House Inspection Report

Gives an idea how to conduct your own house inspection and make the best decision where, when, which to start the repairing works.

1. HOUSE INSPECTION REPORT



PREPARED BY,
NAZRIZAM BINTI AB. WAHAB

2. CONTENT

1.0 INTRODUCTION …………………………………………………………………...pg 2

2.0 HOUSE BACKGROUND …………………………….…………………………….pg 3

3.0 METHODOLOGY OF INSPECTION …………………………………………….pg 5

4.0 SURVEY GRID DRAWING……………………………………………… .………pg 6

5.0 DETAIL OF DEFECT INSPECTION …………………………………………….pg 9

6.0 SUMMARY OF DEFECTS ……………………………….………………….…….pg 25

7.0 CONCLUSSION………...……………………………………………….………….pg 37

8.0 REFERENCES……………………………………………………………….……..pg 29

3. 1.0 INTRODUCTION

A home inspection is a limited, non-invasive examination of the condition of a home,
often in connection with the sale of that home. This is usually conducted by a home
inspector who has the training and certifications to perform such inspections. The
inspector prepares a written report, often using home inspection software, and delivers it
to a client, typically the home buyer. The client then uses the knowledge gained to make
informed decisions about their pending real estate purchase. The home inspector
describes the condition of the home at the time of inspection but does not guarantee
future condition, efficiency, or life expectancy of systems or components.

An inspector will check the roof, basement, heating system, water heater, air-
conditioning system, structure, plumbing, electrical, and many other aspects of buildings
looking for improper building practices, those items that require extensive repairs, items
that are general maintenance issues, as well as some fire and safety issues. However, it
should also be noted that a home inspection is not technically exhaustive and does not
imply that every defect will be discovered. A general list of exclusions include but are not
limited to: code or zoning violations, permit research, property measurements or surveys,
boundaries, easements or right of way, conditions of title, proximity to environmental
hazards, noise interference, soil or geological conditions, well water systems or water
quality, underground sewer lines and/or waste disposal systems, buried piping, cisterns,
underground water tanks and sprinkler systems to name a few.

A home inspector is sometimes confused with a real estate appraiser. A home inspector
determines the condition of a structure, whereas an appraiser determines the value of a
property.

A home cannot "fail" an inspection, as there is no score or passing grade given. A
professional home inspection is an examination of the current condition of a house. It is
not an appraisal. It is not a municipal inspection, which verifies local building code
compliance. A home inspector, therefore, will not pass or fail a house, but rather describe
its physical condition and indicate what components and systems may need a major or
minor repair or replacement.

4. 2.0 HOUSE BACKGROUND

No. 11, Jalan Sastera Tujuh,
U2/1G TTDI Jaya,
40150 Shah Alam.


Figure 1 : House that been inspected

The house is double storey terrace house which was completed in early 2000 by TTDI
Development Sdn. Bhd. This house was owned by two owners before I bought in early
2010. The location is at TTDI Jaya and beside NKVE highway. Details about this house
as below:
Built up : 1800 sq ft
Bedroom : 4 nos
Bathroom : 3 nos
Size : 20” x 70”
Status : Freehold

5. Purchase this house base on ‘as is’ with partly furnished such as 1.5 Hp air conditioning
unit living hall, 1.0 Hp air conditioning unit at master bedroom, water heater in all
bathroom, remote sensing fan at living hall and master bedroom, auto gate, CCTV with
alarm system, kitchen cabinet with hood and exhaust fan, washing area, fish pond and
plaster ceiling.



Figure 2 : Location of house

6. 3.0 METODOLOGY OF INSPECTION

Identifying the precise causal factors of building defects is frequently an onerous task for
any investigator (Addleson, 1992). Diagnosing defects is rarely a straightforward activity
with few risks. Detection of a defect is usually undertaken by identifying certain
indicators using most if not all the five human senses i.e visual, olfactory, aural, tactile
and taste.

