Thursday, November 22, 2012

More about non-invasive moisture testing




参考以前我写的说明:

http://houseinspection.blogspot.co.nz/2012/05/re-moisture-inspection-report.html

各种非侵犯性仪器的指数是不同的,我们常用的仪器有很多种,每一种都是相对读数,而非绝对%读数。

如果有任何可疑的读数,我们会在报告中给予说明,“可疑”读数可能是任意读数,只要是明显高于对比位置的读数

对于非侵犯性测湿的读数解读是综合的和复杂的过程,没有一个简单的界限能把高低明显区分开来

it to be noted that, 

1. there is no such a chart to indicate so called acceptable moisture level. 

2. any judgement to moisture level must be based on analysis of the building as a whole

3. most leaky buildings do not show any sign of high moisture readings based on non-invasive inspections

4. according to new version of real estate agreement, invasive moisture testing is banded from pre-purchase inspections

5. in most cases "acceptable" readings obtained to a house are either lower or not significantly higher than readings obtained from reference points (dry spots), but they can be anything from 0 to 100 or any other digit.
 
6. judge a building based on so called "acceptable moisture level" only can be dangerous and misleading

7. no one other than the inspector himself can interpret his moisture readings based on photos only without particular context 

Monday, September 24, 2012

买公寓要注意哪些问题

1. 很多公寓都有大楼的名字,诸如 Spencer on Byron  等等,不妨先google一下,看看是否有相关的新闻和评论,至少如果是很有名的漏水房,一定可以搜出来;

2. Body Corp的相关信息(long term maintenance plan and minutes)根据法律的规定要对买家公开,请中介协助搜集所有相关信息,如果有不明白的可以在找builder检测时问问,虽然这不是检测的项目,但负责任的builder都会帮助看看,而且很可能能提出一些意见或建议;

3. 把其它事情,如贷款,LIM,估价等先搞定,然后再做builder's report,这很适用于公寓,因为根据我们的记录,公寓房查出严重问题的几率并不高,所以搞定其它事情显得更为重要;

4. 如果可能,最好选择在房间里没有人的时候做检测。原因如下:

  • 公寓一般很小,但经常住很多人,再加上检测人员(我们是两个人),中介和买家,房间里经常有喘不过气的感觉,检测时很不舒服
  • 很多住公寓的都是白天睡觉。我们检测时经常有正在睡觉的,很不方便,在人家躺在被窝里的时候在床边晃来晃去,那种感觉挺不舒服的
  • 屋里人太多时,很多关键的角落不好检查,有时候没办法,只能忽略
5. 和其他检测一样,不要在检测过程中问问题,我们不会拒绝回答,但是会受干扰。有问题或者在检测之前问,或者之后问。对于任何我们需要解释给你的问题,我们都会把照片放到随身带的电脑里来演示给客人。我们更喜欢在我们的车里和客人单独谈论有关房子的问题,而不是面对其他人;

6. 最后,公寓和其他房产的最大区别是,我们无法检测房顶和公用区域,因为够不到,或者打不开。我们只能够看到所检测的公寓附近的外墙面,所以对公寓楼的整体分析会缺乏足够根据。有些人会对这一点不满意,但没办法,不是做不到,而是对于购房检测,受时间和费用的限制,不可能把整个楼做系统分析,如果你买的是整个楼,那是另一码事儿。

Thursday, September 13, 2012

Inspector - the definition

According to what described in NZS 4306, a inspector is A person, partnership or company qualified and experienced to undertake property inspections. 

How do we define "qualified"? Does that mean holding some kind of qualification? Tertiary qualification, degree, diploma, certificate? Or maybe belongs to any kind of organisation, e.g. RICS, NZIBS, LBP, Master builders association, Certified builders association? Or passed some kind of examination or testing? Or holding some kind of license?

According to the new AGREEMENT FOR SALE AND PURCHASE OF REAL ESTATE, The report must be prepared in good faith by a suitably-qualified building inspector in accordance with accepted principles and methods.

