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回复 #1 yuxl2001 的帖子
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最新的house inspection出来了，整体房子结构没有什么问题，但是有很多需要小修小补的地方，看来要花很多时间来打理这个房子了！
The property is considered to be well designed, has easy managed gardens, in-ground pool and outdoor entertaining area.
The property showed there are signs of poor maintenance, the interior and exterior decoration requires attention. But given some tender loving care and thoughtful upgrading the property would make a good family home.
Further commentary and recommendations.
The following notes are descriptive to enable you to plan normal ongoing householder’s maintenance. These items are not considered serious or in need of attention by the vendor.
Gutters need regular cleaning of leaf matter. There is some rust in the gutters; sections are perforated, notably to the front elevation above the bedroom. Decaying leaf matter causes corrosion in gutters and blocks water flow. Painting the inside of gutters with a bitumen emulsion (e.g. Pabcote#3) will extend their life by many years.
AFTER SMOKE ALARMS ARE INSTALLED: How long do they last? Below is an extract from FESA Fire in the Home Smoke Alarm Legislative Requirements FAQs.
“Q. How long do they last?
A. All smoke alarms have a recognised service life of 10 years before they become unreliable. Smoke alarms therefore need to be changed every 10 years. Some hard wired smoke alarms require a back-up battery to power the alarm during power outages and these also may need changing every 12 months.
Q. How do I know if they are working?
A. All smoke alarms are fitted with a test switch and FESA recommends all units should be tested monthly.”
If in doubt about age of the installed alarms have a licensed electrical contractor check alarms to see if it they are still within the 10 year service life.
Regular checks and servicing will ensure alarms are in working order and comply with legislations.
Further information can be found at.
http://www.dfes.wa.gov.au/safety ... armmaintenance.aspx
Where RCDs are fitted, how can I check if they are operating correctly?
Testing RCDs:
To ensure that the RCDs fitted to the property perform correctly, they must be tested at regular intervals. EnergySafety recommends that each RCD be tested every three months. Testing information can be found at:
http://www.commerce.wa.gov.au/EnergySafety/RCD/Testing.html
Kitchen & Main Bathroom exhaust fans are not connected to fresh air ducting, they vent into the roof space. We recommend having the fans are connected to fresh air ducted ventilation to meet Australian Building Codes AS1668.
Grout/sealant between the Kitchen Benchtop and wall tiles has some gaps. This allows debris collecting and possible water ingress to the surrounding wall. Sealing the gaps may be a worthwhile consideration. This is considered to be an ongoing maintenance item and with good preparation and use of quality propriety sealant will prevent future problems.
Grout/sealant between the Bathroom vanity basin top and wall tiles has some gaps. This allows debris collecting and possible water ingress to the surrounding wall. Sealing the gaps may be a worthwhile consideration. This is considered to be an ongoing maintenance item and with good preparation and use of quality propriety sealant will prevent future problems.
Ceiling to the front bedroom has some movement to the ceiling board; there are signs of some sagging. Some of the fibrous saddle strappings are brittle and have loosed allowing movement to the boarding. Consider having broken saddle strapping repaired to prevent further movement to the ceilings. This is considered to be a normal maintenance item for properties of this age.
Sagging board has left gaps between board and joist.
Walls adjacent to the shower have high moisture meter readings. There is no deterioration to the plaster yet; chemically sealing the shower walls will arrest this moisture. Companies such as Brendan Gilboy of “Shower Seal” (mobile 0403 311 879) use commercial chemical sealers and can offer a substantial guarantee on their system.
The introduction of the Building Code of Australia in 1995 made waterproofing of showers a regulation; and therefore, failure a structural detail. Any tiling completed after the introduction of the Building code of Australia in 1995 needs to comply with the code in relation to Parts 3.8.1.1 to 3.8.1.27
This property was built circa 1970’s so this item would normally be addressed as a cyclic maintenance item.
Brick paving needs weeds removing. This is best done by poisoning them with Glysophate (Round up) and then scraping off when dead. Pulling the weeds out will disturb the paving or break the roots off in the paving.
Some asbestos products have been used in this property. Where the product is not fractured or fibrous it does not pose a serious health risk if not cut drilled or sanded. Keeping them well painted is a reasonable protection (Eaves, carport ceiling, fences).
The polyurethane insulation in the ceiling space is beginning to thin out. If considering upgrading the insulation to these areas I recommend using fibreglass batts such as CSR R3.5 Gold Batts. I do not recommend loose fill mineral fibre (Blow in) as it causes many problems with ceilings.
The hot line pressure relief valve (PRV) on the hot water unit is currently in working order. It should be exercised regularly by gently lifting the lever to flush away corrosive sediments, and to ensure it operates to relieve pressure caused by expanding heated water. The valve is sited high level on external right side of the Hot Water Unit. Caution is to be taken when exercising the valve as HOT water will be expelled. Identify and keep clear of the discharging pipes open end outlet.
This is a safety device - Have the valve replaced if it does not operate.
This property has a Thermostatic Mixing Valve (TMV) installed to the HOT water system. The temperature control device has been installed left side of the hot water unit of this property.
NOTE: TMV’s limit the HOT outlet temperature and are required to minimize the risk of scalding.
1. Temperature control devices require routine maintenance and performance testing. Information on maintenance can be found in AS 4032.2.
2. It is “the property owner’s responsibility to ensure that the routine maintenance is carried out.”
Explanation: Extract from AS/NZS 3500.4:2003 Clause 1.9 Water Temperatures:
1.9.2 Sanitary fixtures delivery temperature;
All new heated water installations shall, at the outlet of all sanitary fixtures used primarily for personal hygiene purposes, deliver heated water not exceeding -
(a) 45°C for early childhood centres, primary and secondary schools and nursing homes or similar facilities for young, aged, sick or people with disabilities; And
(b) 50°C in all other buildings.
Leaning to the side elevation asbestos fencing was observed, some panels have split.
Front side elevation brick retaining wall adjacent to the drive shows some leaning towards the property and cracking is evident.
Mortar pointing to the ridge tiles is loosening; having the ridging repointed/rebedded will help maintain the roof.
Window glass is broken to the front living room adjacent to the front door.
The pool control equipment is not operable, the pool water is green, leaf matter covers the pool bottom and the concrete surface to pool is barely visible. |
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楼主: yuxl2001
楼主
发表于 20-11-2013 17:43:50
