Deficients

• HB-7 Hostel Block:

  A crack in the parapet wall as a result of the differential movement in building materials. This section of the wall should be rebuilt making sure that it is not attached to the staircase to allow for expansion and contraction! Note that the steel L on top of the wall provided stability to the steel columns that were providing additional support for the cantilever slab but was not bolted to the top of the wall along its length to allow for expansion and contraction!

  • This crack had been caused by the fixing through the angle bolted to the wall. It was not structurally significant but will allow moisture intrusion into the wall. Patching and paint were required.
  • The offset crack in the brickwork was caused by differential movements between the brickwork and steelwork.
  • The fixing points here were the problem. The self-supporting staircase can be attached to the metal angle on top of the wall but should be separated from the balcony wall and balcony slab because the steel's expansion and contraction far exceed that of the brickwork and concrete.
  • Remove this section of the wall and rebuilt it free of the staircase steelwork.
• HB-9 Hostel Block:

  The ceiling in the gym was moisture damaged in various areas from roof leaks. This could mean the roof screw gaskets had failed or the roof sheeting had leaked at the side laps or both! It is far better and longer lasting to replace roofing screws and gaskets than to patch over the screws with an acrylic waterproofing system. Roof sheeting manufacturers recommend that all low slope IBR roofs below 15° should be sealed and stitched with roof screws and gaskets every 600 mm along the length of the side laps of the sheeting. Furthermore, they recommend that the wide pans of the roof sheeting should be turned up to prevent windblown rainwater from entering the building between the ridge and roof sheeting. Have a suitably qualified roof contractor check and repair the roof as necessary!

• HB-10 Hostel Block:

  Several barge boards were missing on the gable sides of the IBR roof on the east and west side of the house which exposes the roof structure to the elements. The barge boards must be installed to prevent moisture damage to the roof structure.

  • The asbestos L-profile bargeboards were not the correct material to use on this roof's verges! With the long fixing points between roof purlins, strong winds will continually blow the bargeboards off the roof which is a safety hazard. Rather fit metal barge boards!
  • Missing bargeboards on the east side of the building.
  • Falling barge boards are a safety hazard!
  • The open ends of the metal roof purlins can allow wind-blown rainwater to penetrate into the building!
• HB-12 Hostel Block:

  The stairs appeared to have only been painted with red oxide primer. Areas of corrosion were noted on both the structure and the guardrails. All the metal should be sanded down, cleaned, primed and painted to protect the staircases and guardrails.

  • Note the corrosion on the landing!
  • The stair treads were corroded.
  • Pooling of rainwater on the landings and stair treads should be avoided! Drill holes in the areas affected to allow the rainwater to drain away!
  • Corrosion on the stair structure.
  • Corrosion, if allowed to continue, will result in serious damage to the structure of the stairs.
• HB-14 Hostel Block:

  The roof rainwater spouts on the verandah and balcony were undersized and blocked by leaves and other debris. Many spouts were too high and none were waterproofed which allowed pooling on the balcony and verandah. Hail may also block the outlets. I recommend that the spouts be replaced with larger diameter spouts (50 mm) at the correct height in relation to the balcony floor finish that can be properly sealed against the brickwork to prevent moisture intrusion between the spouts and the parapet walls.

  
  

  Some examples are shown below:

• HB-21 Hostel Block:

  The columns appeared to have only been painted with red oxide primer. Areas of corrosion were noted on the structure. All the metal should be sanded down, cleaned, primed and painted to protect the steel structure against corrosion.

• HB-22 Hostel Block:

  Moisture damage on the bathroom walls from the leaking of the plumbing wastepipes and fixtures!

