Client Name
:
Address
:
Our Reference
:
Building Report
Property
:
Inspection Date
:
Occupied
:
Weather Conditions
:
Inspector
:
Report Purpose
:
The purpose of this report is to identify defects or faults in
the construction of the building for an intending purchaser, in
so far as a licensed builder can reasonably identify those
defects or faults.
General
:
This report is the result of a visual inspection only and is
intended to be read as a whole, please read the detailed
inspection information and the scope section.
Fine / Overcast / Raining / Windy / Thunderstorms
Whilst defects have been investigated to confirm cause and
significance some minor defects have not been detailed as
they were considered a normal occurrence or general wear
and tear for a building of this age.
Summary
:
The Building was reportedly constructed around …………….
and later additions……………………… In consideration of
its age the building is / is not structurally sound and is / is
not free of significant/major defects.
 Refer to Significant/Major Defects section at the
back of this report.
With any dwelling of a similar vintage the Property due to its
age and general wear and tear, will require a degree of
maintenance. With a decision to include a program of
general maintenance and the repairs mentioned in this
report, the Property is considered a satisfactory future home.
Homes built prior to 1983 may contain asbestos.
Signed on behalf of
Bellagio Australia Pty Ltd T/A Houspect
BUILDING REPORT – APRIL 2012
General Description
The building is a single residence / two storey dwelling / duplex / villa / townhouse /
_____________. The front of the building is facing approximately north / south / east /
west / south west / south east / north west / north east on a sloping / a leveled / an
essentially level / acreage _____________ block of land. The design of the property
is brick and tile / brick and iron / architectural / state Housing / project home /
traditional design / a commercial property / State Housing / low rise unit / brick veneer
and tile / apartment building / design / Brick and tile / town house / classically
Australian project home / concrete tilt-up / timber framed and metal roof / limestone
and iron - State Housing project home
_____________.
The inspector recommends that if the building erected on the Property has renovations or extensions,
that the local council has approved them. This information can be obtained upon request from the local
authority. Renovations or extensions done under a license younger than seven years will be the subject
of a transferable structural building warranty that your settlement agent will require for settlement.
Roof
 Roof Covering
Covering is constructed of clay tile / concrete tile / corrugated Colorbond steel /
corrugated zincalume / galvanised iron / clay tile and galvanised iron / clay tile and
zincalume / concrete tile, clay tile and zincalume / concrete tile and zincalume
sheeting/ concrete tile and galvanised iron / clay tile and colourbond steel / Terracotta
tile / galvanised iron and covered by imitation tiles constructed from aluminium /
corrugated fibre cement _____________ material. The condition of the covering is
new / satisfactory / fair / average / poor / good in relation to its age and does / does
not / some items _____________ require attention. The ridges and capping are in
new / satisfactory / fair / average / poor condition.
OPTIONS - DROP DOWN WORDING
 Rusted Roof Sheeting was noted and needs replacing
 Rusted Roof Sheeting was visible and pin holes will require regular
maintenance to seal leaks.
 Low pitch roof
 Minimal fall to the metal roof sheeting is below the recommended pitch.
Overflows may be expected in heavy downpours.
 Broken tiles were noted.
 The cement tiles have lost their protective coating and require recoating.
 Ridge capping requires repairs and repointing
 Eaves
Eaves are boxed / exposed / exposed, lined on the rake and constructed of exposed
rafters / painted fibrecement / painted timber battens / timber / painted fibre cement
and exposed rafters / concrete / timber lining boards / zincalume _____________.
They are in new / satisfactory / fair / average / poor condition and do / do not /
_____________ require attention
OPTIONS - DROP DOWN WORDING
 Water stains noted from regularly overflowing gutters
 Fascia
Fascias are painted / unpainted / weathered / _____________and constructed of
rolled sheet metal / timber / colorbond steel / timber and rolled sheet metal
_____________. They are in new / satisfactory / fair / average / poor condition and
do /do not / _____________ require attention.
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 2 of 20
BUILDING REPORT – APRIL 2012
OPTIONS - DROP DOWN WORDING
 Timber is weathered requiring maintenance
 Metal is rusted requiring maintenance
 Timber rotted requiring maintenance
 Gables
Gables are painted / unpainted / weathered / _____________and constructed of
rolled sheet metal / timber / timber and fibre cement / corrugated Steel sheets / brick /
fibre cement sheets / fibre cement weatherboards / timber weatherboards
_____________. They are in new / satisfactory / fair / average / poor condition and
do /do not / _____________ require attention.
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 3 of 20
BUILDING REPORT – APRIL 2012
OPTIONS - DROP DOWN WORDING
 Timber is weathered requiring maintenance
 Metal is rusted requiring maintenance
 Timber rotted requiring maintenance

