Preparing for your buyers Pre Purchase Inspection

Formally accepting an offer on your home is an exciting moment for any homeowner but it can become quite a nervous time waiting to hear the results of the potential buyers building and pest report. While there is no pass or fail, preparing for a pre purchase inspection can help calm the nerves.

Any responsible “Contract of Sale” will include a condition subject to building and pest reports.

Rest assured, you cannot pass or fail a pre-purchase building and pest inspection. It is also important to remember that the report is in no way a reflection of you as a homeowner.

The building inspection is a snapshot of the condition of the home at a point of time.  Condition is compared to similarly constructed and reasonably maintained buildings of approximately the same age.

The pest inspection is looking for the presence of or damage from subterranean termites, seasoned wood borers and fungal decay (rot).

What to expect on the day of your buyers Building and Pest Inspection

The inspector will be at your home for 2-3 hours to carry out the inspection.

Generally, 1-1.5 hours is spent outside the home inspecting the roof system, exterior of the home, subfloor (if applicable) and any outbuildings or structures within 30m of the home. The remaining 1-1.5 hours will be spent inside the home inspecting all internal areas of the home. This includes the interior of the roof space.

Please ensure access is available to these areas prior to the arrival of the building and pest inspector by unlocking gates, garages and outbuildings and ensure subfloor and roof space access is kept clear and unlocked.

Pre-Purchase inspections are visual, non-invasive which means the inspector will not cut, break apart, dismantle, remove, or move objects in the course of the inspection. The inspector will be taking many photos of all areas of the home as part of the inspection as well as using non-invasive tools including moisture meters, radars and thermal imaging cameras.

Be mindful that buyers often accompany building and pest inspectors at the time of inspection and may feel uncomfortable asking questions are present throughout the process. It may be worth considering vacating the property for the duration of the inspection.

Tips for preparing for your Buyers Building and Pest Inspection

Do everything you can to present your home in its best possible state but don’t be discouraged if your inspector comments on a number of defects, they will report on everything they see. The inspection is not a wish list for the buyer, it is an overview of the condition of the home at the time of inspection.

Some quick tips to assist your inspector in providing the buyer an informed overview of the home.

• Have a spring clean
• Documentation of previous pest control
• Clear vegetation away from the homes foundation

A vendor building and pest report is also a great way to gain confidence in the condition of your home. Check out our blog post on vendor inspection reports for more information!

Inexpensive Maintenance

Your buyers building and pest report will include anything the inspector observed at the time of the inspection.

Here is a handy list of common maintenance items you can address prior to your inspection!

• Remove loose timbers from around the home and sub floor
• Seal around any external wall penetrations
• Check subfloor is dry and well ventilated
• Caulking behind kitchen sink, laundry trough, vanities, showers and baths
• Replace cracked/broken glass
• Replace damaged fly screens
• Secure loose railings
• Tighten loose door hardware

Vendor Inspection Reports

We know a building and pest inspection is a critical part of due diligence for any serious home buyer; but did you know Vendor Inspection Reports are also one of the most valuable investments a seller can make before listing their home?

As a seller, we want to achieve the best possible price in a process that is seamless. A Vendor Inspection Report provides peace of mind for all parties with regards to the condition of the home. Having completed an independent building and pest inspection prior to listing also provides you a competitive edge and paves the way for a seamless transaction.

Let’s walk through some of the benefits of a Vendor Inspection Report –

Peace of Mind

At the heart of every report, we strive to provide all parties Peace of Mind.

A Vendor Inspection Report provides the seller an awareness of any hidden defects or pest activity in the home. This empowers the seller to remove the possibility of nasty surprises that can impact the buyer’s enthusiasm about the property prior to listing.

From the buyers perspective, they find comfort from a seller that is being honest and transparent about the homes condition. Because of the investment made in an independent report by the seller profits are less likely to be diminished through negotiation and the risk of the buyer pulling out all together is significantly reduced.

Competitive Edge

A Vendor Inspection Report can give you the competitive edge to stand out in the market.

Marketing yourself as a seller with nothing to hide provides a point of difference that boosts the confidence of buyers. With every Vendor Inspection Report we provide a QR Code that directs your buyers to the interactive Building and Pest Report in seconds.