In this case, the method that used to inspect this house is by the human senses as shown
in Table 1.
Table 1 : Methodology inspection : human senses
Faculty Example
Visual Look for changes in appearance:
Staining
Discolorations
Indentation
Distortion or irregular pattern
Olfactory Try to smell for unusual or foul odours:
Mushroomy smell is indicative of dry rot
Obnoxious smell may be indicative of either a
defective foul drain or a dead animal rotting in a
hidden space.
Aural Detect bossed render by tapping it – a hollow or dull
sound is indicative of bossing; a clear, sharp noise is
indicative of sound substrate
Hear problems such as water hammer using a
listening stick
Listen for dull sound when tapping timber with a
hammer to ascertain if it is affected by fungal or
insect attacks.
Tactile Feel surface for unevenness, roughness or loose
material (e.g powdering and flaking of paint)
Feel material for friability (i.e the crumby state of
mortar or wood is indicative of a problem)
Taste Bitter taste in drinking water may be indicative of
contamination. However, the safe use of this faculty is
limited because of the risk of contamination or
poisoning.

7. 4.0 SURVEY GRID DRAWING











SURVEY GRID DRAWING
(TO DIFINING DEFECT LOCATION)

8. GROUND FLOOR LAYOUT PLAN
Wet area
Kitchen
Utility room
Dining
area
Living hall
Car porch
Fish pond
Carpet grass
Auto
gate
1 2
6
7
8
5 4
3
11
10
9
12
13
15
18
19
20
23
17
22
21
16
14
24
25

9. FIRST FLOOR LAYOUT PLAN
Master
Bedroom
Bedroom 2 Bedroom 1
Family area
29
27
30
26
19
28

10. 5.0 DETAILS OF DEFECT INSPECTION







DETAILS OF DEFECT
INSPECTION
(REFER TO SURVEY GRID DRAWING)

11. No 1
Subject Main gate
Location Main entrance
Observation There are some decay timber planks at the gate. This is because the gate is
exposed to damp climate. Also, the planks have been used for 6 years without
good maintain from previous owner.
Picture

Corrective
action
This problem can be solved by replace the affected planks with better material.
Nyatoh, resak, and meranti are suitable for outdoor material as long as the
materials are preserved finely. Shellacked the timber planks with UV PRO
wood stain shellac.



No 2
Subject Main gate
Location Main entrance
Observation Some corrosion on metal frame of the gate. Since the frames are exposed to the
atmosphere, they might corrode by oxidation, electrolytic or acidic corrosion.
Picture
Corrective
action
This problem can be repaired by scrape the rust and then repaint the metal frame
with anti-corrosion coating, (metal-alkaline resin). Always monitor the metal
frame condition to avoid corrosion from spread out to other area.

12. No 3
Subject Driveway
Location Main entrance
Observation Staining on tiles at the driveway area due to dampness (rainwater staining).
Picture

Corrective
action
This area can be cleaned by using correct types of floor cleaning liquid or
powder cleaning form. Stain remover such as N-P9 also good to remove the
stains. The most important to avoid this matter is, don’t let the water ponding
happen on that area after rainy day.

No 4
Subject Refuse compartment
Location Main entrance
Observation Staining on RC coping and compartment facade.
Picture


Corrective
action
The best way to solve this problem is repainting. Before that, ensure surface is
thoroughly dry. Repainting the whole compartment with any brand of ‘exterior
protective wall coating’. Example : Dulux Wall Sealer

13. No 5
Subject 3 ft brick wall fence
Location Main entrance (outside area)
Observation Damp on the 3 ft brick wall fence facade due to water attack that come from
rainfall.
Picture

Corrective
action
The problem is same like No.4 case. So, using ‘exterior protective wall coating’
can solve this problem. Use the same steps to repaint the brick wall so that it
would long last.



No 6
Subject 3 ft brick wall fence
Location Main entrance (inside area)
Observation Staining on the carve stone due to dampness. Also, there was fungus infested
make the carve looks very dirty.
Picture

Corrective
action
Use high pressure water jetting (1500 psi) to clean the fungus and algae. Let it
dry thoroughly. Repainting the carve stone with weather shield coating.