Flashings
Flashings are painted / unpainted / weathered / _____________ and constructed
of lead and sheet metal / Colorbond / sheet metal / lead_____________. They
are in new / satisfactory / fair / average / poor condition / varying and do / do not /
_____________require attention.
OPTIONS - DROP DOWN WORDING
 Gaps seen between walls and flashing requires sealant
 The chimney flashings are rusted and are recommended to be replaced
 The chimney flashings require to be thoroughly cleaned of leaves and other
tree debris.
 The lead flashings require to be painted
 The lead flashings of the gable are split and need to be sealed to prevent
leaks into the ceiling space.
 Valleys / Gutters
Perimeter gutters are constructed of metal / galvanised iron / zincalume / PVC /
Colorbon / galvanised iron and colorbond / PVC and Zincalume / fibre cement /
zincalume and colorbond / painted zincalume / no gutters / zincalume and galvanised
iron _____________material in new / satisfactory / fair / average / poor / varying
condition.
The condition of the perimeter guttering is new / satisfactory / fair / average / poor
/ varying in relation to its age requires attention / repair / replacing / no attention /
normal maintenance to joints/ partial replacing / normal maintenance
_____________. The perimeter gutters do / do not immediately need to be
cleaned.
Valleys are constructed of galvanised iron /zincalume / Colorbond steel /
_____________ material and are in new / satisfactory / fair / average / poor
condition. The valleys do / do not immediately need to be cleaned.
OPTIONS - DROP DOWN WORDING
 Remove debris from gutters/valley
 The gutters were not adequately handling the flow of water.
 Gutters / Valleys are rusted and require maintenance
 The Valley irons are rusted and are recommended to be replaced.
 Leaf debris was noted in the gutters.
 Evidence of overflowing gutters was noted.
 The gutters require replacing in various areas.
 The gutters are rusty, requiring attention.

Down Pipes
The down pipes are fabricated of metal / galvanised iron / zincalume / PVC /
Colorbond steel / galvanized iron and Colorbind / painted zincalume / fibre cement
Zincalume and Colorond/ Metal and PVC / a variety_____________ material and
are in new / satisfactory / fair / average / poor / varying condition. They require
repairs / no repairs / no attention / replacement / maintenance / maintenance on
the joints / normal maintanance _____________.
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 4 of 20
BUILDING REPORT – APRIL 2012
OPTIONS - DROP DOWN WORDING
 The downpipes are poorly fitted into the rear of the gutters, causing the gutters
to leak.
 Soakwell inlets are obstructed and require cleaning
 Additional down pipes are required to handle the volume of water.
 The down pipes should be attached to soak wells.
 The down pipes are leaking.
 The down pipes are rusted requiring attention.
 The down pipes are rusted requiring replacement.
Horizontal sections of the down pipes will deteriorate faster than the vertical sections if water is
allowed to pond. It is always recommended that down pipes be attached to soak wells at least 1.5m
from the building.
External
 Walls
The external walls are constructed of / face brick / rendered brick / painted brick /
painted rendered brick / stud framing /weatherboard / fibrecement / painted
rendered brick and limestone cladding / face brick and rendered brick / face brick
and timber / limestone cladding / Stone and brick / cement sheeting / painted
rendered limestone / limestone / face brick and iron cladding / painted rendered
blockwork / texture coated brick and fibrecement sheeting / texture coated airated
concrete panels (hebel) / generally timber frame and weatherboard / a mixture of
limestone blockwork and painted rendered brickwork _____________ material and
are in new / satisfactory / fair / average / poor / average to poor condition in
relation to age.
They require repairs / no repairs / normal maintenance / completion of render/ repainting / mortar joints repointing. There are / are no / are no obvious signs of
significant cracking. There are / are no / are no obvious signs of significant
weathering. Walls are / are not / considered generally stable.
OPTIONS - DROP DOWN WORDING
 Cracking over window head in pre 1945 homes is typical and not considered a
structural defect unless bricks are loose.
 Drummy render noted.
 Fretting of mortar requires repointing.
 Immediate repairs required to arrest movement and collapse.
 Loose bricks noted.
 Minor cracking visible consistent with age, not of a structural nature.
 Evidence of rising damp noted.
 Significant cracking requiring repairs currently not affecting the structure, but
could if not attended to.
 Weep holes not visible.

Cladding
Cladding constructed of timber / fibrecement / weatherboard / sheet metal /
Colorbond / lathe and plaster / composite sandstone____________________
material and in new / satisfactory / fair / average / poor condition requiring repairs
/ no repairs / total replacement / normal maintainance
OPTIONS - DROP DOWN WORDING
 Corner stops or cover mouldings are missing in places or require maintenance
 Breakage visible to cement sheet wall cladding.
 Cladding likely to contain asbestos.
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 5 of 20
BUILDING REPORT – APRIL 2012
 Weathering and rot visible to timber weatherboards, requires maintenance or
replacement.
 Footings
The footings are above and below / above / below / see comments below / cannot be
seen ground level and constructed of limestone blockwork / brick / concrete / limestone
blockwork and concrete / brick and concrete / Blue Stone and concrete
/ concrete and stumps / hard wood timber stumps / concrete blocks /
sandstone_____________. There are / are no signs of settlement requiring attention.
OPTIONS - DROP DOWN WORDING
 Subsidence was visible
 Limestone footings require repointing
 Soil higher than damp course. Recommend reducing level to avoid water
ingress.
 No subsidence was visible.
 Perimeter footings not visible.
 Foundations being undermined by down pipe not connected to soak well.
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 6 of 20
BUILDING REPORT – APRIL 2012