Again, how can we define "suitably-qualified". Can we say DIYers are not suitably qualified, but master builders are suitably qualified? What about a plumber, can he perform a property inspection? What about a brick layer? If a carpenter is assumed to be a suitably qualified, then why a brick-layer is not?

Will there be any argument if I'm in the inspection industry for 30 years but holding no qualifications? Wise versa, will you challenge my "illegibility" if I got a certificate in carpentry, but without industry experience? Does Suitably-qualified mean experienced? or means experienced and also qualified (holding a relevant qualification)?

So nether NZS 4306 nor the new Agreement gave us a clear picture: Who can do the inspection.

有关房屋检测限制条款 - Terms & Conditions

检测之前有一件事情我们一定要做的,就是需要客人在检测限制条款上签字。有些做网上预定的,在预定提交之前也要在"同意限制条款”上打勾才能完成预定。为什么?


  1. 这是新西兰房屋检测标准NZS4306中明确规定的,即“照章办事”;
  2. 我们的保险公司要求我们必须针对每一个检测来完成这项手续,不然保险失效。这也是所有承保专业责任险professional indemnity insurance的保险公司无一例外要求其客户必须履行的义务;
  3. 如果有人认为这是否意味着有逃脱责任的嫌疑,这种想法在某种程度上讲是对的。从持续发展的角度讲,我们必须有能力避免承担过多责任,尤其是无关的和不必要的责任。实际上平时每个人在不经意期间都会签署这样或者那样的限制条款:下载和安装软件,购买汽车和财产保险,动手术前,网上购物,银行开户等;
  4. 某种程度上讲,在没有限制条款的约束下检测,就等于“包治百病”。有人会相信“神医”吗?
我希望每个客人在约我们检测前都能够看看限制条款的内容。完全忽略限制条款或者拒绝签署都是不明智的选择。为了解决众多客人在语言上的障碍问题,我们提供汉语大意供参考,目的就是要大家明明白白检测。


Saturday, August 18, 2012

详述新西兰房屋检测标准NZS4306 --------part 1


以下是新西兰房屋检测标准中文大意的第一部分,由于能力有限中文大意很可能与原文有很大出入,因此仅供英文能力有限人士参考。本文不是这一标准的正规中文翻译版本,如需参看正版英文版本,请登录http://www.standards.co.nz来购买。

带颜色的部分是本人认为需要解释的部分。

NZS 4306:2005
住宅房屋检测
1.       范围和概述
1.1.    范围
1.1.1. 本标准对住宅房屋目测检测的基本要求以及检测报告的制定做出相应规定。
1.1.2. 售房或购房(目测和非侵犯)检测应该包含以下内容:
a)      严重问题;
b)      特殊特点;
c)       年久老化;
d)      主要维护需求。
1.1.3. 本标准还包括:
a)      检测资质要求;
b)      报告大纲,不同报告包括的具体内容;
c)       各相关标准以及其它有关文件;
d)      寻求特殊检测及报告的建议。
1.2.    适用
本标准适用于并且不局限于以下各种住宅房屋:
a)      独立房屋;
b)      半连体房屋;
c)       连体房屋;
d)      低层公寓Unit以及半幅地房屋;
e)      联排房屋以及成片小区房屋;
f)       高层公寓Apartment.
1.3.    例外
除非如4.3项所定,本标准不包含如下项目:
a)      地契Title
b)      房屋设施合格证以及政府年检包括设施;
c)       市政规划以及资源许可事宜;
d)      建筑许可事宜;
e)      长期维护规划;
f)       出租房产出租前检查;
g)      遗产保护责任;
h)      是否符合Body Corp规定,半幅地约束条文以及共享地契合约。
1.4.    协议
检测员和客户应以书面形式认可检测范围。检测员应在检测前向客户提供协议限制条款 - Terms & Conditions

请参看有关限制条款的说明

协议应包括如下内容:

a)      客户姓名;
b)      检测员姓名;
c)       报告完成日期;
d)      报告范围;
e)      任何特殊检测项目;
f)       费用;
g)      限制条款;
h)      职业保险种类。
1.5.    定义(部分)
检测员 Inspector 有资质并有经验的从事房屋检测的个人,伙伴或公司 - A person, partnership or company qualified and experienced to undertake property inspections.

