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The Scope and Purpose of an Incoming and Outgoing Rental Inspection
Incoming and Outgoing Rental Inspections
An incoming and outgoing inspection of a tenant's tenancy are required by the Rental Housing Act. The purpose of both incoming and outgoing rental inspections are to record the condition of the unit before the start a new tenant's tenancy by providing a professional opinion about the overall condition of the unit. An outgoing rental inspection report is done to compare with the recorded incoming inspection report to determine any damage caused during the tenancy period. Both the Tenant and the Landlord (or his/her representative) should attend the incoming and outgoing rental inspection, if possible, and both should sign both the completed reports if in agreement.
A rental inspection is not an insurance policy
This report does not substitute for or serve as a warranty or guarantee of any kind.
A rental inspection is visual and not destructive
The descriptions and observations in this report are based on a visual inspection of the structure. I inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking they could damage the finishes below. My procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.
This is not an inspection for Building Regulation/Municipal Compliance
Although this inspection report may refer to SANS (South African National Standards) and municipal by-laws, this report is not intended to be an NBR (National Building Regulation) or a local Municipal By-law Compliance inspection. Although some safety issues may be addressed in this report, this inspection is not a safety inspection and I am not required to identify all potential hazards.
This is not an inspection for Mould or Wood Destroying Organisms
The Standards of Practice of the International Association of Certified Home Inspectors (InterNACHI) do not require me to determine the presence of mould, mildew or fungus! Nor do they require me to determine the presence of wood-destroying organisms (WDO) or pests. Observations of mould-like substances, WDO and pests may be included in this report as a courtesy. These observations are identified by WDO at the beginning of the narratives. However, this report is not a mould or WDO report. Mould and WDO inspections are separate inspections that are performed on request and quoted for and reported separately!
My observations are based on my tertiary qualifications, InterNACHI's Continuing Education requirements, research and workplace experience
Construction techniques and standards vary. There are different ways to build a house or install a system in a house. The observations in this report are based on my tertiary qualifications, research and workplace experience. Other inspectors and contractors may have some differing opinions. Both the Tenant and Landlord are welcome to seek opinions from other professionals.
The scope of this inspection
This inspection may include the following systems: exterior, roof, structure, drainage, foundation, interior, plumbing, electrical and heating. This inspection may also include fittings and fixtures such as stoves and air conditioning units, etc. if supplied. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive. Such inspections are available but they are generally cost-prohibitive.
Tenant & Landlord expectations
An incoming inspection establishes the condition of the unit before the start of the new tenant's tenancy. It is typically held in the last three days of the lease period before the existing/previous tenant vacates the property. Both the new Tenant and Landlord should be provided with a copy of the incoming inspection report. In ideal circumstances, the outgoing inspection will reveal nothing more than normal wear and tear. Provided the Tenant returns the keys, the Landlord is required to refund the Tenant's full deposit, plus interest, within seven days of the lease expiry. If, however, the inspection reveals damages caused by the Tenant, the Landlord will need to use the deposit to cover repairs and/or replacements. The Tenant is well within his/her rights to ask for copies of the outgoing report and receipts for anything paid out of his/her deposit so that expenses are properly tracked, and repairs kept 100% above board. Anything left of the deposit must also be returned to the Tenant, with interest, within 14 days of the lease termination date.
Tenant and Landlord participation in the inspection
It is advisable for the new Tenant and the Landlord (or his/her representative) to be present during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the condition of the unit.
How to Read This Report
Getting the Information
This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. A quick look at my "Summary Page” will provide critical information for important decision-making. However, I strongly recommend that both the Tenant and Landlord take the time to read the full report, which may include digital photographs, captions, diagrams, descriptions, videos and hot links to additional information.
The best way to get the layers of information that are presented in this report is to read the report online (the HTML version), which expands the information in the inspection report. Some words or series of words may be highlighted in blue and underlined – clicking on these will provide a link to additional information. The HTML version of this report also may contain streaming videos. Short video clips often contain important information and critical context that can be difficult to capture in words and still pictures.