  • Flaking Paintwork and efflorescence on the column for a waterpipe leak.
  • Efflorescence was a sign of moisture in the wall structure that had evaporated leaving behind a white powder which are salts absorbed by the water in the structure.
  • Efflorescence was a sign of moisture in the wall structure that had evaporated leaving behind a white powder which are salts absorbed by the water in the structure.
  • Moisture damage and flaking paintwork as a result of penetrating damp in the wall.
  • Flaking paintwork as a result of penetrating damp in the wall.
  • Flaking paintwork as a result of penetrating damp in the wall.
• HB-24 Hostel Block:

  The door thresholds were not sufficiently sloped to the outside to throw the water away from the doors. The thresholds and frames should be sealed at the junction of the frames with the thresholds and brickwork and the junction of thresholds and brickwork to prevent corrosion from occurring. There may have been windblown rainwater entering through the door. The doors will require weatherboards or aluminium weather door seals fitted to the doors in the absence of a correctly placed water bar on the door threshold.

  • The flat thresholds had probably allowed windblown rainwater to enter under the doors.
  • Wind-driven rainwater was entering here! The doors should be sealed with silicone to prevent moisture damage to the doors.
  • Signs of rainwater seeping through the bottom ledger on the inside of the door. This was common to most of the doors.
• HB-25 Hostel Block:

  Many exterior doors required adjustment and repair for proper operation. At the time of inspection, the doors were hooking on the frame, had faulty mortice locks, were not latching properly or had missing striker plates and more.

  
  

  Some examples are shown below:

  • Mortice lock is stuck in the open position.
  • The tongue of the mortice lock was stuck inside the mortice lock.
  • No striker plate on the door frame for the door lock to latch into.
  • The door and mortice lock face plate was chafing on the frame. Adjustment was required.
  • The hinge pins should be seated properly.
  • Doors binding on the door frame will eventually loosen the hinges and not close properly.
  • Damaged door frame at the striker plate seating and a missing striker plate.
  • Loose striker plate and screws prevent the door from closing!
• HB-28 Hostel Block:

  Both the external timber doors and the steel door frames at the 2nd-floor gym were moisture damaged. The doors should be replaced by a professional carpenter to function correctly.

  • The bottom of the southeast side door was badly moisture damaged. The door frame was corroded in places! Note the flat threshold!
  • The whole surface of the gym door was very dry to the touch and had no protection against moisture damage.
  • The whole surface of the gym door on the northeast side was very dry to the touch and had no protection against moisture damage.
  • The bottom portion of the exterior of the gym door was moisture damaged. The doors should have weatherboards fitted to the bottom of the doors to divert rainwater away from the doors and thresholds.
  • The lock cover plate was damaged and should be replaced! The door hit against the door frame and could not be closed. Note the holes between the brickwork and door frame. All door frames should be properly sealed at the brickwork!
• HB-30 Hostel Block:

  Most of the bedroom and bathroom window putty was cracked and in some instances, the protective paint was flaking. Painting the putty will seal the cracks for some time but replacement is preferable! The windows frames appeared to require sanding down and repainting anyway! Most of the bedroom and bathroom windows were not properly sealed at the sills and the reveals of the windows. Monitor during or after rainstorms to determine whether windblown rainwater reaches these areas. If it does, the windows will need to be sealed to prevent moisture intrusion into the walls!

  
  

  Some examples are shown below:

  • These gaps at the window reveal and sill may allow moisture intrusion into the brick reveal and sill.
  • Cracked putty and peeling window paint on the bedroom window.
  • Cracked putty on a 1st-floor window.
• HB-31 Hostel Block:

  The brick window sill of this bedroom window on the ground floor needed to be repaired to prevent moisture intrusion into the sill and wall.

• HB-33 Hostel Block:

  A couple of tiles in room 10 were broken. They should be replaced or the holes filled with mortar.

• HB-34 Hostel Block:

  There were cracks in tiling at some door openings. Cracks of this nature are normally due to bad building practices. Movement joints should always be formed through the slab and floor finish at doorways. Floors always crack at the weakest (narrow) part of concrete slabs.. In most cases, the cracking in the surface of the surface bed appeared to be more unaesthetic than structurally significant.