小问题或小毛病 考虑到具体房屋的年代,种类或状况,不需要大规模维修或紧急处理或修复,并且是在正常维护中可以解决的一类问题。

注释 小毛病对于大部分的房屋来说很常见,可能包括小瑕疵,生锈,裂缝,风化,正常老化,表面不平,材料以及表面做工的损坏。
大部分此类问题一般都可以在买房头几年的重新粉刷或装修中解决。

房屋检测 针对某房产根据2.3款所实施的非侵犯性视觉检测。
适当的通路 有安全的,无障碍的通路通往所指区域,并符合表1的规定;或者在没有适合通路情况下,所指区域在检测员的课室范围内。
1 – 适当通路
区域
出入人孔(MM
爬行区域(MM
高度
棚顶空间
450 x 400
600 x 600
可通过3.6米梯子到达*
地基空间
500 x 400
高度
木地板:400**
水泥地板:500

屋顶


可以通过3.6m梯子看到*
*或者符合安全委员会规定的其它方式
**从横梁底沿算起。
严重问题或隐患 需要大修或紧急处理和修缮的问题。
调查 独立的具体检查和报告,可能会用到侵犯性或特殊专业测试工具,可能需要相关行业专家的专业知识。
1.6.    简称
1.7.    解释

Sunday, July 15, 2012

漏水房攻略之一---------年代特点

我们把外墙是批灰的房子先按年代分类做个概述:

1940's

主要是地中海式建筑,Mediterranean or Art Deco
形状相对简单,房顶有女儿墙parapet,部结构相对比较坚固,虽然少有药物处理,但天然耐久。这类的房子一般在房顶,窗户周围等处都有不同程度的漏水,但由于以单层为主,外形简单,维修费用一般不大。所属区域一般都在市区比较贵的区域,买房的人一般都有计划进行大规模装修,不会很介意房子是不是漏水。

1960's

很少见,是在水泥纤维板刚刚作为外墙材料使用时出现的一批房子。由于当时水泥纤维板的价格优势并不明显,所以没有大量采用。形状和其他1960's的房子没有实质差别,单层,简单,易修理,风险区域少,木头有药物处理。这类的房子一般都是小户型,unit等。价格稍有影响,但对于一个有50年历史的房子,似乎也不用过多计较。

1980's

典型的漏水房开始出现。批灰的运用没有什么具体的技术支持。由于当时大部分设计师和builder对这种材料还不甚了解,所以没有被大规模采用。主要集中在东区海边和市区个别地段。有很多形状极其复杂的房子,设计和建造耗时耗力。基本都有很明显的漏水问题,而且都经过了不同程度的维修。虽然木结构都有一定的药物处理,但由于漏水问题严重,部结构损毁一般比较明显。由于设计复杂,维修费用一般很高,甚至有些不值得整体换外墙。

1990's - early 2000's

漏水房最集中的年代,也是最不可饶恕的漏水房年代。
国际上对批灰材料的问题已经有广泛的报道,但纽西兰还是进一步放宽政策,允许非药物处理的木结构大量运用到建筑中,再加上CAD电脑建筑设计的广泛采用,建筑技工短缺,建筑法律不健全,国家建筑管理的松懈等其它因素,最后导致漏水房的泛滥。
这期间,也有严格按照产品要求和建筑规范造出的批灰外墙房子,至今表现良好,但由于木结构没有药物处理以及市场不认可,这些房子在不久的将来外墙材料到达高维护的阶段后,应该还是逃脱不了整体换外墙的命运。

post 2005

除了个别的按照2004年以前的建筑法规申请的房子继续在添堵,大部分的批灰房子都增加了外墙通风系统,而且国家开始强制对木结构进行药物处理。
2006年之前的带外墙通风系统的房子也有个别被认定为漏水房,主要归结为施工恶劣和对通风系统的胡乱运用。2008年以后的批灰外墙房子无论从设计还是施工上都有质的飞跃,目前查到有严重问题的房子凤毛麟角。2009年以后几乎没有人再用批灰外墙材料了,除非是在钢筋混凝土结构或砖外墙上做批灰。