For the most reliable viewing experience, I recommend viewing the report on as large a screen as practical, as much detail can be lost on small devices like smartphones. For similar reasons, reports should only be printed in colour to retain as much detail as possible and minimise misinterpretation of photographs.
This report can also be printed on paper or as a PDF document.
Chapters and Sections
This report is divided into chapters that parcel the building into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the unit. Navigate is possible between chapters with the click of a button on the left-side margin.
Most sections will contain some descriptive information in black font. Observation narratives, done in coloured boxes, will be included if a system or component is found to be significantly deficient in some way or if I want to provide helpful additional information about the system or the scope of my inspection. If a system or component of the building was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”
Observation Labels
All narrative observations are coloured, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colours and labels used in this report are:
- NOTE:Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.
- COMMENT:A comment of the general condition of various aspects of the property noted during the inspection.
- MAJOR CONCERN:Repair items that may cost a significant amount of money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards.
- DEFICIENT:Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature.
- MAINTENANCE REQUIRED:A system or component requiring maintenance appears to be functioning as intended, but would benefit from minor repair, maintenance or improvement at this time. General deficiencies include patching, painting, cleaning, cleaning the gutters or changing the filters.
- PREVENTATIVE:Any improvement to an area, system, component or condition that would help prevent a deficiency from occurring.
Pest Inspection
All items with the bug logo (
) are part of a structural pest inspection. If I included a structural pest inspection as a part of the scope of the rental inspection, inspection items can be distinguished by this logo. There may also be a pest inspection summary page available.
Summary Page
The Summary Page is designed as a bulleted overview of all the observations noted during the inspection. This helpful overview is not a substitute for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.
INCOMING INSPECTION REPORT
Kitchen
Sinks, Vegetable Bowls, Wash Troughs, Taps and Mixers
Cabinets and Countertops
Ventilation Method
Appliances
General Kitchen Condition
General Comments
Building Characteristics, Conditions and Limitations
Type of Building : Apartment
Approximate Area (m²): 42
Attending the Inspection: Landlord's Agent
Occupancy: Unoccupied
Weather during the inspection: Clear, Warm
Unless defective items are specifically allocated to rooms or areas they should be regarded as generally defective items that can be found throughout the residence and/or property. In addition, photographs take up a lot of space, therefore, the photographs pertaining to a particular defect do not necessarily include all the photographs or defects of the particular defect identified.
Exterior
Exterior Doors
Door Type: Aluminium sliding door (At balcony), Solid core (Entrance door)
Large areas of glass should be obvious to anyone who approaches it. If it isn’t, people could walk right into the glass and be injured, particularly if it is completely transparent and not made of “safety glass”. Stickers should be placed on both the fixed door and sliding door. This a safety issue!
The sliding door in the bedroom was functional at the time of the inspection.
The main entry door at the entrance to the lounge was functional except where addition items are specifically listed.
There marks on the exterior door on the lounge/kitchen side.
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There was a noticeable crack between the door frame of the exterior door and wall.
Exterior Window Frames
Window Material: Aluminium
Comment: The exteriors of the aluminium window frames, glazing and window sills were mainly in good condition.
Decks, Balconies and Verandahs
Guardrail: Standard
The floor tiling on the balcony was in a reasonable condition, except where addition items or problems are specifically listed. No crack or chipped tiles were noted.
The tiled balcony floor and skirting at the air conditioning unit was dirty and required a good clean. There was a mark on the wall at the air conditioning unit.
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The paintwork on the walls and ceiling were in good condition, except where addition items or problems are specifically listed.
Paint damage above the skirting at the door that should be repaired.
A crack in the balcony wall did nor appear to be structurally significant. It should be repaired to prevent moisture intrusion into the wall.
Bedroom
Floors and Floor Materials
Floor Materials: Tile
Comment: Where visible, the tile flooring in the bedroom appeared to be functional. No chipped or cracked tiles were observed.
Walls, Ceilings, Skirtings and BICs
Wall Materials: Plaster and paint
Ceiling Materials: Plaster and paint
Skirting Materials: Tile
The paintwork on ceilings and walls were in good condition accept where issues are listed below.
There was a mark on the paintwork below the beam/duct in the bedroom.
The tile skirtings in the bedroom were good condition at the time of the inspection.