Lintels
Steel / Concrete / Limestone / Timber lintels are in new / satisfactory / fair /
average / poor / satisfactory structural structural condition with no / no significant /
no obvious / some / some minor / some major / failure / no signs of
failure_____________ signs of rust.
OPTIONS - DROP DOWN WORDING
 The lintel requires replacement and the brick work above should be repaired
 Surface rust was noted to the surrounding brickwork
 Rusting of the reinforcement steel causing crumbling of the concrete requires
immediate attention.
 The lintel requires replacement and the brickwork above should be repaired.
 Severe rusting was noted causing the lintel to expand and cracking the
surrounding brickwork.
 Surface rust was noted.
Lintels should be kept in good condition to avoid costly repairs.

Windows / Window Frames
Window frames are constructed of generally timber and aluminium / timber /
aluminium / PVC / timber and powdercoated / anodised / painted / not treated
_____________ and in varying / new / satisfactory / fair / average / poor condition.
They require normal maintenance / repairs / no attention / _____________.
Glazing beads appear sound / serviceable / poor / _____________ and there are /
are no / _____________ broken panels.
Fly screens are installed in most / all / some / none / _____________ of the
windows. The fly screens are in new / satisfactory / fair / average / poor condition.
Security screens are / are not /roller shutters installed.
OPTIONS - DROP DOWN WORDING
 The aluminum frame edge has come away from the rubber seal and glazing.
 Broken pane was noted.
 The aluminium frame edge has come away from the rubber seal and glazing.
 Windows require maintenance.
 Water ingress visible to glazing frame requires replacement of putty and
sealing.
 Weathering surface damage was noted to timber frames, requires treatment
and painting.
 Some wood rot requiring attention was noted.
Current Building Codes require that glass in windows and doors in close proximity to the floor be
safety glass. Houses built prior to the 1980's did not have this requirement, it is therefore
recommended to bring the safety issue up to current standards, if applicable.

Front Doors / Door Frames
Front Door is constructed of timber / aluminium / pressed metal / paneled timber /
hollow-core timber _____________. Condition is generally varying / new /
satisfactory / fair / average / poor requiring normal maintenance /repairs / no
attention / minor maintenance_____________.
Front Door Frame is constructed of timber / aluminium / pressed metal /
_____________. Condition is generally varying / new / satisfactory / fair / average
/ poor requiring normal maintenance /repairs / no attention _____________.
External doors are solid-core / hollow-core / glazed / panelled / glazed paneled /
aluminium / glazed aluminium / a variety of styles _____________ in design with
entrance set and deadlock / nightlatch / deadlatch / entrance set/ security card /
entrance and nightlatch, trilock , Trilever, a variety of _____________ door
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 7 of 20
BUILDING REPORT – APRIL 2012
furniture. Condition is generally varying / new / satisfactory / fair / average / poor
requiring normal maintenance/repairs / no attention_____________.
Security screen door is / is not installed. Deadlocks are / are not fitted.
OPTIONS - DROP DOWN WORDING
 Doors are binding, they require a 2mm clearance.
 Edges of door require sealing to avoid water ingress and damage.
 Holes noted in door require repair or replacement.
 Inner core of door has collapsed requires replacement.
 Minor rusting visible to the base of metal door frames in the wet areas,
requires attention.
 Ply facing of door delaminating requires refixing.
 Severe rusting visible to the base of metal door frames, require replacing.

Chimney
Chimney is constructed of brick / metal flue / stone/ limestone / rendered
brich_____________ and in satisfactory / unsafe structural / satisfactory structural
/ poor_____________ condition. It was / was not operating at time of inspection.
OPTIONS - DROP DOWN WORDING
 Brick work is fretting needs repointing
 Flashing around chimney needs attention.
 Brick work is fretting needs repainting.
 Chimney has some lateral movement needs to be braced.
It is recommended that before lighting a fire in the fireplace that a professional chimney sweep
inspects the fireplace.

