For example, a 100 year old
building does not comply with virtually any of the
current standards, but may still be in serviceable
condition for another 100 years with proper maintenance
and repairs. It requires an experienced expert to
determine the adequacy of buildings of different ages,
report on its condition and recommend suitable repairs
and/or maintenance.
That expert will identify modifications,
changes and renovations and their suitability to a
building. This includes changes in roof coverings
and roof loads. Many older roof structures are not
adequate for current roof tiles.
Buildings of all ages can be
affected by cracks as well as deterioration.
Not all cracks in brickwork
are structural and the cause of cracking is to be
determined and recommendations made if required. Deterioration
of mortar can occur over time and can result in dislodgement
of brickwork.
During an inspection the visible
parts of brickwork are inspected and commented on,
including where inadequate concrete slab support is
provided. Other external wall claddings, such as shingles
and cladding, are visually inspected for likely repairs.
Other external wall claddings,
such as shingles and cladding, are visually inspected
for likely repairs.
Dampness can be an issue in
all buildings, including units. Dampness can enter
a building via raised external ground levels, including
planter boxes and balconies.
Most modern unit buildings
reply on adequacy of waterproofing membranes to prevent
leaks or water entry. Inadequate membranes can lead
to dampness to internal walls as well as deterioration
of timber floors. Waterproofing of hobless showers
can be difficult and can be prone to failure.
All electrical and plumbing
installation and replacement must be completed by
a suitable licensed contractor. Most older buildings
contain outdated or some sub-standard, or in cases
dangerous, electrical wiring. Our reports do not cover
a detailed condition report on electrical or plumbing,
but obvious defects are mentioned.
When buying
an older house, a purchaser must consider possible
repairs to downpipes that may be blocked, damaged,
broken or inadequate. It is not possible to accurately
report on drainage pipes below ground level or in
concealed areas, so it is recommended that a contingency
be allowed for possible additional works, particularly
on buildings in excess of 20 years old. Where upgrading
of stormwater is obvious, then in some cases recommendations
are made for a stormwater collection tank to be installed
to allow for reuse of water.
All
inspections are visual, but are backed up with years
of experience in likely defects that should be investigated.
Where a timber floor is too close to the ground, then
it will not be able to be inspected.
Similarly,
where excessive stored goods are retained, or landscaping
covers structures then the accessible areas only are
inspected.
