Inspection Packages
Whether you’re purchasing or building a home we have a comprehensive inspection service to suit your needs.
Pre-Purchase Inspection Packages
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A Structural Inspection is a visual inspection of all the accessible structural elements of a building, including the inside of the roof cavity. The report complies with AS4349.1-2007 Appendix A. The inspector is looking for major structural defects, such as:
Significant cracking in walls.
Leaning masonry.
Cracks and other defects in flooring.
Movement, sagging or installation defects in the roof frame.
Unsound modifications that have been made to the roof frame.
Tie-downs correctly installed in the roof frame.
Testing for moisture issues such as rising damp or significant leaks to showers.
Condition of external structures for safety hazards such as sheds, gazebos, patios, retaining walls and fences.
Basic safety assessment of RCDs and smoke alarm installation. Note: The building inspector is not a licensed electrician.
Comments on all major safety hazards that are observed.
Thermal imaging and moisture testing equipment is used as standard in all inspections, where it is deemed applicable.
A Termite/Timber Pest inspection is also included in the package. See the Termite/Timber Pest Inspections section for further details.
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An additional $110 applies to homes built before 1990. A Comprehensive Inspection includes everything in the Structural Inspection, plus the following additional checks:
General condition of gutters and flashings.
Basic plumbing checks including taps, toilets and installation defects.
General testing of lights and ceiling fans.
Basic testing of appliances:oven hotplate, rangehood & air conditioners.
Assessment of condition of wiring in the roof space.
Silicone sealant and performance of waterproofing to wet areas.
Degradation of painting, where structural elements are adversely affected.
General condition of cabinetry.
A general list of any areas suspected of containing asbestos.
A more detailed assessment of the condition of fences and retaining walls.
A pool fencing assessment including fence heights, condition and functionality of self closing gates.
Ventilation of internal gas bayonets.
Your inspector is a registered builder with over 23 years of experience in residential building in Perth, WA. Your inspector is not an electrician, appliance technician or plumber, so the basic checks offered under this package are not done to the same standard as another licensed trade. The Structural and Termite Inspections are the primary reason for engaging a building inspector and that is the main focus on an inspection. If you would like guarantees on good working order of all fixtures and fittings please engage a separate plumber or electrician and only engage Prompt for the Structural and Termite Inspection. It is also recommended that you carry out your own assessment of fixtures and fittings at the final inspection as several elements, such as reticulation, dishwashers, heaters etc will not be tested under a Comprehensive Inspection.
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Included in one of the above packages is a Termite Inspection, also referred to as a Timber Pest Inspection. You offer and acceptance may contain a clause referring to timber pests, or just to termites and this inspection will apply to that clause. This inspection is carried out at the same time as the main building inspection and includes a detailed assessment of all readily accessible areas including the inside of the roof cavity. The aims of this inspection, in order of importance are as follows:
To identify the presence of live termites and other structurally harmful pests, such as certain types of fungus or European borer inside the home.
To identify the presence of live termites and other structurally harmful pests in the garden area/ within range of the building envelope.
To identify any previous termite damage to structural elements in the home.
To make recommendations regarding future timber pest management.
Comment on previous termite damage where major damage has occurred or where it is visible and occurred less than five years ago.
Make recommendations for further inspection or treatments.
AS4349.3 covers the requirements for a Termite/Timber Pest Inspection. This includes definitions for safe reasonable access, the scope of the inspection, the definition of a visual inspection, in contrast to an invasive inspection and the limit of liability of an inspector carrying out a pre purchase visual inspection.
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Your Prompt Building Inspector is equipped with state of the art Thermal Imaging equipment and a sonic moisture meter. This equipment may be used at the inspector’s discretion to further assess areas suspected of containing moisture or to assess temperature variance in surfaces, which can occur for several reasons. A Thermal imager will give a visual display of a surface indicating red areas where higher temperatures are present and blue for cooler areas. This may be useful in assessing leaks, coverage of insulation, locations of equipment in concealed areas and providing additional information applying to various other circumstances. A moisture meter will give a reading of the moisture levels inside masonry, gyprock, timber and concrete and is a useful device for detecting water leaks before any cosmetic damage is visible. This can be useful for detecting rising damp, leaks to showers, active roof leaks and breaches to cavity walls. While this equipment can provide some impressive visual effects it is the experience and knowledge of the inspector that is of senior importance when using these assessment tools.
“Good quality building inspection for my new home. Jon went above any beyond - you could tell he is a registered builder with a lot of knowledge. Highly recommend!”
Structural Package / Comprehensive Package
What is Included?
Safety Checks- visual only
2 x RCDs in meter box
Hardwired or equivalent smoke alarms under 10 years old
Structural Checks
Cracks in walls
Roof frame
Retaining walls >700mm high
Lintels
Damp testing where deemed applicable
Pergola structures
Eaves
Water leaks on ceilings
General condition of ceilings
Timber elements in contact with soil
Condition of fences
Performance of wet area waterproofing
Structural Package Inclusions
Comprehensive Package Inclusions
Safety Checks- visual only
2 x RCDs in meter box
Hardwired or equivalent smoke alarms under 10 years old
Standard Structural Checks
Cracks in walls
Roof frame
Retaining walls >700mm high
Lintels
Damp testing where deemed applicable
Pergola structures
Eaves
Water leaks on ceilings
General condition of ceilings
Timber elements in contact with soil
Condition of fences
Performance of wet area waterproofing
ADDITIONAL COMPREHENSIVE CHECKS
Additional Comprehensive Checks
Detailed assessment of ceilings
Condition of gutters and flashings
Condition of toilet pans and cisterns
Condition of taps and showers
Condition of stairs/balustrading
Exterior steps/paving
Pool fences- stability, self closing doors, etc
Condition of light switches
Ceiling fans
Modifications to electrics by unqualified trades
List of areas suspected of containing asbestos
Gas bayonet ventilation
Basic testing of appliances
Basic testing of air conditioners
Items Not Included
Pool pumps
Spa pumps
TV antenna
Voltage testing of power points
Phone lines
Reticulation
Dishwashers
Advanced assessment of any appliances
Invasive assessment of plumbing pipes
Anything not specifically ticked above may not be inspected. For more information please contact Jon Graham directly.
Construction Packages
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This package includes two site visits. the first site visit is carried out as soon as roof framing is complete. This inspection includes an assessment of the slab, brickwork and roof frame. The second site visit is carried out at Practical Completion and includes an assessment of all completed works with a written report being provided that can be used as a final defects list for the builder to address prior to final handover. On occasions where serious defects are observed your inspector may recommended additional inspections. Additional site visits throughout construction can be arranged if desired or as prescribed on larger homes. Please speak to your inspector for further advice on the inspection package that suits your needs. A summary of what is inspected at each stage is detailed below:
Site Visit #1
Slab Inspection
The slab will be assessed for any major cracking, exposed reinforcement, major ridges or dips in the finished surface and general condition. A separate slab inspection of footing depths and reinforcement position can be carried out prior to the slab pour if desired, but this is not included in the package.
Brickwork Inspection
Plate Height refers to the completed brickwork at any given stage of the build. This term is derived from the timber element that is placed immediately on a finished wall which is called the “wall plate”.
The report will be presented in layman’s terms so that it is extremely easy to understand. Where major issues are identified an appropriate reference to the Australian Standards will be included, however, this report is an initial summary and not structured for use as a formal complaint.
The type of items being assessed during this inspection are:
Room measurements as per plans. The majority of brick dimensions will be measured and compared with the plans with any noteworthy discrepancies being reported.
Installation of cavity flashings in required areas.
Installation of wire ties, including appropriate corrosion resistance levels for coastal homes.
Straightness, true and plumb of window and door frames.
General squareness of rooms, mainly focussing on wet areas where floor tiling layouts may be significantly affected.
Installation of structural columns as per engineer’s details, if they are provided.
Installation of hoop iron straps to cavity walls.
Installation of additional tie-down rods, if engineering details are provided.
General cosmetic finish and uniformity of face brickwork.
Roof Frame Inspection
On a single storey home in WA I recommend carrying out a roof frame inspection at the same time as the brickwork inspection to save you a separate site visit fee. Any brickwork issues can still typically be corrected at this stage without any major disruption to progress. Generally the roof frame is the next stage after brickwork and so this work should be occurring within a week or so of completion of the brickwork (under normal economic conditions).
This inspection will include an assessment of the roof frame in relation to the requirements of the Australian Standards, The National Construction Code and commonly included engineering requirements that are stipulated in Perth, WA. It is best to do this inspection before the ceilings are installed to ensure that all parts of the roof frame are visible, including welds, structural columns and tie-down rods.
The report will be presented in layman’s terms so that it is extremely easy to understand. Where major issues are identified an appropriate reference to the Australian Standards will be included, however, this report is an initial summary and not structured for use as a formal complaint.
Site Visit #2
Practical Completion Inspection
60 Minutes is allowed on site.
Practical Completion (PCI) is an assessment of the home when it is “practically complete”. Practical completion does not necessarily mean 100% finished and there are usually at least some minor items to address on a PCI list.
Where possible it is advisable to ensure the inspector attends the PCI meeting with yourself and the builder, rather than attending site at a separate time. This way the home is close to completion and the final list can be discussed with the builder and client with all parties present.
A list of observed defects will be available on the same day as the report and will be emailed as soon as payment has been arranged. This ensures that the builder can have a copy of the report very quickly after the PCI is carried out.
The type of things that are assessed as PCI are:
Overall painting quality including any paint runs, inadequate sanding/prep, incomplete painting items, etc.
Quality of ceilings, including neatness of joins, cornices, sanding and painting.
Plastering finish including window surrounds, wall surfaces, straightness or corners, etc.
Quality of ceramic tiling including appropriate layout, lipping, fall towards wastes, finish of grouting and general quality.
Waterproofing and silicone to wet areas.
General inspection of appliance installation.
General inspection of plumbing fixtures for installation defects.
Operation of sectional door.
Dented or scratched gutters.
Dented or damaged window frames.
Correct hanging of doors and general carpentry items.
Paving or exterior concrete installation, appropriate falls and cosmetic finishes.
Installation insulation.
Connection of flume vents to exhaust fans.
Assessment of vanadium stains to face brickwork.
Over all this inspection is designed to assist clients in achieving a smooth handover by offering unbiased, professional advice on any defects or incomplete work. Having an experience, unbiased inspector present can alleviate tension between client and builder and ensure that all concerns are addressed professionally. The inspection should not be viewed as a substitute for a comprehensive project management and we do not offer any guarantee that “absolutely everything” will be checked within the inspection timeframe.
The report will be presented in layman’s terms so it can be easily understood by people who are not building professionals. If any major issues are identified then appropriate reference to the Australian Standards will be included and a recommendation may be made to prepare a formal complaint if applicable, however, this general report will not be formatted for that purpose.
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This package includes three site visits. The first site visit is carried out as soon as ground floor brickwork is complete. This inspection includes an assessment of the slab and brickwork, ready for upper formwork to be installed. The second inspection includes an assessment of the upper slab, upper brickwork and upper roof frame. The third site visit is carried out at Practical Completion and includes an assessment of all completed works with a written report being provided that can be used as a final defects list for the builder to address prior to final handover. On occasions where serious defects are observed your inspector may recommended additional inspections. Additional site visits throughout construction can be arranged if desired or as prescribed on larger homes. Please speak to your inspector for further advice on the inspection package that suits your needs. A summary of what is inspected at each stage is detailed below:
Site Visit #1
Slab Inspection
The slab will be assessed for any major cracking, exposed reinforcement, major ridges or dips in the finished surface and general condition. A separate slab inspection of footing depths and reinforcement position can be carried out prior to the slab pour if desired, but this is not included in the package.
Brickwork Inspection
Plate Height refers to the completed brickwork at any given stage of the build. This term is derived from the timber element that is placed immediately on a finished wall which is called the “wall plate”. The report will be presented in layman’s terms so that it is extremely easy to understand. Where major issues are identified an appropriate reference to the Australian Standards will be included, however, this report is an initial summary and not structured for use as a formal complaint. The type of items being assessed during this inspection are:
Room measurements as per plans. The majority of brick dimensions will be measured and compared with the plans with any noteworthy discrepancies being reported.
Installation of cavity flashings in required areas.
Installation of wire ties, including appropriate corrosion resistance levels for coastal homes.
Straightness, true and plumb of window and door frames.
General squareness of rooms, mainly focussing on wet areas where floor tiling layouts may be significantly affected.
Installation of structural columns as per engineer’s details, if they are provided.
Installation of hoop iron straps to cavity walls.
Installation of additional tie-down rods, if engineering details are provided.
General cosmetic finish and uniformity of face brickwork.
Heights of walls in preparation for installation of upper formwork.
Site Visit #2
Upper slab inspection
The condition of the slab will be inspected. Any major cracking or excessive dips and ridges will be noted. The appropriate use of flashings and bond breakers will be assessed. Set down areas for wet areas will be assessed.
Upper Brickwork Inspection
Plate Height refers to the completed brickwork at any given stage of the build. This term is derived from the timber element that is placed immediately on a finished wall which is called the “wall plate”. The report will be presented in layman’s terms so that it is extremely easy to understand. Where major issues are identified an appropriate reference to the Australian Standards will be included, however, this report is an initial summary and not structured for use as a formal complaint. The type of items being assessed during this inspection are:
Room measurements as per plans. The majority of brick dimensions will be measured and compared with the plans with any noteworthy discrepancies being reported.
Installation of cavity flashings in required areas.
Installation of wire ties, including appropriate corrosion resistance levels for coastal homes.
Straightness, true and plumb of window and door frames.
General squareness of rooms, mainly focussing on wet areas where floor tiling layouts may be significantly affected.
Installation of structural columns as per engineer’s details, if they are provided.
Installation of hoop iron straps to cavity walls.
Installation of additional tie-down rods, if engineering details are provided.
General cosmetic finish and uniformity of face brickwork.
Heights of walls in preparation for installation of upper formwork.
Upper Roof Frame Inspection
On a single storey home in WA I recommend carrying out a roof frame inspection at the same time as the brickwork inspection to save you a separate site visit fee. Any brickwork issues can still typically be corrected at this stage without any major disruption to progress. Generally the roof frame is the next stage after brickwork and so this work should be occurring within a week or so of completion of the brickwork (under normal economic conditions).
This inspection will include an assessment of the roof frame in relation to the requirements of the Australian Standards, The National Construction Code and commonly included engineering requirements that are stipulated in Perth, WA. It is best to do this inspection before the ceilings are installed to ensure that all parts of the roof frame are visible, including welds, structural columns and tie-down rods.
The report will be presented in layman’s terms so that it is extremely easy to understand. Where major issues are identified an appropriate reference to the Australian Standards will be included, however, this report is an initial summary and not structured for use as a formal complaint.
Site Visit #3
Practical Completion Inspection
60 minutes is allowed on site.
Practical Completion (PCI) is an assessment of the home when it is “practically complete”. Practical completion does not necessarily mean 100% finished and there are usually at least some minor items to address on a PCI list.
Where possible it is advisable to ensure the inspector attends the PCI meeting with yourself and the builder, rather than attending site at a separate time. This way the home is close to completion and the final list can be discussed with the builder and client with all parties present.
A list of defects will be available on the same day as the report and will be emailed as soon as payment has been arranged. This ensures that the builder can have a copy of the report very quickly after the PCI is carried out.
The type of things that are assessed as PCI are:
Overall painting quality including any paint runs, inadequate sanding/prep, incomplete painting items, etc.
Quality of ceilings, including neatness of joins, cornices, sanding and painting.
Plastering finish including window surrounds, wall surfaces, straightness or corners, etc.
Quality of ceramic tiling including appropriate layout, lipping, fall towards wastes, finish of grouting and general quality.
Waterproofing and silicone to wet areas.
General inspection of appliance installation.
General inspection of plumbing fixtures for installation defects.
Operation of sectional door.
Dented or scratched gutters.
Dented or damaged window frames.
Correct hanging of doors and general carpentry items.
Paving or exterior concrete installation, appropriate falls and cosmetic finishes.
Installation insulation.
Connection of flume vents to exhaust fans.
Assessment of vanadium stains to face brickwork.
Over all this inspection is designed to assist clients in achieving a smooth handover by offering unbiased, professional advice on any defects or incomplete work. Having an experience, unbiased inspector present can alleviate tension between client and builder and ensure that all concerns are addressed professionally. The inspection should not be viewed as a substitute for a comprehensive project management and we do not offer any guarantee that “absolutely everything” that is included in your contracts will be checked within the inspection timeframe.
The report will be presented in layman’s terms so it can be easily understood by people who are not building professionals. If any major issues are identified then appropriate reference to the Australian Standards will be included and a recommendation may be made to prepare a formal complaint if applicable, however, this general report will not be formatted for that purpose.