Stairs
The external stairs on the property are constructed of brick / grano-topped brick
timber / steel / concrete / tiled or paved / varying materials / limestone / Concrete
pavers _____________ and in varying / new / satisfactory / fair / average / poor
condition.
The hand rails are / are not adequate. The rise and tread are / are not adequate.
OPTIONS - DROP DOWN WORDING
 Timber balustrade loose, requires refixing.
 Balustrade does not comply with current Australian Standards.
 Stair treads / risers are unequal and do not comply with current Australian
Standards.
 Treads require attention
 Hand rails not in compliance with current Australian Standards.
 The balustrade is loose and requires maintenance
 The balustrade does not comply with Australian Standards because the height
is lower than the allowed 900mm
 The balustrade does not comply with Australian Standards because the height
is lower than the allowed 1000mm
 The balustrade does not comply with Australian Standards because the gaps
in the railings is greater than the allowed 125mm

Balconies
Balconies are constructed of steel / timber / concrete/ _____________ and in
varying / new / satisfactory / fair / average / poor condition. They appear to be
adequately / inadequately / _____________ fixed to the building.
The hand rails are in new / satisfactory / fair / average / poor / not in place
condition.
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 8 of 20
BUILDING REPORT – APRIL 2012
OPTIONS - DROP DOWN WORDING
 Hand rails not in compliance with current Australian Standards.
 The balustrade is loose and requires maintenance
 The balustrade does not comply with Australian Standards because the height
is lower than the allowed 900mm
 The balustrade does not comply with Australian Standards because the height
is lower than the allowed 1000mm
 The balustrade does not comply with Australian Standards because the gaps
in the railings is greater than the allowed 125mm

Verandahs
Verandahs are constructed of timber / concrete / timber and steel / brick and
timber / under the main roof / Timber and iron / timber and tile /_____________
and are in varying / new / satisfactory / fair / average / poor condition. Verandahs
are adequately / inadequately fixed to the building.
The hand rails are in varying / new / satisfactory / fair / average / poor/not in
compliance with current Australian standards and therefore not in acceptable
condition / poor condition / varying condition / not applicable
 Carport / Garage
There is a carport / garage / attached / under the house / under the main roof / free
standing / _____________ to the front / south / north / east / west / south west/ south
east / north west / north east side of the house. It is constructed of brick and iron /
timber and iron / brick and tiles / timber and tiles / brick and concrete / steel framing
and cladding / iron / limestone / steel framing and corrugated fibrecement roof
/ steel and concrete tile / steel and colorbond / steel framing and metal deck roofing
/ brick and timber / limestone and tiles / metal cladding / brick and poly-carbonate
roofing_____________ with a concrete / paver / gravel / bitumen / concrete slab
hardstand. It is in new / satisfactory / fair / average / poor condition and does / does
not / _____________ require attention.
OPTIONS - DROP DOWN WORDING
 Damp noted
 Damp noted to external walls

Patio
The patio is steel- / timber- / timber and steel / brick and timber / steel and brick /
under the main roof _____________ framed and adequately / not adequately /
free standing fixed to the house. It is / is not / Polycarbonate sheets / alfresco /
sail cloth / adjustable metal louvers / colourbond steel roof decking/ shadecloth
covered. It is adequately / not adequately / _____________ supported with minor
signs / signs / no signs of sagging and movement.
OPTIONS - DROP DOWN WORDING
 Signs of rust to metal stirrups require maintenance.
 Exposed timber requires maintenance
 Base of timber supports have rotted out and require replacement.
 Rust / corrosion visible to patio structure require attention.
 Metal patio posts are corroded and require refixing to concrete footing.
 Metal stirrups are corroded and require replacement.
 Minor weathering visible to top of patio, does not affect the structure.
 Rafter bolts required to fix the support to the house.
 Weathering to timber battens requiring replacement

Pergola
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 9 of 20
BUILDING REPORT – APRIL 2012
The pergola is steel- / timber- / steel and timber _____________ framed and
adequately fixed to the house / not adequately fixed to the house / freestanding /
_____________. It is / is not covered. It is adequately / not adequately /
_____________ supported with signs / no signs of sagging and movement.
OPTIONS - DROP DOWN WORDING
 Signs of rust to metal stirrups require maintenance.
 Exposed timber requires maintenance.
 Minor weathering visible to top of pergola, does not affect the structure.
 Rafter bolts required to fix the support to the house.
 Weathering to timber battens requiring replacement

Gazebo
The gazebo is steel- / timber- / aluminium / brick and tile_____________ framed
and adequately fixed to the house / not adequately fixed to the house /
freestanding / _____________. It is / is not / shadecloth covered. It is adequately /
not adequately / _____________ supported with signs / no signs / minor signs of
sagging and movement.
OPTIONS - DROP DOWN WORDING
 Signs of rust to metal stirrups require maintenance.
 Exposed timber requires maintenance