The BIC and TV unit was in good condition, except where addition items or problems are specifically listed. All hanging rails were present and drawers in working order.
The edge of the shelf were damaged in the BIC. The shelf can be repaired or replaced.
One of the drawers in drawer unit in the bedroom was damaged and will need to be serviced or replaced.
Interior Doors
Door Type: Hollow core
Comment: The doors were in a reasonable except where addition items or problems are specifically listed.
Slight damage was observed on the bedroom door frame. A crack was noticeable between the frame and wall.
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There marks on the door on the lounge/kitchen side of the door.
The bathroom door was binding in the door frame on the hinge side making the door slightly difficult to close. In time this will cause loosening of the hinges and needed to be repaired to function properly.
Windows
Window Glazing: Single pane
Window Frames: Powder coated aluminium
Window Styles: Top hung
All the tested windows were found to be functional and in a satisfactory condition, except where addition items or problems are specifically listed.
The lower top hung window was hitting against the air condition unit when opened. No damage was noticed on the opening section at the time of the inspection.
The roll down blinds on the sliding door and windows were in good condition. No defects were noticed. The blinds appeared to relatively new.
Lounge
Floors and Floor Materials
Floor Materials: Tile
Where visible, the tile flooring in the lounge appeared to be functional except where addition items are specifically listed. No chip or cracked tiles were observed.
The grouting of the some tile joints was substandard on some tiles in the lounge area. The grouting was cracked and/or had holes.
Walls, Ceilings, Skirtings and BICs
Wall Materials: Plaster and paint, Wall paper
Ceiling Materials: Plaster and paint
Skirting Materials: PVC
The paintwork on ceilings and walls were in good condition. Addition items are specifically listed..
There was a mark on the wall at the entrance door and dirt or damage at the skirting.
The skirting between the entrance door and cupboards had cracked loose from the wall.
Interior Doors
The interior door between the lounge and bedroom was discussed under the bedroom section.
Windows
Window Glazing: Single pane
Window Frames: Powder coated aluminium
Window Styles: Sliding
Comment: All the tested windows were found to be functional and in good condition.
The roll down blinds on the window was in good condition. No defects were noticed. The blinds appeared to relatively new.
Kitchen
Sinks, Vegetable Bowls, Wash Troughs, Taps and Mixers
Kitchen Sinks, Vegetable Bowls and Wash Troughs: Kitchen sink
The sink, mixer and drain points appeared to be functional. The sink was filled and allowed to drain. No leaking was noticeable at the time of the inspection.
Cabinets and Countertops
Counter Top Material: Caesarstone
Cabinet Material: Plastic laminate
All kitchen cabinetry appeared to be in good condition except where defects are noted.
A handle on a cabinet door was missing. A paint mark was observed in one cabinet.
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There were marks on the top shelf and the shelf below on the low cabinet next to the stove cabinet.
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The counter tops were in good condition.
Ventilation Method
Vent Hood: Extractor Hood (Vented internally through a filter in the hood)
The built-in vent hood responded to normal user controls. The lights were functional.
Appliances
Refrigerator: Operating
Dishwasher: Not operated
Clothes Washing machine: Not operated
Clothes drier: Operated
Stove/Oven/Hobs: Electric
Microwave Oven: Checked
The fridge was on at the time of the inspection. The fridge appeared to be operating as required. No damage or marks were observed inside or on the outside of the fridge.
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The dishwasher was switch on but not operated. No damage was noted internally or externally on the appliance.
I recommend cleaning below and behind the dishwasher. There was dust build-up between the appliance and the floor unit.
The washing machine was switch on but not operated. No damage was noted internally, in the soap dispenser or externally on the appliance. The filter appeared to be clean.
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The clothes drier was switched on and operated and was in working condition. No damage was noted inside or externally on the machine. The filter appeared to be clean.
comment: The electric hob and electric oven responded to normal user controls. The seal of the oven door was functional at the time of the inspection. No damage was noted on either of the appliances. An oven pan was supplied with the oven.
The microwave oven was switch on and appeared to operate as required. The oven and related components were in good condition.
Observations:
- Microwave oven and components.