14. No 7
Subject 2 ft timber plank
Location Right side fence
Observation Decay timber plank due expose to damp atmosphere.
Picture

Corrective
action
Replace the decay timber with the new plank using either resak or meranti.
Shellacked the timber planks with UV PRO wood stain shellac.



No 8
Subject 7 ft brick wall
Location Right divider
Observation There is vertical crack between joint of 3 ft and 7 ft brick wall. This may cause
by soil settlement.
Picture

Corrective
action
Due to the crack, the best solution is re-plastering the brick wall and then
repainting to avoid uneven paint at affected area.

15. No 9
Subject Floor tile
Location Car porch
Observation The car porch area using homogeneous tile and pebble wash finishing. Due to
the observation, that area still in good condition. No broken tile and no obvious
staining in that area.
Picture

Corrective
action
Since the area in good condition, regular maintenances are required such as
sweeping and cleaning.

No 10
Subject Apron
Location Car porch
Observation There is a fine crack along the apron. It might be caused by soil settlement.
Picture

Corrective
action
The solution for this case is the area has to reconstruct by hack surround the
crack and then re-plaster with the same material (pebble wash). Observation
time to time needed to avoid crack occur again.

16. No 11
Subject 3 ft brick wall
Location Left side divider
Observation There is vertical crack between joint of 3 ft and 7 ft brick wall. Same as at the
right side, this also cause by soil settlement.
Picture

Corrective
action
Due to the crack, the best solution is re-plastering the brick wall and then
repainting at affected area.

No 12
Subject 7 ft brick wall
Location Left side divider
Observation Staining on brick wall surface cause by human soiling.
Picture

Corrective
action
This matter can be solve by clean the area, and then re-painting with the suitable
color of paint.

17. No 13
Subject Party wall
Location Interior wall
Observation Staining on some area on party wall, and also nail mark.
Picture

Corrective
action
Firstly, pull out the nails; fill the hole with filler, and finally repainting the wall
with interior paint.


No 14
Subject Brick wall (left side)
Location Kitchen
Observation 0.5 mm crack line between existing brick wall and extended area. There is a
vertical crack from ceiling to floor. This matter happened when the extension of
the kitchen doesn’t apply new foundation. The wall is failure to carry the loading
on it so that the cracks appear along the extension wall.
Picture

Corrective
action
The best way to solve this problem is reconstruct the wall but due to budget, the
cracks can be repaired using stitching method, and after that repainting the wall.

18. No 15
Subject Brick wall (right side)
Location Kitchen
Observation Same as No. 14 case, the crack happened along the extension wall. The crack
line about 0.5 mm, is behind the kitchen cabinet.
Picture

Corrective
action
Also, the best way is reconstruct the wall. Anyway, the cracks can be repaired
using stitching method, and after that retiling the wall as before.


No 16
Subject Floor tiles
Location Wet area
Observation Staining on the floor tile caused by water soluble chemicals action.
Picture

Corrective
action
This can be cleaned by using correct types of floor cleaning liquid or powder
cleaning form. As proposed before, N-P9 also good to remove the staining.

19. No 17
Subject 3 ft brick wall
Location Wet area
Observation Vertical crack line cause by failure to carry loading.
Picture

Corrective
action
The solution for this case is to put caulk in the gap, re-plastering the brick wall
and repainting it.

No 18
Subject Telephone junction box
Location Wet area
Observation Uncovered junction box with untidy wire.
Picture

Corrective
action
Firstly, tidy the wire then put back the junction box cover.

20. No 19
Subject Water heater
Location Ground floor bathroom
Observation Low pressure on water heater spray. Since this house is unoccupied almost one
year, may be the water tank or the piping fully with sediments that make the
water slow.
Picture

Corrective
action
Check the water tank condition. If reasonable, wash the water tank and fill up
with new water. Check the piping to make sure there are no leakages. Also,
check the branch piping size. If the size too big, it also can be the factor of the
water so slow.

No 20
Subject Floor tiles
Location Utility room
Observation Staining on the floor tile in front of the bathroom. This may cause by water
penetration to the tile.
Picture

Corrective
action
This can be cleaned by using correct types of floor cleaning liquid or powder
cleaning form. As proposed before, N-P9 also good to remove the staining.