Pool / Spa
The pool / spa / pool and spa on the property is constructed of concrete /
fibreglass / vinyl / _____________and situated above / below / recessed into
timber deck ground. There are / are no / are minor signs of subsidence around the
pool / spa / are minor. The pool / spa appears adequately / inadequately /
_____________fenced.
OPTIONS - DROP DOWN WORDING
 The pool fence is too low in places. The areas to be rectified are ______
 The pool fence height is compromised in places. The areas to be rectified are
________
 The pool is not adequately fenced from the house. A fence or other
appropriate means of safety protection will be required to be installed within
three months of purchase.
 Windows open more than 100mm requiring a permanent restriction
The gates are / are not self-latching and appear / do not appear / need
maintenance to meet pool regulations.
e
The windows are / are not self-latching and appear / do not appear to meet pool
regulations.
OPTIONS - DROP DOWN WORDING
 The pool gate does not swing in the correct direction
 The pool gate is not self-latching
 The latch height of the pool gate is too low.
No pool equipment or accessories have been tested or assessed during the inspection. The
inspector recommends that all pool systems, equipment and accessories be tested prior to
settlement. It is recommended that a recent pool compliance certificate be obtained from your local
council and that it be kept current.
 Sheds
There is a shed attached / under the house/ under the main roof / free standing /
Small garden shed/ self containing building / incorporated in carport / attached /
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 10 of 20
BUILDING REPORT – APRIL 2012
attached to garage / incorporated in garage _____________ to the front / south /
north / east / west / south west / south east / north west/ north east side of the house.
It is constructed of galvanised iron / Colorbond / fibrecement / zincalume / brick and
iron / brick and iron / brick and tile / fibre cement / asbestos / metal framing and
cladding / Stud and cedar clad / timber and zincalume / steel framing and cladding
/ brick and fibre cement / asbestos sheeting / timber frame and corrugated iron
/ timber and netting / timber frame and colorbond _____________ with a concrete /
paver / a timber / no hardstand. It is in new / satisfactory / fair / average / poor
condition and does / does not / _____________ require attention.
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 11 of 20
BUILDING REPORT – APRIL 2012

External Paving
The driveway is constructed of concrete / concrete pavers / brick pavers / bitumen
/ gravel / reconstituted limestone / concrete and stone / pavers and concrete /
cobbles_____________ in new / satisfactory / fair / average / poor / varying /
rustic condition and does / does not / parts require attention.
External paving is in new / satisfactory / fair / average / poor / varying condition
and does / does not require attention.
OPTIONS - DROP DOWN WORDING
 Minor subsidence noted
 Minor settlement noted
 Excessive settlement noted requiring lifting, leveling and re-laying
 Uneven paving noted

Fences
The fences on the property are constructed of corrugated fibrecement / Colorbond
steel / brick / timber / a variety of materials / corrugated fibrcement and brick /
painted rendered brick and timber / corrugated steel / supersix asbestos /
corrugated fibrecement and colorbond steel / painted rendered brick / limestone
_____________ and are in new / satisfactory / fair / average / poor / varying
condition requiring repairs / normal maintenance / no attention / _____________.
OPTIONS - DROP DOWN WORDING
 Timbers are loose requiring attention
 Timbers are broken/rotten requiring replacement
 Termite damage noted.
 Fence has broken panels.
 Fence is leaning.
 Fence is leaning due to a build-up of soil on one side.

Retaining Walls
The retaining walls are constructed of brick / limestone / timber / precast concrete
/ reconstituted limestone / limestone and precast concrete / brick and stone /
variety of materials / rendered masonry / stone / timber and concrete blocks / brick
and limestone / treated timber/ brick and timber/ concrete_____________ with
signs / no signs / _____________ of significant cracking.
OPTIONS - DROP DOWN WORDING
 The site/front/rear retaining wall is not coping with the loads imposed on it
 The side/front/rear retaining wall is affected by a tree planted near the wall
 Cracking needs to be investigated by a structural engineer.
 Cracking requires attention.
 Minor cracking noted but not of a structural nature.
 Wood rot noted requires replacement panels.