• HB-36 Hostel Block:

  There was efflorescence and flaking paintwork that was signs of rising damp and penetrating damp on the lower portion of the walls internally in bedroom 1 which appeared to be a result of moisture intrusion from a source such as a leak in the shower, water pipe leak or a waste pipe leak. in the bathroom next door. I recommend an inspection and repair by a suitably qualified plumber. The wall can be repaired and painted once the source of the moisture is found and repaired.

• HB-37 Hostel Block:

  Generally, the floor tiling, guard walls and guardrails were in a reasonable condition. Additional items are specifically listed

• HB-38 Hostel Block:

  A few areas on the ground and 1st floor had cracked and missing potions of tiles on the floor and skirtings. The cracked and broken tiles appeared to be the result of the lack of expansion joints, hollow tiles or the result of physical damage. The damage was not structurally significant.

• HB-40 Hostel Block:

  The metal walkway on the east side of the gym required sealing between the walkway and the gym walls to prevent the staining below the walkway. An appropriate silicone sealer will be required!

• HB-41 Hostel Block:

  The plasterwork on the edge of the upper walkway slab was stained and moisture damaged! The plasterwork will need to be repaired and painted. In those areas where the plasterwork is repaired form a drip groove about 25mm in from the edge of the bottom of the slab!

• HB-48 Hostel Block:

  Not all the rooms had ceiling fans installed. The installed fans were tested. The majority of the fans were unbalanced and should be adjusted with weights on the blades to function properly.

• HB-49 Hostel Block:

  Some ceiling lights in the bedrooms did not respond to switching. The fluorescent tubes should be replaced to check if the fittings are in working order.

• HB-50 Hostel Block:

  There were a few places on the inside of the bedrooms where junction boxes had no covers. Have covers fitted!

• HB-53 Hostel Block:

  The waste piping on the exterior of the bathrooms on the ground and 1st floor required general maintenance and repairs.

  • I could not determine what was used to connect or seal this waste pipe. PVC adhesive should have been used!
  • Another place where I could not determine what was used to connect or seal this waste pipe. PVC adhesive should have been used!
  • Another elbow sealed with the incorrect adhesive or sealer. Note the broken strapping on the PVC strap on boss!
  • These waste pipes required addition support! Have the appropriate brackets installed.
  • A hole in this elbow on this wastepipe! The elbow should be replaced!
  • Another repair on wastepipe that had leaked or is leaking!
  • This waste pipe had been blocked off from a plumbing fixture rendering it unusable!
  • This Polycop waterpipe is only suitable for underground use. It does not have a SABS mark. Rather replace it with a copper pipe!
• HB-65 Hostel Block:

  The wall and ceiling above the showers and geyser were moisture damaged and stained. This could be a result of leaking from the bathroom above or condensation. Please note this condition risks concealed water damage.

• HB-66 Hostel Block:

  Only one of the 2 extractor fans were operational! Repair or replacement was required!

• HB-72 Hostel Block:

  The extractor fans were not operational. The fans will need to be repaired to provide adequate ventilation. The windows should be opened to allow through ventilation.

• HB-74 Hostel Block:

  Of the four showers, 3 appeared to be defective! Two shower heads were leaking at the connection of the shower rose and arm. One shower head was missing!

• HB-81 Hostel Block:

  The pedestal of this basin had broken and should be replaced. Pedestal provide secondary support only for the basin which is bolted onto the wall. The basin and taps were functional.

• HB-82 Hostel Block:

  The electric tankless hot water heater had been removed. The hot water heater will need to be replaced to provide hot water to the bathroom.

• HB-88 Hostel Block:

  The ceiling above the showers were moisture damaged and stained. This could be a result of leaking from the bathroom above or condensation. Please note this condition risks concealed water damage.

• HB-89 Hostel Block:

  The extractor fans were not operational. The fans will need to be repaired to provide adequate ventilation. The windows should be opened to allow through ventilation.

• HB-91 Hostel Block:

  The electric tankless hot water heater had been removed. The hot water heater will need to be replaced to provide hot water to the bathroom.