- The oven should be cleaned.
General Kitchen Condition
The kitchen section of the unit was generally in good condition with a few minor defects.
Bathroom
Basin and Cabinets
Tested
The basin, mixer tap and drains were functional. The basin was filled and allowed to drain. No leaking was noticeable at the time of the inspection.
The wall behind the single bathroom basin was not adequately sealed to the counter top and could allow water to get behind the counter top. Moisture damage has resulted in the cabinet below. The cabinet had mould-like substances and water stains in the bottom section. The mould-like substances should be removed with a mixture of bleach and water. Seal the wall and basin properly with silicon.
Issues:
- The caulking between the wall and basin top was defective.
- Caulking defect allowing water intrusion.
- Bad sealing and mark on the wall.
- Moisture damage and mould-like substances.
- Staining and moisture damage.
The toothbrush tumbler was missing from the bracket fixed to the wall.
Toilet
Toilet: Tested
Toilet Seat: Good condition
Cistern/Flushing System: Tested
The toilet was functional and responded properly when flushed. No leaks were observed.
Bath/Shower
Shower: Tested
The mixer tap, shower head and drain were in a satisfactory condition. The shower mixer tap was allowed to run and allowed to drain. The shower drain appeared to drain as required. No leaking was noticeable around the enclosure at the time of the inspection.
The operation of the shower doors was adequate at the time of the inspection.
Bathroom Ventilation
Type: Fan and door
Bathroom ventilation is important to prevent mould from forming. Moisture and condensation collects on the ceilings and walls from the lack of sufficient ventilation in bathrooms, creating an ideal situation for the formation of mould. I suggest that the door be left open and the fan be left on to provide through ventilation to disperse the steam and condensation resulting from showering.
The extraction fan was operative while the bathroom light was switched on.
General Bath Condition
Standard
The bathroom was in good condition and functional. No defects were observed on the floors, walls, wall tiles or ceiling. The trapdoor required adjustment. Most of the bathroom fittings were present and in good condition except for the toothbrush holder.
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Electrical
Electric Service Voltage Tested
Service Voltage: 220
Service Equipment
Electric Service Amperage: 60 amps
Main Electric Panel Location: On the left side of the entrance door on the wall
There are uncovered knockouts or openings in the cover of the main electrical panel that exposes those who have access to the panel to shock hazards. These openings will need to be covered with approved panel block out covers.
In case of an emergency, the main electricity disconnect is located on the distribution board.
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Lights, Switches, Plug points and Fixtures
Inspection Method: All accessible points tested
Electric Plug Points: Three wire receptacles
All tested interior and exterior light fixtures and switches were functional except where additional items are reported.
The light fitting and switch were defective in the lounge. At times when switched on the light flickered continuously. A suitably qualified registered electrician should check and repair the defective switch or light fitting. A addendum to the electrical CoC should be issued according to the Building Regulations.
Comment: An earth leakage circuit breaker (ELCB) socket tester was used to test plug points. All tested plug points were functional.
The earth leakage circuit breaker at the electrical panel responded to its test button. An earth leakage circuit breaker (ELCB) socket tester was used to trip the earth leakage circuit breaker. The breaker tripped at 30 mA as required.
Plumbing
Location of Water Shut Off
If any of the basin or sink taps leak or cannot be shutoff, the angle valves under the sink and basin should be turned off. There is no way that the shower can be turned of other than at the mixer valve. Phone reception when there is a problem.
Water Service Supply
Water Pressure: The water pressure was acceptable during the inspection
Distribution Pipe
Angle Stops Testing Note
Water Heaters/Geysers
Straps : Present
The geyser was operational with hot in the taps during the inspection.
Heating, Cooling, Fireplaces and Ventilation
Cooling Systems and Heat Pumps
System Type: Split system
Energy Source: Electric
Both split unit air conditioners in the bedroom and lounge did not respond to the cooling setting when I used the remote controller. The system should be checked and corrected.
Summary
Major Concerns
- E1-1 Exterior - Exterior Doors:
Large areas of glass should be obvious to anyone who approaches it. If it isn’t, people could walk right into the glass and be injured, particularly if it is completely transparent and not made of “safety glass”. Stickers should be placed on both the fixed door and sliding door. This a safety issue!