Monday, July 2, 2012

您是否是注册builder?Are you a registered builder


最近有关registered builder 以及licensed builder到底有什么区别在某些律师之间产生了纠纷。实在没有看出来这种纠纷有什么必要性。不过现在根据最新的售房合同范本,检测资质好像有了更为明确的规定:suitably qualified。希望不要再往certified builder 和 master builder 身上靠了。
参看herald相关新闻
根据新西兰相关住宅检测标准NZS4306规定,从业人员须符合以下条件:
  1. 检测人员需有适合的包括房屋检测在内的建筑行业相关经验
  2. 为相关行业协会会员,或者持有相关学历
  3. 熟练运用房屋检测专用工具

有几点误区需要澄清:
  • 国家没有硬性规定,检测人员必须是:master builder, certified builder, registered builder, qualified builder,但必须有足够相关经验
  • 国家没有相关针对房屋检测的行业协会,没有所谓的从业资格认证,没有所谓的资质

本人有8年建筑行业经验,3年房屋检测经验
本人持有建筑监理文凭 - National Diploma in Construction Management
本人为房屋署注册二级监理和木匠 - DBH Licensed Building Practitioner Site 2 and Carpentry
本人通过如下国家建筑检测师学院培训课程:
1.     Property of moisture - 水的特性 
2.     Forensic techniques - 房产诉讼案件调查技巧
3.     Identification of risk elements - 鉴别房屋风险点
4.     Recording and reporting - 记录和报告
5.     Decay, fungi & mould - 腐烂,霉菌和霉斑
6.     Repair process based on site investigation - 基于现场调查的修复程序
7.     Condition/compliance reporting - 房屋状况及规则符合报告
8.     Asset management, maintenance planning  - 房产管理及维护计划报告

请参看相关post

如果经过您检测后买到的房子被证明是漏水房,您付得起责任吗?


如果您检测的目的是千万不要买到所谓漏水房” - yes 

每个房子都有可能漏水,但不是漏水的房子就是漏水房。只要搞清楚“房子漏水”和“漏水房”的本质区别,回避漏水房并不很困难。甚至很多人通过排除法,在不找人做检测报告的情况下成功的买到放心房,例如只买砖瓦,无阳台,无天窗,无平顶,平地,单层,大屋檐的房子,你的成功几率很高。需要我们把关的往往是针对一些含有若干高风险区域的房屋检测。 


如果您检测的目的是看看某个所谓漏水房是否可以买 - 对不起,这是您的自愿选择。
比如很多人检测的目的是希望了解某个批灰外墙的房子换外墙是否容易,要花多少钱,暂时不换外墙是否有问题等等,我们愿意提供相关的经验或教训。如果你在买到这个房子后反过来问我为什么不告诉你这个是漏水房,我一定反问你的动机是什么。

我想,把房屋检测作为我的主业,除了生计的需求外,我希望实现的就是尽量帮助华人避免在无知的状态下受骗,进而买到漏水房。
我同时也很清醒的认识到,不排除有人有意买到“便宜货”后反咬一口,看看是否能在我这里就可以直接拿到“索赔”。无论从相关理论研究,实践经验,法律支持,保险保证和免责手段各方面来分析,我对自己的保护就从来没有放松过。如果连这一点都不能够做到,很难想象如何为众多漏水房房东做代理申请理赔。明哲保身是个显而易见的道理。

收到书面报告后,第一件需要做的事情


收到报告后,当然要马上阅读。即使我们通常会在现场对您进行详尽的解释,报告中所体现的内容常常会是现场讲解没有涵盖的。

通常您在阅读报告过程中不会遇到很多障碍,因为报告的主体是图文并茂的。所有重要的问题都会有相应的图片做说明。
如果遇到不明白的问题,可以及时通过电话或者email和我们及时联系,无论是多么复杂的问题,只要是报告当中提及的,我们都会解释清楚。

