A homebuyer is a person who is buying a new or used home. Buying a home is the largest investment most people will make. Therefore, it is important for a buyer of a home to be protected during the home buying process.
A property condition assessment, a pre-purchasing home inspection, a property assessment inspection, or a home inspection is also called A buyer inspection. In addition, it may be a snag list inspection, a new home inspection, or a defects list inspection for a new home.
The good news is that, generally, concrete, stone, brick and masonry walls and concrete or screeded floors that have cracks less than 1 mm wide (the thickness of a credit card) are common and usually do not warrant any corrective action. Most of these small tight cracks are caused by normal shrinkage as the moisture in the walls and floors evaporates over time or settlement of the structure which usually occurs within the first few years after construction.
Be warned, however, that changes in condition around the structure may also cause settlement many years later! Examples are planting a new garden or tree or removing a garden or tree that is against or close to the house.
Moreover, if a horizontal, vertical, or diagonal masonry crack is filled with hard masonry patching compound, any substantial future movement is likely to show up as a new crack in the patched area or nearby. Therefore, always use a non-shrinking grout to prevent stressing yourself!
Cracks that continue to move are a reason for concern! Continued movement in cracks should be evaluated as there may be a need for corrective action. Therefore, if you notice a crack has re-cracked or the crack has opened or gotten larger it should be monitored! However, first, make sure there is no shrinkage of the filler product. All cracks that are 5 mm and greater should be carefully monitored to ensure there is no continued movement.
WHAT IS ROOF CROCODILING AND HOW DOES IT AFFECT YOUR FLAT ROOF?
Waterproofed concrete and composite flat roofs on residential and commercial buildings require more maintenance than sloped roofs. They react differently to sun and moisture than tiled or sheeted roofs and require more frequent maintenance to ensure they function as they should. One common problem with many flat roofs is crocodiling.
What is Crocodiling?
Crocodiling is a crazed cracking pattern in the surface of the waterproofing. It looks like crocodile skin, which is where the name comes from.
Crocodiling is a sign that your waterproofing is ageing. The sun’s UV rays dry out and damage the waterproofed surface, and after five years or more years, the coating may develop small cracks. The older your roof gets before you repair the crocodiling, the more expensive it will get.
Extreme temperature changes, changing from hot sunshine to sudden cloudbursts and rain, and even hot winter days and very cold nighttime temperatures will cause new cracks to appear and will make existing cracks worse.
Leaves and debris will allow water to pool on the membrane which, together with the elements, will hasten the deterioration of protective coating and waterproofing itself.
What is a mould Inspection and should you have one?
A mould inspection is a different process from a typical home inspection. Besides searching for the mould itself, a mould inspection concentrates on finding damp or wet conditions conducive to mould growth in and around the outside of the house. The secret to controlling mould growth is to eliminate the moisture which allows mould to grow.
There are a few different situations in which you might want a mould inspection. Below you will find out what a mould inspection entails, when to do one, what mould testing proves and the average cost of an inspection.
What is mould?
Mould is a fungus, and like all fungi, it thrives in moist places. Mould spreads by emitting spores, microscopic particles are often as small as a single cell. Spores float around in the air until they land on a surface. Mould spores are everywhere, outdoors as well as inside your house. It would be impossible to remove all mould spores from a house without installing a massive industrial filtration system.
Luckily, mould spores only form mould when they land on a moist surface. If you can keep the interior of your home dry, you can avoid having any problems with mould. You should clean up spills, repair leaks in your roof, plumbing or air-conditioning systems. Also, make sure your kitchen and bathrooms are properly ventilated to keep moisture out of the house.
Removing any mould in your house will prevent the surface it is on from damage and prevent allergies or asthma.
Can mould affect your health?
According to the World Health Organisation (WHO), mould exposure has the potential to cause adverse health effects. If mould is growing in your house, it can release spores that are easily inhaled. Moulds can cause nasal stuffiness, throat irritation, coughing or wheezing, eye irritation and in some cases, skin irritation. People with mould allergies may have more severe reactions. Immune-compromised people and people with chronic lung illnesses may get serious infections when they are exposed to mould.
Exposure to black mould can lead to a type of toxicosis that is often referred to as black mould poisoning. Black mould releases mycotoxins as a defence mechanism when the growth is disturbed. These mycotoxins travel through the air on tiny mould spores and are easily inhaled. Black mould may cause the symptoms mentioned above and can cause depression, cognitive impairment, sleep difficulties, circulation problems, digestive complaints, fatigue and joint pain.