- E-1 Electrical - Service Equipment:
There are uncovered knockouts or openings in the cover of the main electrical panel that exposes those who have access to the panel to shock hazards. These openings will need to be covered with approved panel block out covers.
Deficients
- E1-2 Exterior - Exterior Doors:
There marks on the exterior door on the lounge/kitchen side.
- E1-3 Exterior - Exterior Doors:
There was a noticeable crack between the door frame of the exterior door and wall.
- E1-5 Exterior - Decks, Balconies and Verandahs:
Paint damage above the skirting at the door that should be repaired.
- E1-6 Exterior - Decks, Balconies and Verandahs:
A crack in the balcony wall did nor appear to be structurally significant. It should be repaired to prevent moisture intrusion into the wall.
- B-1 Bedroom - Walls, Ceilings, Skirtings and BICs:
There was a mark on the paintwork below the beam/duct in the bedroom.
- B-2 Bedroom - Walls, Ceilings, Skirtings and BICs:
The edge of the shelf were damaged in the BIC. The shelf can be repaired or replaced.
- B-3 Bedroom - Walls, Ceilings, Skirtings and BICs:
One of the drawers in drawer unit in the bedroom was damaged and will need to be serviced or replaced.
- B-4 Bedroom - Interior Doors:
Slight damage was observed on the bedroom door frame. A crack was noticeable between the frame and wall.
- B-5 Bedroom - Interior Doors:
There marks on the door on the lounge/kitchen side of the door.
- B-6 Bedroom - Interior Doors:
The bathroom door was binding in the door frame on the hinge side making the door slightly difficult to close. In time this will cause loosening of the hinges and needed to be repaired to function properly.
- L-1 Lounge - Floors and Floor Materials:
The grouting of the some tile joints was substandard on some tiles in the lounge area. The grouting was cracked and/or had holes.
- L-2 Lounge - Walls, Ceilings, Skirtings and BICs:
There was a mark on the wall at the entrance door and dirt or damage at the skirting.
- L-3 Lounge - Walls, Ceilings, Skirtings and BICs:
The skirting between the entrance door and cupboards had cracked loose from the wall.
- K-1 Kitchen - Cabinets and Countertops:
A handle on a cabinet door was missing. A paint mark was observed in one cabinet.
- K-2 Kitchen - Cabinets and Countertops:
There were marks on the top shelf and the shelf below on the low cabinet next to the stove cabinet.
- B1-1 Bathroom - Basin and Cabinets:
The wall behind the single bathroom basin was not adequately sealed to the counter top and could allow water to get behind the counter top. Moisture damage has resulted in the cabinet below. The cabinet had mould-like substances and water stains in the bottom section. The mould-like substances should be removed with a mixture of bleach and water. Seal the wall and basin properly with silicon.
Issues:
- The caulking between the wall and basin top was defective.
- Caulking defect allowing water intrusion.
- Bad sealing and mark on the wall.
- Moisture damage and mould-like substances.
- Staining and moisture damage.
- B1-2 Bathroom - Basin and Cabinets:
The toothbrush tumbler was missing from the bracket fixed to the wall.
- E-2 Electrical - Lights, Switches, Plug points and Fixtures:
The light fitting and switch were defective in the lounge. At times when switched on the light flickered continuously. A suitably qualified registered electrician should check and repair the defective switch or light fitting. A addendum to the electrical CoC should be issued according to the Building Regulations.
- HCFV-1 Heating, Cooling, Fireplaces and Ventilation - Cooling Systems and Heat Pumps:
Both split unit air conditioners in the bedroom and lounge did not respond to the cooling setting when I used the remote controller. The system should be checked and corrected.
Maintenance Requireds
- K-3 Kitchen - Appliances:
I recommend cleaning below and behind the dishwasher. There was dust build-up between the appliance and the floor unit.
Preventatives
- E1-4 Exterior - Decks, Balconies and Verandahs:
The tiled balcony floor and skirting at the air conditioning unit was dirty and required a good clean. There was a mark on the wall at the air conditioning unit.