书面语言和口语常常有截然不同,例如:
我们通常华人所说的“批灰”,在报告中会有多种不同的名字:
Solid plaster, stucco, texture coated fibre cement, EIFS, polystyrene based composite cladding等等
我们通常所说的“漏水房”,在报告中甚至不会有任何提及,原因如下:
购房检测无法最终确定一个房子是否是“漏水房”- Leaky building.
漏水房的定义需要符合3个条件:

1.       外墙或屋顶有瑕疵,并导致渗漏
2.       木结构已经形成损毁
3.       部结构的损毁是直接由于外墙或屋顶的瑕疵造成的

购房检测只能做到第一步的一部分或者整体,即证明外墙或屋顶有瑕疵,有时候可以看到是否有渗漏。至于木结构是否有损毁以及损毁原因都不是购房检测所能够证明的。

综合以上原因,购房检测报告中不可能提及某个房子是“漏水房”,否则会有失公允,甚至会摊官司。如果本人认为某个房子是“漏水房“的可能性很大,我会在现场讲解和电话讲解中清楚的说明,但不会在报告上把某个房子冠以这个名称。

甚至“漏水”,在报告中的描述也不仅仅是”leaking”,还可能是”moisture ingress”, “dampness”, “moisture penetration”, “water ingress”等等。

最关键的是购房检测的限制条件。有很多客人在现场没有足够的时间阅读,不妨在收到报告后再仔细读一下。
我不否认限制条款的部分目的是为了免责,但另一个关键的作用是:有助于你理解以下几个问题的原因:

  1. 为什么购房检测报告有时候会不够全面,
  2. 怎样配合检测人员更好和更全面的检测,
  3. 为什么检测人员经验要比工具更重要,
  4. 在什么方面购房检测容易疏忽等等。

Is my report eligible?

It depends on how you define the relevant eligibility of a inspection report.

I have produced over 1000 reports in just 3 years time without any challenge from any banks, solicitors, insurers and of course, my customers.

I did encounter some challenges from a few real estate agents.
Today's challenge from an agent is: I'm not a registered builder as specified in the purchase agreement.

Yes, I'm not a registered "master" builder or "certified" builder, if they are what you mean "registered".
But, I'm registered in the Department of Building & Housing as a Licensed builder.

Before questioning my eligibility, the concept of "registered" is really need to be clarified. Where you think a property inspector is to be registered? Here are some options for you:


  1. Registered Master Builders Federation
  2. Certified Builders Association of New Zealand
  3. New Zealand Institute of Building Surveyors
  4. New Zealand Institute of Building Inspectors
  5. Licensed Building Practitioner Board



A bit regarding NZS4306:2005


When buying a house, probably the biggest asset in your life, it is so common to have a builder’s report organised. But how can you make sure the inspector does a good job for you?

The Country has sorted that out a long time ago and produced a related Standard: NZS 4306:2005. As long as the inspector you employed has carried out the inspection in accordance with this standard, you can be sure, you are likely to receive a good report.

But, sorry, this Standard is not publically available. Even worse, as an inspector, I can not give you a copy of that standard, as the copyright belongs to Standards New Zealand.

So, if you really want to proof if I have carried out my inspection based on this Standard, you have to pay $153.90 to buy this Standard and find out yourself.

Unlike New Zealand, the relevant Australian and American standards are all available for free. 

Monday, June 25, 2012

Butynol membrane maintenance


From Ardex Butynol specification:

CLEANING WEATHERED BUTYNOL
Use sugar soap to remove oxidation and restore surface.


PAINTING OVER BUTYNOL
Use Roof Acrylic paint with Ardex Seam Primer on non
ponding areas. Wash with Sugar Soap. Beware of using
non Ardex primers as this may effect your Butynol
Warranty.


N.B. If flashing tape is used it MUST NOT be left exposed.
A cover strip of Butynol must be applied over the flashing tape to finish.