Trees
There are / are no trees that currently affect the foundations.
 Sub-Floor
The under floor space was inspected from the manhole in the ________ side / rear
access / cellar / bedroom / lounge / side access / rooms with accessible manholes
/ pool deck / hallway / no access / bedroom and kitchen / front bedrooms and living
room / bedroom, hallway and laundry / garage / stairwell / dining room
_____________.
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 12 of 20
BUILDING REPORT – APRIL 2012
The support system is in varying / new / satisfactory / fair / average / poor
structural condition and does / does not / _____________ provide adequate
support.
OPTIONS - DROP DOWN WORDING
 No access to subfloor
 Limited access to subfloor
 Requires restumping.
 Subsidence of stumps noted.
 Termite damage, not structural, noted.
 Termite damage requiring immediate repairs noted.
Internal
 Roof Covering
The underside of the roof is in varying / new / satisfactory / fair / average / poor
condition. There were / were no / were becoming / some points to indicate the
failure of the covering surface.
Re-coating is recommended in the next 1-2 years / not immediately required / has
been recently carried out / not applicable / recommended in the next 3/5
years_____________.
OPTIONS - DROP DOWN WORDING
 The metal roofing shows pinholes due to rusting between the roof sheets on
laps.
 Consistent attention to seal leaks with silicone sealant will be required until the
roof sheeting is replaced.
 Build-up of salt deposits under tiles indicates breakdown of protective coating
of tiles requires resealing.
 Underside of tiles fretting.
 Roof Frame
The roof frame is constructed of timber / steel / _____________and was inspected
from the garage / passage / bathroom / bedroom / laundry / walk in robe /
bathroom__________ manhole. It is a conventional stick frame /truss construction
/ conventional stick frame and truss construction / rafter beams to ridge beam only
/ exposed rafters beams / truss and exposed rafter beams / engineered steel girders
/ structural steel frame / _____________. The support system was / was not
adequate.
OPTIONS - DROP DOWN WORDING
 A strut was broken requires repair.
 The supporting timbers were overspan.
 The supporting timbers were undersized.
 The rafters / tile batons have warped but are still structurally sound.
 Roof has inadequate support requiring attention from a professional roof
carpenter.
 The rafter adjacent to the skylight has been cut to allow the installation of the
skylight and then has not been adequately supported. This work should be
undertaken by a professional roof carpenter.
 The metal roof is not adequately held down. Tie down straps are required to
be installed to the requirements of the Building Code of Australia by a
professional roof carpenter.
 The roof frame is considered not structurally sound for the following reason___________________________________
 Minor delignification visible to the roofing battens and rafters
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 13 of 20
BUILDING REPORT – APRIL 2012
 Severe delignification visible to the roofing battens. Strength of the roof
battens may be affected. Recommend replacement of the roof battens or roof
cover.
 The ceiling fans to the bathroom do not vent to the outside as required by the
Building Code of Australia, they vent into the roof space which is a health risk.
The ceiling fans should be connected to the installed roof vent/flumes by a
flexi duct so that the air taken out of the bathroom is vented to the outside.

Insulation
Insulation was / was not / was partially / is now visible in place and was / was not
considered effective.
OPTIONS - DROP DOWN WORDING
 There was insulation noted touching and covering the recessed light fittings
and transformers, this is a fire hazard. The insulation should be moved away
or the light should be housed in a suitable fire-resistant enclosure.
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 14 of 20
BUILDING REPORT – APRIL 2012

Sarking
Sarking was / was not in place and was / was not considered effective.
 Do not display, not applicable.
 Party Walls
The property has a party wall on the / front / north / south east / west / north and east
/ east and west / all sides / north and south / northeast / northwest
____________side of the property. The party wall does / does not extend to the
underside of the roof cover. The party wall is / is not / on the main building / appears
to be appropriately constructed as a fire barrier according to current regulations.
OPTIONS - DROP DOWN WORDING
 There are a number of holes and gaps in the brick party wall between this
house and the house next door. According to the Building Code, the largest
hole allowed in a party wall is 75mm x 50mm, the gaps and holes need to be
closed off with a one hour fire rated material like a single brick wall or one hour
fire rated mineral wool.
 There are roof timbers passing through the brick party wall, holes in the party
wall brickwork between the two properties and the party wall brickwork does
not go up to the underside of the roof tile. The timbers would need to be
supported against the brickwork and then cut back and all the holes filled with
brickwork. The brickwork should be taken to the underside of the roof
covering.
 It is suggested that the Strata Body contact the local council to get the specific
requirements to rectify.
Party walls are an important consideration for fire separation between properties, but may also
control noise transmission and security issues.
It is recommended that you or the Strata Body check with your local Council to determine the
construction detail actually approved for your party wall at the time of construction. This may be a
different requirement than current regulations. Houspect can undertake an additional investigation
and report once plans are found, if required, to determine if there are deficiencies with your party
wall.
 Ceilings
Ceiling material is constructed of generally plasterglass / plasterboard / painted
fibrecement / lathe and plaster / combination of plasterglass and plasterboard
/ plasterboard and concrete / combination of plasterglass and lathe and plaster
/ plasterglass and asbestos sheeting / combination of plasterglass, plasterboard and
/lathe and plaster / combination of plasterglass, timber and concrete / combination of
concrete and plasterglass / concrete / timber and plasterboard / plywood panels and
plasterboard_____________ with cove / ornate / period / no / traditional / varying /
stepped / timber moulding / plaster / shadowline / traditional cove and ornate /
traditional period
_____________ cornices which are in generally new / satisfactory / fair / average /
poor / varying condition. There were / were no signs of minor cornice cracks. The
ceilings are generally adequately / not adequately / _____________ fixed.
OPTIONS - DROP DOWN WORDING
 Original plaster glass ceiling fixings are missing or have deteriorated over time
and should be replaced with new plaster and fibreglass strapping over the
ceiling joists
 Insufficient fixing to support feature plaster ceiling domes. These ceiling
features can be extremely heavy and should be adequately fixed to the roof or
ceiling support structure.
 Ceiling requires to be replaced as the ceiling is not adequately attached to the
ceiling frame and has deflected beyond acceptable limits.
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 15 of 20
BUILDING REPORT – APRIL 2012
 Walls have been recently painted
 Ceilings sagging away from ceiling joint, requires regluing or refixing in
accordance with current Australian Standards.
 Cornice cracking due to contraction and expansion of supporting timbers is
not a structural issue.
 Presence of flaking / mould / mildew to paintwork, due to excessive moisture
in wet areas. Mechanical ventilation should be installed.
 Minor imperfections i.e. hairline cracks consistent with age and not considered
a significant defect.
 Minor paint flaking.
 Watermarks and staining visible due to a water leak.
 Walls
Walls are constructed of painted plastered brickwork / painted plastered blockwork /
plasterglass / plasterboard / fibrecement linings on stud frame / plasterboard on stud
frame / asbestos / fibre cement sheeting / painted plastered brickwork and
plasterboard / plaster bpoard on stud frame / brickwork, plasterboard and timber
sheeting / painted blockwork / face bricks / painted plastered brickwork and fibre
cement sheeting / limestone / plasterboard on steel studs / concrete and plasterboard
/ fibrous plaster on timber studs / plasterglass and fibrecement linings on stud framing
/ rendered brickwork / timber stud / plasterboard and timber lining board / painted
plastered brickwork and face brick / plasterboard on brick walls / painted plastered /
limestone / steel and concrete
_____________ with signs /no signs / _____________ of serious cracks or
movement. Generally in new / satisfactory / fair / average / poor condition and were /
were not / are stable.
OPTIONS - DROP DOWN WORDING
 Damp from shower/bath in adjacent room was noted to the base of the wall
 Structural cracks noted requiring investigation by a structural engineer
 Drummy/loose/flaking plaster noted
 Walls have been recently painted
 Rising damp caused by failure of damp-proof course to ______________
 Damp from adjoining rooms noted to base of walls. Silicon the wall and floor
joints in the shower recess then repair and paint when wall dry.
 Minor cracks consistent with age noted not of a structural nature.
 Minor cracks noted over doorways are not a structural concern.
 Minor cracks noted over windows are not a structural concern.
 Structural cracks noted requiring attention.