21. No 21
Subject Brick wall
Location Main switch area
Observation Stains on the surface and mark from previous installation.
Picture

Corrective
action
This can be removed by clean the area, and then repainting with suitable paint.


No 22
Subject Tread
Location Staircase
Observation Piece of parquet block are pull out from it place due to the failure of adhesive.
This because of moisture contain in the atmosphere.
Picture

Corrective
action
To repair this matter, firstly, clean the area from any dust. Put adhesive at the
back of parquet then put into the place. Tap it firmly down with a hammer to
bond and level it

22. No 23
Subject Party wall
Location Along the staircase
Observation Some staining on the surface of the party wall. This cause by repeating hand
touch the wall when use the staircase.
Picture

Corrective
action
To manage this problem, the wall has to repaint with suitable paint such as easy
clean type.


No 24
Subject Book cabinet
Location Under staircase
Observation The cabinet still in good condition.
Picture

Corrective
action
Since the cabinet still in good condition, there is nothing much to do except
cleaning the dust and maintain the hinge from corrode. Spray with WD-40
would make sure the hinge work better.

23. No 25
Subject Floor
Location Living hall
Observation ‘Broken marble’ as finishing make the hall look bigger. The condition is good.
Picture

Corrective
action
Since the condition is good, the floor required regular cleaning and once a year
polishing. Simply sweep well and go over with a damp mop. To sustain the
floor, do not use abrasive cleaners.

No 26
Subject Guard rail
Location Staircase
Observation Paint peel off at some area of the guard rail.
Picture

Corrective
action
To repair, firstly, the area has to be scratch to move out previous paint. After
clean the area, repainting is required.

24. No 27
Subject Floor
Location Family area
Observation The parquet floor at family area is still in good condition and still shining. No
broken even pull out parquet founded.
Picture

Corrective
action
Regular maintenance required such as cleaning and polishing.

No 28
Subject Floor
Location Master bedroom
Observation Termite attack at parquet floor in front of bathroom. Only certain area affected.
This happened when the previous owner bring inside the furniture that already
has termite in the house. Luckily, this matter just happened and the area affected
is under control.
Picture

Corrective
action
The area is under treatment by using ‘biting’ type to control the termite spread
out.

25. No 29
Subject Pump water heater
Location 2
nd
bathroom (1
st
floor)
Observation The equipment still in good condition. Also, the water pressure quite good since
it has internal pump.
Picture

Corrective
action
No corrective action except regular maintenance such as check the condition,
hose leaking or water drop from the spray if any.

No 30
Subject Ceiling
Location 2
nd
bedroom
Observation Fungus attack to the ceiling due to the dampness. There are leakages from the
roof.
Picture

Corrective
action
To repair, the leakages have to overcome first. After that, remove the fungus and
repainting the area.

26. 6.0 SUMMARY OF DEFECTS

This summary will shows the cause of defect, defect rating, defect priority and
recommendation of repair works

Defect Rating:

Repair Priority:


No Defects Causes of Defect
Defect
rating
Repair
priority
Recommendation
of repair works

1 Decay timber
planks
Due to weather
condition
3 3 Replace and shellac

2 Corrosion on
frame gate
Water interact with
oxygen and the
chemical of metal,
due to oxidization
4 3 Repainting with anti
corrosion coating

3 Staining on
driveway tile
Due to dampness
(rainwater staining)
3 3 Cleaning with cleaning
chemical

4 Staining on RC
coping
Due to dampness
(rainwater staining)
3 3 Repainting with
exterior protective wall
coating

5 Dampness on
facade
Due to water attack
from rainfall
3 3 Repainting with
exterior protective wall
coating

6 Staining on
carve stone
Due to dampness
and fungus infested
3 4 Water jetting, drying
and repainting with
weather shield coating

7 Decay timber
planks
Due to damp
atmosphere
3 3 Replace and shellac
•As New1
•Good2
•Medium3
•Poor4
•Unsafe5
•Most urgent1
•Urgent2
•Least urgent3
•Regular
maintenance4
•Requires normal
maintenance5