When to inspect for mould
If you can see it, you have mould in your house. You need to discover the magnitude of the mould infestation! Seeing mould in the cracks and corners of your walls means it is growing and spreading more spores. Mould may also grow in places you cannot see, such as on your ceilings or in your cupboards. It may also form colonies so tiny they escape the eye. A few situations should make you look for any mould problems in your house.
Water damage. If your bathroom flooded, the roof leaked, or a broken pipe sprayed water all over the kitchen, you need to inspect for mould. Any place that got wet and was not quickly dried (within 24 hours) could become contaminated by mould.
If you are purchasing a pre-owned home there is no way to know what kind of water damage may have happened in the house. The only way to find out if mould is present is to do a mould inspection.
After a house has been unoccupied. Houses closed up and unoccupied for a long time, may have humidity built up that could cause mould to grow. This is especially a problem in warmer areas with high humidity.
After mould remediation. If you have had a mould problem, have regular mould inspections to ensure it does not reappear.
You see some mould. If you notice some green, blue, black or white stuff growing in your house, do a mould inspection to make sure you find it all. It might not be restricted to one location.
A mould inspection vs. mould testing
If you are researching for a mould inspector, you will find different services and costs with mould inspections and mould testing.
A mould inspection simply confirms the presence of mould and generally defines the extent of the problem. The main purpose of a mould inspection is to identify the source or sources of the moisture that allows the mould to grow! The second most important purpose is to recommend solutions to eradicate the sources of the moisture!
Mould testing attempts to identify what specific type of mould is in your home and how many mould spores are in the air. However, keep in mind the following:
The carefully controlled conditions required to conduct a proper scientific test of mould are extremely difficult to achieve in a home. Mould testing, especially air testing, is often inaccurate. Air samples at best give a snapshot of the air in one location at one time. The samples do not represent the air conditions unless many air samples are taken over a long period of time. Air sampling typically overestimates or underestimates the amount of mould spores in the air on average throughout the day.
All indoor spaces have mould spores that drift in from outdoors. Mould tests will generally provide a long list of species, most of which are not growing in your home.
The WHO has set no guidelinesfor an acceptable amount of mould or mould spores in a house. WHO therefore agrees that mould testing is not always useful for this reason. Instead, they recommend hiring a professional inspector to look for the reasons that the mould is present.
Mould testing is expensive. Any money spent on mould testing will not be available for cleaning up the mould and fixing the water problem that led to the mould. Furthermore, the samples can take days or weeks to be analyzed. This is time that is lost that could better be spent cleaning up the mould and fixing the water problem. No recognized authoritative public agency recommends mould testing as a guide to the cleaning up of mould or the correction of the water problem.
What happens during a mould inspection?
Mould inspection is a visual inspection of a house. Aside from a good flashlight and camera, the specialised equipment needed is a moisture meter, a humidity meter, a temperature meter and possibly an infrared camera. This equipment is useful in determining whether a particular area is wet, humid and warmer than other areas of the home.
A typical mould inspection involves finding out about any areas where you have seen mould, where there have been moisture problems or water damage in the past. I inspect the house thoroughly, inside and outside, looking in places known to be prone to mould growth. When I find mould, I try to find the source of the moisture that is causing the mould to grow and suggest a remediation plan.
Mould inspectors must have a mould certification. I am mould inspection certified and experienced in mould inspection and mould remediation.
Factors affecting the cost of a mould inspection
The size of the house being inspected is the main factor affecting the cost of a mould inspection. Quite simply, a large house is going to cost more to inspect because the inspection and the report are going to take longer.
The second factor is the travelling cost! The further away from my office the more it will cost. However, you will find that in my inspection area my prices are substantially less than those of other mould inspectors.
The cost of a mould inspection
As a rough guideline, mould inspection costs about ⅔ the cost of a comprehensive home inspection. On average, mould inspection costs around R1,500 to R2,000 for small to medium-sized houses (up to 250 m²) depending on how far the property is from my office. Above 250 m², the cost increases to the R2000 to R3000 range. Keep in mind that these costs are for inspection only and do not include testing. Skipping unnecessary mould testing can save you a lot of money.
Finding the right mould inspector
Look for an InterNACHI inspector with specific experience and expertise in mould inspections and remediation. Call around your area and get a few quotes. There might be a wide price range, so shopping around could save you a few hundred Rand.
Importantly, you want to make sure you only work with a properly certified inspector.
Remediation after the inspection
If the mould inspection finds or confirms mould in your home, the next step is to make a remediation plan. This always begins with removing the source of the moisture that’s allowing the mould to grow. If you fail to remove the moisture, you can clean up all the mould and it will just grow back again.