Floors
Floors are generally constructed of concrete and timber / concrete / timber
floorboards / concrete slab on timber fill with upper floor / _____________ and
covered in a variety of finishes / generally polished floor boards / timber float
flooring / polished concrete / ceramic tiles / laminate flooring / vinyl / carpet /
uncover _____________. The tiled areas do / do not require attention. No / Some
/ _____________ significant cracks were seen.
OPTIONS - DROP DOWN WORDING
 Concrete floor has cracks caused by rate of drying is not of a structural nature.
 Floor tiling drummy
 Timber floors were creaking requires refixing.
 Flooring is poorly supported.
 Subsidence of the floor noted.
 Termite damage is visible.

Stairs
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 16 of 20
BUILDING REPORT – APRIL 2012
The internal stairs on the property are constructed of brick / grano-topped brick /
various materials/ timber / steel / concrete / tiled or paved / steel and timber
_____________ and in varying / new / satisfactory / fair / average / poor structural
condition.
The hand rails are / are not / not required adequate. The rise and tread are / are
not adequate.
OPTIONS - DROP DOWN WORDING
 Timber/metal balustrade to _________ is not compliant with current building
regulations.
 Stair treads to _____________ are unequal and do not comply with current
building regulations
 Stair risers to ____________ are unequal and do not comply with current
building regulations
 Hand rails not in compliance with current Australian Standards.
 The balustrade is loose and requires maintenance
 The balustrade does not comply with Australian Standards because the height
is lower than the allowed 900mm
 The balustrade does not comply with Australian Standards because the height
is lower than the allowed 1000mm
 The balustrade does not comply with Australian Standards because the gaps
in the railings is greater than the allowed 125mm
Balustrades approved by Council’s prior to 01/07/1997 are allowed to be 900mm high. In houses
approved after this date horizontal stair balustrades and balcony balustrades must be a minimum of
1000mm above floor level. Balustrades are only required for a difference in levels in excess of
1000mm.

Windows
Windows are constructed of timber and aluminium / aluminium / steel / timber /
PVC / PVC and aluminium / a variety of materials / steel and aluminium
_____________. Generally locks were / were not / no opening windows in place.
They require normal maintenance / no attention / attention / _____________.

Doors
Doors are panelled / flush style / paneled and flush / flush panel hollow-core /
pressure moulded hollow-core / timber joinery framd / routered face hollow-core /
of several styles _____________ and in generally new / satisfactory / fair /
average / poor condition.

Cabinets
The general condition of the cabinets is considered to be new / satisfactory / fair /
average / poor / consistend with the age of the cabinet_____________.
 Plumbing
The sewer plumbing is a PVC / galvanised iron / copper system / PVC and galvanised
iron / Claypipes / PVC and copper / Galvanised iron and earthenware / PVC and
earthenware / PVC, galvanised iron and copper _____________ system. Water is
supplied in copper / PVC pipes / copper and PVC / copper pipes / copper and
galvanised pipes / copper PVC and galvanised / copper and PVC pipes / composite
pipes _____________. The water flow was / was not / not tested adequate.
There were / were no / were minor / not tested signs of water hammer. There are
/ are no / no tested serious faults. All toilets were tested and were / were not
operational.
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 17 of 20
BUILDING REPORT – APRIL 2012
Houspect Building Inspector is not a licensed Plumber; therefore the comments are observations by
the inspector only.

Gas
Mains / LPG gas is connected to the property. There are / are no detectable
leaks. The venting of gas appliances was / was not / n/a adequate.
OPTIONS - DROP DOWN WORDING
 It is not known when the points were installed and what the requirements were
at the time regarding air vents. Currently it is a requirement to have both a
high and low level air vent.
 There were insufficient high and low level air vents installed in the rooms with
the gas bayonet connections. It is recommended to install additional vents to
ensure adequate air flow.
Houspect Building Inspector is not a licensed Gas Fitter Technician; therefore the comments are
observations by the inspector only.

Electrical
The property has a standard meter box with single -/ three- / _____________
phase power located on the front / north/ south / east / west / rear_____________
side of the house and was / was not locked.
The circuit board has no RCD / one RCD / two RCDs / three RCDs / four RCDs /
five RCDs / seven RCDs / nine RCDs / no RCD (Residual Current Devise - Safety
Switch).
The wiring in the roof is old / modern / cloth-wrapped / twin-track PVC / a mixture
of / could not be seen_____________ style.
No / One / Two/ Three / Four / Five battery smoke alarm/s and no / one / two /
three / four / five hardwired smoke alarm/s were noted. The location of the smoke
alarm/s is / is not / in the hallway is / not totally / which is hard wired is / is
partially_____________ appropriate.
OPTIONS - DROP DOWN WORDING
 Australian Standards 3.7.2.3 Location - Class 1a buildings
Smoke alarms must be installed in a Class 1a building on or near the ceiling in(a) any storey containing bedrooms
(i) between each part of the dwelling containing bedrooms and the remainder of
the dwelling; and
(ii) where bedrooms are served by a hallway, in that hallway, and
(b) any other storey not containing bedrooms.
 No mains powered smoke alarm installed, but an approved smoke alarm unit
powered by a 10 year life battery that cannot be removed is installed.
 A minimum of two RCDs must be fitted to protect all power points and all
lighting circuits in all homes
 There was insulation noted touching and covering the recessed light fittings
and transformers, this is a fire hazard. The insulation should be moved away
or the light should be housed in a suitable fire-resistant enclosure.
Houspect Building Inspector is not a licensed Electrician; therefore the comments are observations
by the inspector only.
It is recommended that all electrical circuits include RCD protection and hard-wired smoke alarms.
AS 4349 – 2007 recommends that all installation, testing and confirmation of electrical circuitry
should be completed by a licensed electrician each time a house is sold.
Structural Defects:
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 18 of 20
BUILDING REPORT – APRIL 2012
The house is / is not considered structurally sound
Significant Defects:
The house does / does not have significant defects.
 As per Structural Defect
Safety Omissions:
OPTIONS - DROP DOWN WORDING
 Australian Standards 3.7.2.3 Location - Class 1a buildings
Smoke alarms must be installed in a Class 1a building on or near the ceiling in(a) any storey containing bedrooms
(iii) between each part of the dwelling containing bedrooms and the remainder of the
dwelling; and
(iv) where bedrooms are served by a hallway, in that hallway, and
(b) any other storey not containing bedrooms.
 No mains powered smoke alarm installed, but an approved smoke alarm unit
powered by a 10 year life battery that cannot be removed is installed.
 A minimum of two RCDs must be fitted to protect all power points and all lighting
circuits in all homes
 It is not known when the points were installed and what the requirements were at
the time regarding air vents. Currently it is a requirement to have both a high and
low level air vent.
 There were insufficient high and low level air vents installed in the rooms with the
gas bayonet connections. It is recommended to install additional vents to ensure
adequate air flow.
 There was insulation noted touching and covering the recessed light fittings and
transformers, this is a fire hazard. The insulation should be moved away or the
light should be housed in a suitable fire-resistant enclosure.
Recommendations or Maintenance:
All houses require ongoing maintenance. Within the first 12 months we would suggest
the following:
______________________________________________________________
_
______________________________________________________________
_
______________________________________________________________
_
______________________________________________________________
_
______________________________________________________________
_
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 19 of 20
BUILDING REPORT – APRIL 2012
______________________________________________________________
_
______________________________________________________________
_
______________________________________________________________
_
______________________________________________________________
_
houspect
office. suite 9, 136 railway street cottesloe wa 6011
phone. (08) 9383 1043 fax: (08) 9383 1457
Client : …………..
Report : …………
Page 20 of 20