• HB-93 Hostel Block:

  A tap on a basin next to the bath was loose and required repair to prevent leaks and insure reliable performance.

• HB-95 Hostel Block:

  The toilet seat on this toilet pan was broken and loose and required replacement.

• HB-98 Hostel Block:

  Poor functional flow was noted at the hot water side of the bath mixer tap. This may be from localized restrictions in the water supply or it may be indicative of a larger problem with the supply plumbing system. Hire a licensed plumbing contractor to further evaluate and repair.

• HB-100 Hostel Block:

  The showers had defects! A shower head were leaking at the connection of the shower rose and arm. One stopcock cover was missing which will allow moisture intrusion into the wall! Another appeared to have been leaking at the shower head!

• HW-2 House with Workshop:

  Minor floor settlement and cracking was noted in the workshop floor during my inspection indicating a need for preventative maintenance. The cracks appeared to be the result of thermal movement and slight subsidence as a result of the lack of expansion joints in the floor slab. The cracked areas should be cleaned out and filled with cold asphalt or concrete to prevent moisture intrusion under the concrete slab that may cause further settlement.

• HW-7 House with Workshop:

  Viewed from the trap door, none of the roof purlins and trusses internally in the roof space appeared to be seriously moisture damaged at this stage! However, another season of rainwater intrusion may change this situation drastically. The roof sheeting should be sealed urgently to prevent further damage to the roof structure.

• HW-11 House with Workshop:

  The original front veranda of the house had been covered with a corrugated roof and appeared to be used as a storage area. The roof had leaked onto the roof beams supporting the roof. The roof will need to be sealed to prevent further moisture intrusion.

• HW-17 House with Workshop:

  On buildings that have do not have the DPC running al the way to the outside of the joint between the plinth and superstructure walls, a mortar "bridge" may result in rising damp above the damp proof course level (DPC) if the brickwork on the plinth is not properly separated from the plasterwork on the superstructure at floor level. The only way to separate the two is to form a deep joint horizontally through onto the DPC at the DPC level to prevent rising damp bridging the DPC into the superstructure above. Consider having these joints properly installed to prevent rising damp into the structure above the floor levels to save on future expensive maintenance (the joint can be cut with doubled up cutting discs on an electric saw or angle grinder)!

  
  

  Examples are shown below:

  • Rising damp manifesting as crazing cracking on the wall above the driveway paving.
  • The open joints in the driveway and the wall allows rain and stormwater to collect in the joint causing rising damp. Seal the joint with mortar.
  • Fine cracking and bubbling paintwork along the cracking of the plasterwork was an indication of the moisture trapped in the wall.
• HW-19 House with Workshop:

  Water stained and rotted roof structure was evident under the eaves at the northeast side the house which is an indication that the gutters have overflowed in the past. The timber roof and structure should be repaired as soon as possible to prevent the roof from deteriorating further.

• HW-20 House with Workshop:

  The "back door" consisted of a covered safety gate to provide privacy. A property timber or steel door should be installed.

• HW-21 House with Workshop:

  The threshold was missing on the side door. This is a common area where rising damp occurs as water collects on the unfinished threshold and soaks into the structure below and on the sides of the door. Repair the threshold sloping it to the outside to ensure that rainwater flows away from the door.

• HW-23 House with Workshop:

  The window putty on all the windows of the building was cracked or missing. Badly cracked putty should be removed, the putty redone and painted to prevent leakage and corrosion of the frames. Where the window putty has been replaced, the putty should be painted within 2 weeks to prevent the premature drying out and cracking of the putty.

  
  

  Examples are shown below:

• HW-24 House with Workshop:

  There were gaps on the window sills and the reveals (sides) which were open to moisture intrusion and will require sealing. The window exteriors should be sealed with silicon at the junction of all window frames and the brickwork at the heads, reveals and sills. Gaps at the junction between the brickwork and the frames can allow moisture intrusion into the wall structure.