Sunday, May 27, 2012

有关湿度检测报告re: moisture inspection report


近期经常有客人询问是否可以做moisture report,或者检测报告中要包含有每个房间的墙壁湿度百分比。因为报告要交给银行,银行的贷款条件中有规定,必须要提供房屋湿度结果,简单说,银行需要知道是否有任何部位的湿度在18%以上。

由于这种趋势有所增加,这里需要对一下几点郑重提醒:

  1.  购房检测是针对买家所做的非侵犯性视觉检测报告-pre-purchase non-invasive visual inspection
  2. 目前世界上只有侵犯性检测-invasive testing才有可能得出墙体内木结构的湿度。
  3. 购房检测无法做侵犯性检测,原因很简单,房主不可能允许买家对自己的房子进行钻孔破坏。
  4. 所以购房检测无法对木结构得出具体的百分比读数。


目前世界上现有的非侵犯性潮湿检测用工具有如下几种:

Capacitance di-electric meters
Capacitance microwave meters

任何人都可以搜索到以上工具的相关信息。厂家可能不同,但工作原理是一样的,都只能提供相对数值,而非绝对百分比。由于相对数值受众多客观条件限制,根本无法转换成绝对百分比。

侵犯性潮湿检测工具有很多种,能够移动使用的只有:

Resistance meters

目前被很多检测人员广泛采用的是类似以下一种resistance meter


通过两个探针可以得到百分比湿度,但是探针能够插入的深度一般不超过5毫米,所以测到的并不是木结构的湿度。

目前虽然少见,但还有某些购房检测的检测人员出具所谓湿度报告。我无法解释为什么,但可以分析一下这种报告的实际意义是什么,以下是某个公司出具的湿度报告的一部分:


注意最底行:  Master bedroom(主卧) moisture reading 7.5-13.6%, 这到底意味着什么呢?

主卧包括 ceiling, internal walls, exterior walls, floor covering, floor structure, wall lining, architrave, skirting, scotia, window liners, etc. 湿度到底指的是哪里?

如果湿度是外墙- exterior wall, 具体是哪里: top plate, bottom plate, studs, jack studs, trimming studs, lintel?

如果具体是bottom plate,读数是指skirting, plasterboard, framing timber 还是其他?

如果指的是timber(木结构),是木结构(90毫米厚)的什么位置?内侧还是外侧?

假设在我写这段说明的时候,世界上出现了一种仪器,可以通过非侵犯性检测得到具体百分比数值,那么这些数值意味着什么?木结构是否腐烂和湿度不是对等关系,尤其是当木结构腐烂到相当程度的时候会收缩,不再具有很强的吸水性和阻水性-clamping,含水量会很低,甚至低于正常的木结构-false negative reading

所以即使理论上可以做出湿度报告,如果没有对设计和施工的观察和分析,湿度是没有任何意义的。

 References:

Improving house inspections – www.standards.co.nz
Property inspections – www.consumerbuild.org.nz
Building Condition Survey – www.hobanz.org.nz
Weathertightness: Guide to the Diagnosis of Leaky Buildings – www.dbh.govt.nz
Moisture meters – www.accurate.net.nz
Moisture Meters- The Key Facts – www.survequip.com

See my blog for my opinion regarding thermal imaging (infrared scanning).

Friday, May 18, 2012

Brick veneer and cedar leaky home

Summary of WHR case TRI-2008-100-000010

A house built at 2006 with cedar weatherboard and brick veneer wall cladding is assessed as a leaky home.

Reason for leaking: poor workmanship and drainage failure.

Implication of this case:

If a real estate agent insists that a builder's report is not necessary because the house is brand new and CCC just issued, he/she could be liable for misleading.


Sunday, May 13, 2012

如果经过您检测后买到的房子被证明是漏水房,您付得起责任吗?