As simple as scanning a QR Code at an inspection or open house provides buyers confidence in the home. Buyers at an auction that may not want to pay for their own inspection in case they miss out on the property or couldn’t arrange one in time now have the ability to bid with confidence. Even buyers that were planning on having their own inspection completed have the confidence to make a serious offer!

Seamless Transaction

When buyers are keen on your property, they will be as eager as you are to close the sale fast.

Because you have been transparent, buyers are able to act with confidence and are less likely want their own inspection. No nervously waiting for the buyers building and pest inspection to be published, hoping they don’t find anything that may cause a renegotiation or even break the sale. Even if the buyer decides to have their own building and pest report completed, you have peace of mind and confidence in the health of the home you are selling.

Venatic Vendor Inspection Reports

A Venatic Vendor Inspection Report is completed to the same Australian Standards as a pre purchase building and pest inspection. This provides you and buyers assurance that there will be no surprises on any subsequent reports ordered by the purchaser.

After the Vendor Inspection Report is provided, sellers have the opportunity to rectify any issues identified in the report. Venatic can provide a Re Inspection to confirm the identified issues have been rectified.

After the Re Inspection, a report will be provided to reflect that the original issue has been appropriately rectified.

A QR Code linking directly to the report is provided with each Venatic Vendor Inspection Report.

Schedule your Vendor Inspection online today or call us on 0499 524 865.

Check out our blog for more information on the building or pest components of the inspection.

Subfloor Ventilation

High levels of moisture in the subfloor area of a home can lead to a number of issues including fungal decay and increased risk of termite attack.

In sub floor areas with poor ventilation water can pool or moisture can escape from the soil which increases the humidity in the subfloor space. This in turn increases the moisture content of timbers in the sub floor area. When the moisture content of timber is above 20%, it becomes more susceptible to fungal decay and termite attack.

Vents

In Gippsland (Climatic Zone C), the minimum subfloor ventilation openings is 6000mm2 per meter of wall. Vents should be evenly spaced and a vent should be placed no more than 600mm in from each corner.

A practical example of this is a common Pryda 230×165 Vent. As this vent provides 14157mm2 of ventilation, the maximum spacing for this vent is 2.36 meters.

Clearance Requirements for Subfloor Ventilation 

For inspection purposes, a ground clearance of 400mm is required between the finished ground level and any structural components such as bearers. For sloping sites, the minimum clearance may be reduced to 150mm as long as it is within 2m from an external wall.

Drainage 

The ground under a suspended floor must be graded to prevent water pooling under the home. This means low areas must be filled so they are higher than the external adjacent finished ground level.

Other Impacts on Subfloor Ventilation

Materials stored under the home impact the efficiency of sub floor ventilation. As well as blocking airflow in the sub floor, stored items containing wood increase the risk of timber pest attack.

Vegetation and garden beds against the home commonly impede the subfloor ventilation of homes. While garden beds against the home can enhance the visual appeal of the home, it is important to ensure sub floor vents are not impacted.

Where the subfloor space is excessively damp (from high water tables) or subject to flooding, the BCA offers 3 options.

• Subfloor ventilation is increased by 50% (to 9000mm2 per meter of wall); or
• The ground in the subfloor space is sealed with an impervious membrane; or
•  Durability class 1 or 2 timbers or H3 (above ground) and H5 (below ground) treated timbers must be used.

What is mould?

Mould is a organically occurring fungus and varies in its presentation. It can appear as a fuzz, stain or smudge commonly in shades of green black and white.

What causes mould?

Mould spreads and grows from tiny particles called spores which attach to surfaces conducive to their survival and reproduce. To survive and produce more spores to spread, it must have access to both food and moisture.

Most surfaces in the home, particularly organic surfaces such as timber will have an abundance of food to sustain the growth of mould. It is with the introduction of moisture that areas of the home become more susceptible to the presence of mould.

Wet areas such as bathrooms are among the most common areas of the home that attract mould due to high levels of humidity and moisture. There are some great advice on condensation management in the home to ensure at risk areas have adequate ventilation.

Compromised weather seals and plumbing leaks, poorly maintained gutters all lead to moisture in building elements of the home and create an environment that promotes the growth of fungi. It is important to address moisture issues as they arise; engage appropriate qualified plumbers to rectify plumbing issues and ensure gutters are inspected and maintained appropriately

It is also important that all areas of the home have access to adequate ventilation, particularly areas of poor lighting. Dark sub floor and roof space areas are an ideal space for mould to grow undetected and spread spores around the home. It is important these areas have adequate ventilation.

Will my building and pest inspection report on fungi?

During a Building and Pest Inspection, your inspector is specifically looking for fungi that damages timber. While mould is found on the wood surface only and does not decay the timber, it does indicate an environment conducive to timber decay.

Your home inspector will report on areas noted with heightened levels of moisture or poor ventilation. This commonly includes areas where mould is present.

What are the health affects?

The Victorian Department of Health advise that mould can cause nasal congestion, sneezing, coughing, wheezing and respiratory infections.

People with severe asthma, allergies, weakened immune systems and lung diseases are more susceptible to these symptoms.

You should always seek medical advice from your GP if you have any concerns about the affects of mould on your health.

How to remove mould in the home?

The first and most important step is to remove the source of moisture. Moisture is the cause of the presence of mould, if this is not rectified at the source, the mould will regenerate.

The second step is to remove the mould. Fabric items such as clothing and soft toys must be washed in a hot cycle in the washing machine. Fabric items that cannot be washed in a washing machine such as couches or carpet should be professionally cleaned. Hard surfaces such as walls and ceilings can be cleaned with a vinegar solution (one part vinegar, three parts water) and microfibre cloth.

The last step is to prevent mould regrowth. Small areas of regrowth can be treated with the same vinegar solution used in the second step. If large areas of regrowth appear, it is recommended that professionals are consulted.

There is a great community guide provided by the Victorian Department of Health on Removing Mould at Home.

Gutters play a vital role when working efficiently by collecting and directing storm water away from the home and preventing damage to the structure of the home.

It is recommended that gutters are regularly inspected and cleaned at least twice yearly.

It is recommended that gutters are inspected and cleaned in early autumn prior to a wet winter period to ensure gutters can effectively direct water away from the home, as well as prior to summer when deciduous trees have lost their foliage, creating a fire hazard.

There are three major concerns with debris accumulating in gutters –  

• Gutters overflowing into eaves and roof space causing damage.
• Increased fire risk.
• Deterioration of gutters.

Your Venatic inspector will inspect the gutters of the home during their inspection and may comment on the overall efficiency of the gutters.

Gutter Overflow

To ensure water does not overflow from gutters back into the structure of the home, overflow measures must be designed to accommodate a 1 in 100-year rain event.

When gutters or downpipes become obstructed or are designed and installed with inadequate drainage provisions, gutters will overflow. No gutter system should allow water to enter the walls or internal structure of the home when overflowing occurs. 

Examples of accepted overflow measures for high fronted gutters include a 10mm gap between the gutter and fascia or a flashing that prevents water ingress behind the fascia as depicted in Figure G1. 

Installation of gutters must be completed by appropriately licensed Plumbers with overflow provisions in accordance with the Plumbing Code of Australia.

Fire Risk

Debris left in gutters from the autumn and winter periods present an increased fire risk once dried out in the warmer summer months. 

Flying embers can easily ignite the dry debris in the gutters and spread fire to the roof cavity of the home. The CFA recommend on high fire risk days to check gutters for debris and when fire is in your area to plug downpipes and fill gutters with water. 

When filling gutters with water it is important that gutters are installed to prevent overflow entering the structure of the building.

Deterioration of gutters

If dirt and debris are allowed to build up in gutters, it can lead to the gutters retaining water and remaining moist at the built up areas. This can often lead to an increased rate of deterioration of the gutters, particularly around joins and penetrations. 

Even when gutters appear relatively clear, it is a good idea to flush gutters when inspecting to remove any dirt which may be retaining moisture in the gutter.

Prevention

Regular inspection or cleaning of gutters can be completed as a DIY project or by hiring a professional. There are a number of licensed plumbers who provide gutter cleaning services in the Gippsland area with industrial vacuums who can also assess and repair gutters as required to ensure they are operating efficiently and without risk to the home should they overflow.

To reduce the amount of debris built up in gutters, appropriately installed Gutter guards can prevent larger debris such as sticks and leaf litter entering the gutter system of the home. Homes with gutter guards installed still need to be inspected and cleaned regularly to ensure they continue to operate effectively, and dust and dirt debris are not causing and obstructions to drainage.

Consideration should be made to having an appropriately qualified roofing plumber install a gutter guard system to your gutters as inappropriate installations often inadvertently cause obstructions to build up.