  
  

  Some examples are listed:

• HW-25 House with Workshop:

  This house has a hodge podge of different floor finishes ranging from painted screeding to rubber tiles that are in generally less than average condition. Depending on what the house will be used for the floors may require updating for comfort and performance.

• HW-26 House with Workshop:

  There was evidence of some moisture damage to most of the ceilings and walls in the house. There were cracks at the cornices and moisture staining on some ceilings that would need repair. The ceiling damage was caused by leaks in the roof. Repairs to the ceilings can be done once the roof is repaired!

  
  

  The following issues were observed:

  • There was bubbling paint on a wall.
  • Cracks between the cornices and walls.
  • Staining between the cornices and walls.
  • Staining on walls
  • Deviations in the ceiling level.
  • Ghosting.
  • A partly collapsed ceiling.
  • A hole in the ceiling.

  
  

  The above are all indications of moisture damage! Some examples are shown below:

• HW-28 House with Workshop:

  There were some obvious observable signs of moisture staining and evidence of roof leakage on the beams of the roof. See Floor, Wall and Roof Structure.

• HW-32 House with Workshop:

  These plug points were inoperative. No sign of power was found when the plugs were switch on and tested. Have this further investigated and repaired as needed. The electrician who does the electrical CoC should repair this!

• HW-33 House with Workshop:

  There were two hobs, two eyelevel ovens and one under counter oven. Only the hob above the under counter oven was operational and responded to the the controls.

  • Only this hob was operational!
  • This hob was inoperative!
  • These oven were inoperative
• HW-34 House with Workshop:

  One light fittings was not functional in the bedroom. Either the globes was defective or the light fitting was defective. All the light fittings and globes should be checked and replaced where necessary!

• HW-35 House with Workshop:

  There was no bathroom in the house. The toilet and basin at the back entrance to the house was not functional. There was no water supply to the house!

• HW-36 House with Workshop:

  There were two sinks stands in the house which were inoperative because of the lack of a water supply.

• BS-8 Beauty Salon:

  The exposed surfaces of portions of the roof tiling showed signs of weathering and appeared to be porous. While a porous roof tile will not necessarily leak, a porous tile is weaker than a tile that's in good condition. The increase in holes and little cracks will compromise the overall integrity of the tile, making it more susceptible to breaking or further damage. As the porosity of the tiles increases, things such as storms, strong winds or walking on them could cause the tiles to completely break apart. Sealing and repainting the concrete roof tiles will extent their lifespan by reducing further weathering and will reduce maintenance and possible replacement costs in the long run.

• BS-9 Beauty Salon:

  There were some tiles that were not properly interlocked on areas of the roof. These can allow the ingress of rainwater onto the roof structure and into the house under windy conditions. The tiles should be adjusted and fixed to the roof structure to interlock properly.

• BS-10 Beauty Salon:

  All bargeboards were incorrectly installed and had allowed wind-blown rainwater onto the timber roof structure that they were fixed to. The bargeboards are not merely decorative and should be installed flat onto or against the underside of the ridge of the roof tiles to prevent the ingress of water and deterioration of the roof structure under the last row of tiles at the roof verge. Employ a suitably qualified roofing contractor to refit or replace the barge boards. There may be additional concealed water damage to the roof structure!

  
  

  The following issues were observed:

  • The bargeboards should have been installed flat onto the roof tiles to prevent the ingress of windblown rainwater and the deterioration of the roof timbers on the verge of the roof (see the example).
  • The counter battens and tilting battens had been exposed to the ingress of rainwater.
  • Some of the bargeboards were pulling away from the counter battens they were fixed to.
  • Most of the nails securing the bargeboards were corroded.
  • Moisture damaged roof structure.
  • Missing bargeboards.
  • Peeling flaking paintwork on the bargeboards.

