with:

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(i) any individual Minor Defect;
(ii) solving or providing costs for any rectification or repair work;
(iii) the structural design or adequacy of any element of construction;
(iv) detection of wood destroying insects such as termites and wood borers;
(v) the operation of fireplaces and chimneys;
(vi) any services including building, engineering (electronic), fire and smoke detection or mechanical;
(vii) lighting or energy efficiency;
(viii) any swimming pools and associated pool equipment or spa baths and spa equipment or the like;
(ix) any appliances such as dishwashers, insinkerators, ovens, stoves and ducted vacuum systems;
(x) a review of occupational, health or safety issues such as asbestos content, the provision of safety
glass or the use of lead based paints;
(xi) a review of environmental or health or biological risks such as toxic mould;
(xii) whether the building complies with the provisions of any building Act, code, regulation(s) or
by-laws;
(xiii) whether the ground on which the building rests has been filled, is liable to subside, swell or shrink,
is subject to landslip or tidal inundation, or if it is flood prone; and
(xiv) in the case of strata and company title properties, the inspection of common property areas or
strata/company records.

Any of the above matters may be the subject of a special-purpose inspection report, which is
adequately specified and undertaken by an appropriately qualified inspector.

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