pre inspection engineering reports

[SamH]

Hi guys

im looking to buy my first house and I'm wondering if a pre inspection engineering report is a must before i look to buy ? And also what's the difference between the engineering report and a building inspection?

Thanks

[lissie]

Depends what the issue is - if the house was hanging off a cliff i.e. in Wellington, yes I might get a geotech engineering report - or if there was a large retaining wall that could threaten it. A building report - is about the building - and is usually undertaken by a builder or quantity surveyor - people who know about buildings. If you want a report on the land - get a geotech report

[John the builder]

building reports comment on the visual condition from someone with building knowledge and understanding of evidence of building defects but they can only comment of what they can see.

Geotech engineers specialize in ground conditions- is the area prone to movement, cliff erosion and coastaal encroachment and the like

Structural engineers specialise in structural issues is design adequate Is there sign of structual failure and nature of cracking etc, and how strong is the building is it EQ prone etc.
Srat with builder report and see what that recommends but ask the builder to advise if further experts are needed.
Quantity surveyors measure quantities and apportion cost I think Issie means a building surveyor (NZIBS).

but remember to really understand what is going on with a building you need invasive investigation and this is not usually possible with a pre-purchase inspection as vendor doesn't want holes in his building and you dont own it yet. This makes it hard for building surveyors and many dont like doing PPI for this reason.

With some doing building reports it is a matter of ignorance is bliss, They say; "I can only report on what I can see, or I will note every crack and recommend further investigation because that is the safest riskwise", which just leaves more questions than answers

[PTILoveYou]

Usually a building inspection report is sufficient, unless there are pre-existing geotechinical/structural problems identified in the property file, in which case you should think twice about buying anyways.

[Davo36]

Hi guys, after a bit of advice please.

We are looking at buying a new PPOR.

It was built in 1996/7.

We need bridging finance to buy the new one and as a condition the bank (ASB) have said this:

Property appears OK subject to a Builders Inspection Report (including intrusive moisture readings) satisfactory to ASB in all respects.

Do you guys know what intrusive moisture readings means? Do they have to take off gib or anything to do this?Or do they just stick a probe in a few places.

ASB are apparently doing this for all houses built between 1990 and 2004. Are other banks asking for this sort of thing?

[Damap]

Sometimes they will accept the moisture reading sensor results, sometimes they want to drill a tiny hole in any suspect wall. If it's absolutely not a leaker then a non invasive report should do. No drilling.

[John the builder]

They asking someone else to put their insurance/family wealth on the line

intrusive means invasive

will the vendors allow holes to be cut and cause damage and pepper their house with stigmtising fang marks and cut outs??? No likely?

them the problem is how sure do you need to be?

First i would ask other banks what they are requiring? What is the land value?

sometimes the building isnt actually the value you are buying???

bank may accept thermal imaging which is less destructive but also often inconclusive

[chrisgoh]

ASB are apparently doing this for all houses built between 1990 and 2004. Are other banks asking for this sort of thing?

Just curious, does it mean all houses and apartments built between 1990 and 2004 have potential leaky problems?

[John the builder]

Yes
it is a matter of degree

the issue is untreated timber that decays when wet because the treatment that resists the decay fungii is missing

if they dont have monlitthic cladding they will likely still have waterproof decks

and or no eaves so the walls get wet every time it rains

[chrisgoh]

the issue is untreated timber that decays when wet because the treatment that resists the decay fungii is missing

How to check if the timber used were treated properly? Builder inspection?

[chrisgoh]

To be exact, houses built from 1997 to 2003 should be wary as many used kiln-dried untreated framing (Source: Consumer)

[John the builder]

invassive investigation and samples for analysis byr some treatements diificult to detect
hence we assume all timber from this period is untreated

after 2003 treaament was re-introduced as mandatory

[Davo36]

Thanks for the replies guys.

Ok, I'm going to give you some more information so that I can get even more advice, if possible please:

1) This is the house: http://www.realestate.co.nz/2633337. So cedar cladding, iron roof.

2) BUT, no eaves on 2 sides. It was built with a contained minor unit on the top level. So that is what that funny looking bit sticking out the top is. Only consented for family. Some slight evidence of leaking around the windows on the top of the wall in the 20th photo. The lower level is all covered, with eaves by the iron roof, so seems to be fine.

3) AND a deck which is a Viking Enviroclad membrane which is over the garage and lounge. Interestingly the membrane has been redone just recently. No evidence of leaking underneath.

4) The vendors have this clause in the agreement. The agent (who is basically useless) says many solicitors for vendors are doing this now:

The purchaser(s) acknowledge that neither the vendor(s) or the vendor's agent(s) have made any statement, representation or warranty to them about the weather tightness, structural integrity or fitness for purpose (domestic or otherwise) of any buildings on the property. The purchasers agree that, in choosing to purchase the property, they rely on their own judgment.

We are looking at this place because I want a flatter house and section. I've hurt my knee and our house is 3 levels on a steeply sloping section, with each level having stairs too. So it's hard to get my knee to come right. And there are very very few flattish sections and houses in this area.


So my questions are:

1) Does this look like a sensible house to buy, or should we run a mile from it?

2) Can you add eaves to a house? Say to the top level of this place?

3) How could we tell if the timber is treated or not? Would this require taking some gib off?

[John the builder]

The internal gutter system is a concern these gutters if the break or overflow direct water via the flat sioffit to the wall the are prone to blockage so watch for trees (and this is Titirangi?) ((change to a external gutter and yes extend the roof to form eaves if possible).

otherwise you are buying what you see?

[Davo36]

An update guys, I spoke to the building inspector, and he said an invasive test requires holes to be drilled all over the place, either from the inside or outside and he basically never does them because no vendor wants that done. So we went back to the bank and said we can't do an invasive test, but will do a non-invasive test. They have agreed to this. So they basically caused us a whole bunch of grief over something they didn't even really want.

So having the inspection tomorrow morning. Will let you guys know how we get on.