27. No Defects Causes of Defect
Defect
rating
Repair
priority
Recommendation
of repair works
8 Vertical cracks
on brick wall
Due to soil settlement 4 3 Re-plastering and
repainting

9 Good condition
on car porch tile
NA 2 5 Sweeping and
cleaning

10 Fine crack along
apron
Soil settlement 4 3 Reconstruct or re-
plastering with pebble
wash finishing

11 Vertical crack Soil settlement 4 2 Re-plastering and
repainting

12 Staining on
brick wall
Human soiling 3 3 Cleaning and
repainting

13 Staining and
nail mark
Decoration 3 3 Filling the hole and
repainting

14 Vertical crack
on extension
wall
No foundation and
soil settlement
5 1 Reconstruct or use
stitching method, and
re-plastering, also
repainting

15 Vertical crack
on extension
wall
No foundation and
soil settlement
5 1 Reconstruct or use
stitching method, and
re-plastering, also
retiling

16 Staining on wet
area floor tile
Due to water soluble
chemicals action
3 3 Cleaning with cleaning
chemical

17 Vertical crack
line
Due to failure to carry
load
4 3 Re-filling the gap, re-
plastering and
repainting

18 Uncovered
junction box
The cover are drag
out
3 2 Replace the cover

19 Low pressure
on water heater
spray
Due to sediment level
in water tank overflow
to branch piping
4 2 Clean water tank and
refill

20 Staining on floor
tiling
Due to water
penetration on the tile
3 3 Cleaning with cleaning
chemical

21 Staining Mark from previous
installation
3 3 Cleaning and
repainting

22 Parquet block
pull out
Due to failure of
adhesive
4 3 Cleaning and stick
back the parquet

23 Staining on
party wall
Repeating hand
touching the area
4 3 Repainting with easy
clean paint

28. No Defects Causes of Defect
Defect
rating
Repair
priority
Recommendation
of repair works
24 Good condition
on book cabinet
NA 2 4 Regular cleaning

25 Good condition
on marble floor
NA 2 5 Regular cleaning and
once a year polishing

26 Paint peel off on
guard rail
Due to usage 4 3 Repainting

27 Good condition
on parquet floor
NA 2 5 Regular cleaning and
once a year polishing

28 Broken parquet Termite attack 4 2 Biting treatment

29 Good condition
on water heater
NA 2 5 Regular maintenance

30 Fungus attack
to the ceiling
Due to the dampness
and roof leakage
4 2 Remove fungus an d
repainting



7.0 CONCLUSION


Chart 1 : Total defect based in defect rating



0
2
4
6
8
10
12
As New Good Medium Poor Unsafe
Total defect based on defect rating
Total work by defect rating

29. Chart 2 : Total repair based on repair priority



From both of the charts above, we can conclude that this house is quiet well maintain by
previous owner. There are no new defect occurs in the house. There are 12 out of 30s
inspection are in medium level of defect. They come from timber decay, staining and
dampness defects. These defects are least urgent and can be repair slowly. Even though,
intention should be given to the poor defect such as corrosion, crack line, low pressure in
water heater, finishing (parquet), staining, peel off of paint and fungus attack so that the
deteriorate could be avoid. Most important is to give urgent repair to unsafe defects such
as vertical cracks on extension wall. Advice from expert to overcome this matter can
avoid the wall re-crack in next time.









0
2
4
6
8
10
12
14
16
18
Most urgentUrgentLeast urgentRegular
maintenance
Requires
normail
maintenance
Total repair based on repair priority
Total work by repair priority

30. 8.0 REFERENCES

1. James Douglas and Bill Ransom, 2007, Understanding Building Failures – Third
Edition, Taylor & Francis, London
2. Edward A. Noy Revised by James Douglas, 2005, Building Surveys and Reports –
Third Edition, Blackwell, London
3. John Hinks & Geoff Cook, 1994, The Technology Of Building Defects, Taylor &
Francis, London