如果您检测的目的是千万不要买到所谓漏水房” - yes

每个房子都有可能漏水,但不是漏水的房子就是漏水房。只要搞清楚“房子漏水”和“漏水房”的本质区别,回避漏水房并不很困难。甚至很多人通过排除法,在不找人做检测报告的情况下成功的买到放心房,例如只买砖瓦,无阳台,无天窗,无平顶,平地,单层,大屋檐的房子,你的成功几率很高。需要我们把关的往往是针对一些含有若干高风险区域的房屋检测。


如果您检测的目的是看看某个所谓漏水房是否可以买 - 对不起,这是您的自愿选择。
比如很多人检测的目的是希望了解某个批灰外墙的房子换外墙是否容易,要花多少钱,暂时不换外墙是否有问题等等,我们愿意提供相关的经验或教训。如果你在买到这个房子后反过来问我为什么不告诉你这个是漏水房,我一定反问你的动机是什么。

我想,把房屋检测作为我的主业,除了生计的需求外,我希望实现的就是尽量帮助华人避免在无知的状态下受骗,进而买到漏水房。
我同时也很清醒的认识到,不排除有人有意买到“便宜货”后反咬一口,看看是否能在我这里就可以直接拿到“索赔”。无论从相关理论研究,实践经验,法律支持,保险保证和免责手段各方面来分析,我对自己的保护就从来没有放松过。如果连这一点都不能够做到,很难想象如何为众多漏水房房东做代理申请理赔。明哲保身是个显而易见的道理。

Tuesday, March 20, 2012

全新房是否需要检测

检测是我们的职业,所以我可以轻易给你100个理由告诉你为什么需要检测,即使是全新房,我们也可以轻易说服你做个检测。在我们检测的房屋里,全新房有一塌糊涂的,老房子有无可挑剔的。

在我们代理诉讼的案子中,几乎所有漏水房都是有CCC的。就这一点说,CCC并不意味着一切。

政府检测的是与建筑法规有关的方面--Building Code Comliance;我们的检测是有针对性的:根据不同客户的要求,侧重点可能放在任何方面:工艺,细节,潜质,空间布局等等政府检测所不涉及的方面。

我们的客户群以年轻人为主,其中有很多买全新房子的,虽然他们没有详细问过是否新房子需要检测,但我们还是向他们强调,我们的侧重点会有意放在政府不检查的方面,这样可能更能够体现我们检测的价值。

如果做房屋检测的目的只是想知道房子能买还是不能卖,那检测永远是不值的。检测和我们熟悉的身体检查很相似,我们不但要知道我们是否有病,还要知道有什么薄弱的地方,需要注意什么,什么指标好,什么指标高。

有时候我们可能比客人还在意是否某个检测是值得的。有时候遇到的房子实在是太好了,没有什么可以说的,那也要谈谈其他相关事宜,诸如房屋保养维护,花园打理,保洁窍门,建筑材料特性,区域地点,房屋结构设计,内装饰,色彩搭配,空间布局等等。大部分客人还是觉得钱花的不冤枉。

希望华人开发商能够逐渐提高信誉度,知名度,当可以和Fletcher相媲美时,我们可以反过来提醒买家:为什么要做检测呢?

Thursday, February 16, 2012

Moisture reading vs. timber condition - 2

Moisture reading vs. timber condition


Recently we have inspected a house which we already inspected back 3 months ago.

According to the first inspection, the house is a fibre-cement weatherboard clad house which suffering moisture ingress in a number of spots on wall and roof cladding with apparent signs of timber decay and structure damages.

According to the second inspection, the house is recently redecorated. Apart from poor re-decoration workmanship,there are no high moisture readings found.

If judgement is based on non-invasive moisture reading only, the house is well performing at current stage. But the reality is, by comparing two inspections, structure damages caused by past leaks have not been attended to during recent redecoration. The wall and roof cladding are heavily relying on sealant to be temporarily weatherproof.

What we have learnt from this case is:

There is no direct relationship between timber condition and moisture readings. House inspection is not just about moisture testing. In fact without further analysis, moisture reading itself can be extremely misleading

Wednesday, January 11, 2012

How much should a standard inspection cost?