  
  

  Some examples are shown below:

• BS-12 Beauty Salon:

  The gutters and downpipes were old and incomplete and appear to be close to the end of their useful service life. I noted some gutters were corroded. While repair is possible in the short term, replacement with new gutters and downpipes is recommended for scheduled maintenance.

  
  

  Some of the shortcomings noted:

  • Some gutters on the house were corroded and appeared to be leaking in places.
  • When a coating or painted finish fails on a galvanised metal gutter, rust soon sets in.
  • A gutter stop end was missing. Replace to prevent splashing up on the wall of the house.
  • Downpipes were missing.
  • There were no gutters on some eaves.

  
  

  Some issues are shown below:

• BS-20 Beauty Salon:

  The window putty at the of the windows of the house was cracked. Badly cracked putty should be removed, redone and repainted to prevent leakage and corrosion of the frames. Where the window putty has been replaced, the putty should be painted within 14 days to prevent the premature drying out and cracking of the putty.

• BS-22 Beauty Salon:

  There was some unevenness in certain areas where internal walls had been removed to enlarge the usable area.

• BS-24 Beauty Salon:

  There were signs of rising damp, bubbling paintwork and flaking paintwork on the lower portion of the walls which appeared to be a result of moisture intrusion from an external source such as pooling water on the paving or from splashing up from the gutters where the downpipes were missing. The walls should be monitored externally after the next rainstorm to check if water is pooling against the wall structure. If water is pooling against the structure the water should be directed away from the walls.

  • Splashing up from the gutter.
  • Seal up the holes to prevent moisture intrusion!
• G-4 Grounds:

  It appeared that stormwater was pooling close to or against the buildings as a result of the level and slope of the landscaping on the east side. As a preventive measure drainage and/or grading conditions in these areas should be improved upon to prevent this condition from occurring.

• G-7 Grounds:

  The steel palisade fencing and gates bordering the front of the property were rusting and may have a limited future service span if not properly maintained. Sanding down, priming and painting were required.

• G-8 Grounds:

  The security gates were not functional. The motors were not functional or missing. There did not appear to be any system of locking the gates and was a security risk. The gate motors should be repaired as soon as possible or alternative arrangements be made to secure the gates in a closed position.

• PS-2 Pools and Spas:

  There was some cracking above the waterline level below the pool coping. Care should be taken not to fill up to or above the cracking until the cracks are sealed. I recommend that the pool body be evaluated by an appropriately qualified swimming pool specialist for further recommendations and repairs.

• PS-3 Pools and Spas:

  The marbelite pool finish was stained and flaking in places. The marbelite finish on a swimming pool usually lasts between 15 to 20 years. The pool will need to be completely drained so that the flaking marbelite can be removed and redone or fibreglassed. Consult with a pool specialist.

• PS-5 Pools and Spas:

  The filter multi-port valve at the pool filter was damaged and needed to be replaced.

• PS-10 Pools and Spas:

  The pool gate did not comply with safety standards. The gate for the pool opens in toward the pool. Gates for pools need to open away from the pool. Any gate that gives pool access is required to be self-closing and self-latching.

• PS-11 Pools and Spas:

  Sections of the pool coping have lifted off the bond beam and will need to be repaired. No expansion joint had been provided between the pool coping and the pool paving. Expansion joints are necessary as they help prevent cracking of the coping and the pool tiling.

• PS-12 Pools and Spas:

  There were cracks and missing grout in the joints between the copings and pavers of the pool. At a minimum, the joints will need to be filled with an appropriate grout to help prevent additional cracks or loosening of the copings and pavers.

• PWDO-1 Pests and Wood Destroying Organisms:

  There was evidence of termite infestation on the southwest side of the property. I recommend an additional inspection by a pest control operator to further evaluate the property and treat the infestation as recommended. A guarantee from a pest control officer or company that is a member of the South African Pest Control Association (SAPCA) should be issued. The certificate of guarantee should state that termite proofing was done in accordance with National Building Regulations and guaranteed for 5 years from the date of issue.

• IA-1 Invoice and Attachments: