Property Report Statement Library for iPad

Version 1 – 12th October 2016

A. iPad set up

On an iPad you can set up keyboard shortcuts for any text you regularly type in your report.

1. To create keyboard shortcuts on your iPad:

1. Launch the Settings app
2. Tap General
3. Tap on Keyboard
4. Tap on Text Replacement
5. Tap on the + in the top right corner
6. In the Phrase field, type or paste* the generic statement that you would like to create a shortcut for
    *(see Section B below ‘copying and pasting statements into your iPad’)
7. In the Shortcut field, type in the code you want to be replaced by the generic statement
8. Tap Save at the top right

Now anytime you type that shortcut in your report, it will replace it with the generic statement you designated. Just tap the space bar to complete the generic statement transfer to the report.

2. To edit keyboard shortcuts on your iPad:

1. Launch the Settings app
2. Tap General
3. Tap on Keyboard
4. Tap on Text Replacement
5. Tap on the shortcut you want to edit
6. From here just edit the shortcut or phrase however you want
7. Tap Save at the top right

3. To delete keyboard shortcuts on your iPad:

1. Launch the Settings app
2. Tap General
3. Tap on Keyboard
4. Tap on Text Replacement
5. <Swipe left> on the shortcut you want deleted
6. Tap on the Delete button. The big red button that just appeared.

B. Copying and pasting statements into your iPad

You can physically type in each of the generic statements below or you can copy and paste the statements from an email sent to your iPad.
Firstly, copy all the statements below <> open a new email and paste the copied statements into that email <> then send the email to an account address that is on the iPad <> copy each statement individually from the inbox email on the iPad <> paste the statement into the ‘Phrase’ field – see Section A 1.6 above and follow the remaining instructions above on how to create keyboard shortcuts. 

C. Statements

The following statements are copyright Report Systems Australia Pty Ltd. To use any of these statements you must have a current copyright licence with Report Systems Australia Pty Ltd. 
The statements in this library are generic and you will need to customise the parts of the statement that are relevant to the inspection being carried. 

All text in brackets (…) in the statements needs to be customised. You will also need to change or delete any text from a statement that is not relevant.

Example of a generic statement:

The (what is it) (where is it) was seen to be affected by dampness. Under test conditions using a moisture meter it was revealed that the dampness was (localised/widespread). The pattern of dampness is that commonly associated with (rising damp/condensation/rain penetration/defective plumbing and defective roof plumbing and flashing/hygroscopic salts and efflorescence). It is consistent with that caused by (a leaking water storage tank/leaking shower base/leaking plumbing waste pipe/leaking water pipe/lack of subsoil drainage/blocked drain/overflowing gutter/leaking gutter/decayed flashing/lack of flashing/cracked roof cladding/decayed roof cladding/inadequate roof pitch/inadequate lap of roof cladding/defective ridge capping/bridged cavity/wall cracks/defective window sill/defective door step/lack of damp-proof course/bridged damp-proof course/failed damp-proof course/faulty construction/faulty installation/lack of vapour barrier/poor ventilation/bridges in construction/condensation run off/presence of salts in construction material). A further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Example of a customised statement (highlighted in ‘yellow’ text) including deleted text that is not relevant to this defect statement:

The lower section of the internal loadbearing masonry wall in the lounge room on the southern side of the building was seen to be affected by dampness. Under test conditions using a moisture meter it was revealed that the dampness was widespread. The pattern of dampness is that commonly associated with rising damp. It is consistent with that caused by bridged damp-proof course. A further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented as a matter of urgency.

The statements below are not intended to cover all possible situations found but are the start of a library that can be built on by individual inspectors. 
The sample statements need not, of course, be followed exactly if an alternative statement is either more concise or more definite and confirms the principles set out in the handbook guidelines. However, when making alternative statements, inspectors should always consider:

(a)     what is it;
(b)    where is it;
(c)    what is wrong with it;
(d)     any recommendation for remedial work and/or further investigation by a suitably qualified person; and
(e)    where appropriate, the urgency for the client to implement any recommendation or advice given.

The following Standard Statements refer to the completion of a Pre-Purchase Standard Property Report (Form: SPIR V3 – 1st September 2013 and later versions) in accordance with the Report Systems Australia Handbook Standard Property Inspection Reports - Residential Buildings, Uniform Inspection Guidelines for Building Consultants, Third Edition, May 2008

General

Incomplete construction

Keyboard shortcut code: P1
The (what is it) (where is it) was partially built. The work was not complete to lock-up stage and the structure was open to the weather. A further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: P2
The wet area (where is it) was not adequately protected from moisture penetration, e.g. not finished with ceramic tiles. A further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: P3
The ground surface (where is it) was not graded away from the building to minimise the risk of surface water entering the subfloor space. A further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: P4
The exposed external woodwork (where is it) was not adequately protected from the weather, e.g. not treated with a preservative or painted with two finishing coats. A further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Significant items

Serious safety hazards

Keyboard shortcut code: P5
The (what is it) (where is it) (what is wrong with it, e.g. no smoke detectors fitted/immediate asbestos risks/imminent collapse of a structural member/loose or slippery floor surfaces or paving/trip hazards/non-existent or non-continuous chimneys and flues/lack of window and emergency escape/inadequate fire precautions/lack of fire doors/unsafe balustrades/steep stairs/lack of safety rails/lack of safety glass/non-existent or inadequate swimming pool fencing/unsafe parts of the building at high level/the presence of poisonous trees/inappropriate storage of dangerous materials/overloading of electrical power sockets/strong gas smells). This condition is considered dangerous/potentially dangerous. A further investigation by a competent person e.g. a licensed building contractor is strongly recommended to determine the extent of remedial work required. The above recommendation should be implemented (without delay/as a matter of urgency/the client has been notified by phone).

Structural cracking and movement

Keyboard shortcut code: P6
The (what is it) (where is it) was seen to be affected by (localised/widespread) cracking and movement. The reason for the cracking was not apparent at the time of inspection. A further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the cause, method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: P7
The (what is it) (where is it) was seen to be affected by (localised/widespread) cracking and movement. The cracking is consistent with that caused by (foundation movement/inadequate support/shrinkage during setting/thermal movement/corrosion of steel reinforcement/spreading of the pitched roof/excessive deflection of the floor/differential movement between elements of construction/differential shrinkage/deformation due to creep/rusting of embedded steel/expansion of clay brickwork). A further detailed investigation by a competent person, e.g. a licensed building contractor or a suitably qualified engineer is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Deformation

Keyboard shortcut code: P8
The (what is it) (where is it) was seen to be affected by (localised/widespread) deformation. The reason for the deformation was not apparent at the time of inspection. A further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the cause, method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: P9
The (what is it) (where is it) was seen to be affected by deformation in the form of (localised/widespread) (sagging/cupping/distortion/lifting/damage/vertical bowing/horizontal bending/excessive deflection/springiness underfoot/unstableness/collapse). The deformation is consistent with that caused by (initial poor design/increase in roof covering loading/corrosion of fixings/long-term loading/lack of support/timber pest damage/under-design of framing members/overloading/foundation movement/wind damage/poor workmanship and practice/inadequate stiffness/corrosion/lack of maintenance/drying shrinkage/floor loading exceeding the designed loading). A further detailed investigation by a competent person, e.g. a licensed building contractor or a suitably qualified engineer is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Dampness

Keyboard shortcut code: P10
The (what is it) (where is it) was seen to be affected by dampness. Under test conditions using a moisture meter it was revealed that the dampness was (localised/widespread). The reason for the damp problem was not apparent at the time of inspection. A further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the cause, method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: P11
The (what is it) (where is it) was seen to be affected by dampness. Under test conditions using a moisture meter it was revealed that the dampness was (localised/widespread). The pattern of dampness is that commonly associated with (rising damp/condensation/rain penetration/defective plumbing and defective roof plumbing and flashing/hygroscopic salts and efflorescence). It is consistent with that caused by (a leaking water storage tank/leaking shower base/leaking plumbing waste pipe/leaking water pipe/lack of subsoil drainage/blocked drain/overflowing gutter/leaking gutter/decayed flashing/lack of flashing/cracked roof cladding/decayed roof cladding/inadequate roof pitch/inadequate lap of roof cladding/defective ridge capping/bridged cavity/wall cracks/defective window sill/defective door step/lack of damp-proof course/bridged damp-proof course/failed damp-proof course/faulty construction/faulty installation/lack of vapour barrier/poor ventilation/bridges in construction/condensation run off/presence of salts in construction material). A further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Structural timber pest damage