I know a lot of inspection companies charge heaps for a standard inspection, but I don't. I know some people do not use me to do house inspection simply because my charge is too cheap. Good on you if you want to go for one with higher price, just like we normally say: you get what you pay for.

Here is my understanding about how much should a standard inspection be charged:

If traditionally an inspection report is called "builder's report", then the author is a builder. Currently a builder's rate is still $45/h. Let's say a good builder should charge $60/h. A standard inspection should include 1h travel + 2h site visit + 2h desktop work = 5h x $60 = $300 + $50 (insurance + fuel + tool depreciation) = $350 + GST. So $400 incl should be a entry mark. Some companies charge extra for tools used, but if a builder does not charge for him to use a hammer, I can not see why an inspecter is to charge extra for him to use a moisture meter.

If a guy charge only $150 for a verbal report, but charge $700 for a written report, then there is a reason to challenge him: If a builder is not good in computer, that's not the client's fault. In average, a pre-purchase report should not take more than 3 hours to draft.

How much a moisture report should cost?
Nothing really. Without interpretation of the construction, moisture itself means nothing. We have seen some reports with wording like “bedroom 2 moisture - 13%". I would not rely on that report to make any decision. I share the view of William Hursthouse from www.bc.org.nz:

"Almost all prepurchase inspectors have one of the scanning type meters nowadays and I have seen many reports where readings from these meters are listed, giving the impression they represent actual moisture contents. When I see that, my heart sinks and any respect for the author evaporates instantly..."

How much we charge? Roughly $250 + GST for a verbal report and $450 + GST for a standard inspection report. We have the opportunity to charge more, but we think business sustainability means more for us.

Why do not I charge for infrared scanning (thermal imaging)?

Let's try to answer some questions first:


  1. Can infrared camera really see what's behind wall lining or cladding?
  2. Can infrared camera really see any moisture behind lining or cladding?
  3. Can infrared camera really see the timber condition behind lining or cladding?
  4. Can infrared camera really tell if something is built wrong?
  5. Can infrared camera really tell if building workmanship is good or not?
  6. Can infrared camera really tell if something is built in accordance with building standards?
  7. Can infrared camera really know if any potential risks when something currently weathertight?
  8. Can infrared camera really know if something currently dry but was not weathertight in the past?
  9. Can infrared camera really know the source of moisture if it does detect it?



If the answer for all of the above questions is NO, why we need charge for that?

Think about that question from other point of views?


When you ask me to do a house inspection, do you really just what to know a simple answer: Leak or not? See if you want to know something listed below:


  1. Did it leaked in the past?
  2. Will it leak in the future?
  3. Anything built wrong?
  4. What are the maintenance costs to ensure weathertightness?
  5. If it is leaking, are there any major structure damages?
  6. If any major damages, how that can be fixed?
  7. If the leak issues can be fixed, how much will that cost?

If nothing from above listed questions can be answered by using infrared camera, then why I need to charge for that?

From 495 house we inspected in the year 2011, only 10%  or less of them can be categorised as leaky houses. What did we do for other 90% of inspected house? We did far more than just moisture testing. Only fraction of major issues found during inspection is moisture related. I like the traditional name in our Country to describe house inspection - builder's report: I'm a builder first. I need to understand building before putting up tools.

Don't worry. I got all sort of tools, include infrared camera, which is always in my pocket. We just do not charge for that.

10 reasons why some buyers do not need a builder's report:


  1. Already spent half million buying a house, haven't got extra $400 for a house inspection.
  2. All builders are cowboys who used to build leaky houses. I rather trust myself.
  3. My mate is a builder.
  4. They charge for the report, but do not guarantee anything.
  5. I already got a report from the Owner.
  6. If I ask inspections, I will never be able to buy a house, as builders always pick up issues and everything is a shit from their point of view.
  7. I'm buying a new house with CCC, so why need a report?
  8. The agent said it is not leaking, so I just buy it.
  9. I got infrared report, the house looks dry, so why need a builder?
  10. There are multiple offers, no time for a builders report.