Following that, you can scrub and wash hard surfaces with specialised chemical cleaners. Surfaces such as carpets, timber, laminate and similar finishes will have to be cut out or lifted up and replaced. You will then have to treat hard surfaces below these finishes. It is impossible to clean all the mould off of porous surfaces. Furniture, mattresses and built-in units should be discarded.
You need not hire a qualified contractor for mould remediation of smaller areas. However, mould can be dangerous, or at least unpleasant to work with,especially for someone with allergies or asthma. Professionals with the correct safety gear and cleaning equipment are better qualified to deal with large areas.
Preventing mouldbefore it starts
Getting rid of mould in your house can be a major task, and remediation can be expensive if the mould is widespread. The best solution to mould problems is to prevent them from ever happening. Here are some tips on preventing mould:
Repair leaks promptly whether it is a leak in your roof, a window or a leaking water pipe. Fix leaks and keep moisture out of your house.
Clean and dry things promptly. If your bathroom or laundry floods or condensation from your air-conditioner drips onto a carpet, dry everything out within 24 hours, if possible. Mould needs moisture to grow, so prompt drying is vital.
Control humidity. Extremely humid aircan provide enough moisture for mould to form on some surfaces. Use a dehumidifier in humid and damp areas and run air-conditioning when possible during the summer. Keep windows open or install vents in your kitchen and bathroom windows. This will keep humidity down and keep moisture under control.
Mould is a serious problem, and spotting mould contamination before it grows out of control can save you many thousands of Rands. This makes the cost of a mould inspection well worth a few thousand Rand, especially when you are buying a new house. Mould testing, however, is not worthwhile. The important thing is, if you see mould in your house, you need to get rid of it, and the reason it has formed as soon as possible!
THE HOME DETECTIVE IS OPEN FOR BUSINESS IN LOCKDOWN LEVEL 3
Its been a tough time for everybody including home buyers, home sellers, estate agents and home inspectors as well! The good news is that with the COVID-19 Lockdown level 3, THE HOME DETECTIVE is open for business. So! Don’t delay, contact me today for a Free Quote for your home inspection. I am still providing the best inspections at the best prices in Gauteng!
Questions aboutBuilding Work, Building Plans and Building Lines
Hardly a day goes by without questions from disgruntled homeowners relating to issues with discrepancies with house plans and building work. When I’m inspecting, I often find discrepancies between the approved plans and the built structure.
If you are selling your house, and don’t have municipal-approved plans or necessary permissions, you could be in trouble. If you are buying a house, and don’t ask for approved plans or permissions, you might have very expensive problems.
Homeowners can also be in trouble with the municipality for the erection of illegal structures. Some municipalities have aerial photographs of suburbs taken every four years to check if alterations have been made to homes. In addition to this, municipalities assign building inspectors to monitor developments on the ground.
Legal Implications of Selling a House Without Approved Plans
The law requires all major building work to have plans drawn up and approved by the local authority. Therefore, it stands to reason that every house should have plans. But this is not always the case! A lack of approved building plans is a major problem for many people buying and selling houses and other buildings.
Sometimes people only discover that there are no plans years after they have bought a property. This comes to light either because they eventually want to do alterations, or because they want to sell. Buyers often find that a house they are buying does not have plans. They then want to know whose responsibility it is to have plans drawn up retrospectively (“as-built”).
It can become a complex legal matter if alterations and additions have been carried out without local authority approval.
Are Building Plans and Building Approval Always Required for Houses?
The National Building Regulations and Building Standards Act specify the need for building plans and approval. Therefore, it is the local authority that governs what can be done in terms of its zoning regulations and National Building Regulations. So it is they that give approval (or deny it) for all building work and renovations on all properties. However, most municipalities are more lenient when it comes to minor building work.
The Act states that the municipality may grant relaxation where the approval of plans requires the necessity of relaxation. However, you will have to apply for relaxation in writing and receive approval in writing.
If your property is within an estate or townhouse or cluster complex, you will also need to get a copy of the Estate Guidelines from the Aesthetics Committee, Body Corporate, Residents Associations etc.! Moreover, there may be a list of requirements that ensure aesthetic harmony and good building practice within the estate or complex. Furthermore, you will need your plans stamped and a letter from the Body Corporate for Council indicating that they are happy with your planned building.
How the Issue of “Voetstoots” Affects Building Approval and Plans
The purchase agreement made between buyers and sellers of the property will include a voetstoots clause. Essentially this clause indicates that the purchaser accepts the risk relating to defects existing at the time of the sale, patent or latent (but not visible). However, the exceptions to this clause are instances where the seller deliberately and fraudulently conceals latent defects from the purchaser, that he or she was aware of at the time. In this instance, the seller will remain liable for these defects. But of course, the purchaser will have to provide evidence that the seller knew what was wrong.