Keyboard shortcut code: P12
The (what is it) (where is it) was seen to be affected by (localised/widespread) structural timber pest damage. The type of timber pest responsible for the damage could not be readily established. Further expert advice e.g. from a timber pest detection consultant should be obtained to: accurately identify the species of timber pest involved; confirm the status of the attack (whether active or inactive); and determine as to the need or otherwise for treatment of the infestation. Also, a further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required to the building structure, and associated costs. The above recommendations should be implemented (without delay/as a matter of urgency/as soon as possible). 

Keyboard shortcut code: P13
The (what is it) (where is it) was seen to be affected by (localised/widespread) structural timber pest damage. The signs of damage were consistent with those associated with termite attack. At the earliest stage, expert advice e.g. from a licensed pest control operator should be obtained to: accurately identify the species of termite responsible; confirm the status of the attack (whether active or inactive); and determine any appropriate method of treatment. Also, a further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required to the building structure, and associated costs. The above recommendations should be implemented (without delay/as a matter of urgency/as soon as possible). 

Keyboard shortcut code: P14
The (what is it) (where is it) was seen to be affected by (localised/widespread) structural timber pest damage. The signs of damage were consistent with those associated with wood borer attack. Further expert advice e.g. from a timber pest detection consultant should be obtained to: accurately identify the species of borer responsible; confirm the status of the attack (whether active or inactive); and determine as to the need or otherwise for treatment of the infestation. Also, a further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required to the building structure, and associated costs. The above recommendations should be implemented (without delay/as a matter of urgency/as soon as possible). 

Keyboard shortcut code: P15
The (what is it) (where is it) was seen to be affected by (localised/widespread) structural timber pest damage. The signs of damage were consistent with those associated with fungal decay. A further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required (including the removal of the conditions conducive to timber pest attack), and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).  

Keyboard shortcut code: P16
The (what is it) (where is it) was seen to be affected by (localised/widespread) structural timber pest damage. The signs of damage were consistent with those associated with chemical delignification. A further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Conditions conducive to structural damage

Defective plumbing and flashing

Keyboard shortcut code: P17
The (what is it) (where is it) was (what is wrong with it, e.g. missing/poorly designed/poorly installed/poorly secured/damaged/defective in condition/defective in quality/defective in operation/poorly maintained). A further detailed investigation by a competent person e.g. a licensed plumbing contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Defective or bridged damp-proof course

Keyboard shortcut code: P18
The damp-proof course (where is it) was (what is wrong with it, e.g. missing/poorly     installed/damaged/defective/bridged by earth/bridged by path/bridged by floor/bridged by rendering/bridged by repointing/bridged by additions). A further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).
Shoddy work

Keyboard shortcut code: P19
The (what is it) (where is it) was (what is wrong with it, e.g. flimsy/unstable underfoot/partly removed/missing/omitted/makeshift/inadequate/unsatisfactory/dangerous/poorly installed/significantly out of level/poorly secured/defective in quality/of a superficial nature/inappropriately used/built without regard to any recognised standard/built using materials unsuitable for purpose/built using poor workmanship and materials/poorly repaired). A further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Tree roots

Keyboard shortcut code: P20
Trees have been planted within close proximity to the building structure (where is it). Their growth should be monitored, and where necessary precautions taken to ensure that their root systems do not compromise the integrity of the building. Further advice from a tree specialist should be sought (without delay/as a matter of urgency/as soon as possible).

Corrosion 

Keyboard shortcut code: P21
The (what is it) (where is it) was seen to be affected by (localised/widespread) (surface degradation/surface rusting/rusting/pitting/corrosion/erosion/fading/blistering of the finish/bubbling of the paint coating/flaking of the paint finish). A further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Lack of adequate subfloor ventilation

Keyboard shortcut code: P22
Ventilation to the subfloor space was observed to be generally inadequate. To help protect against the degradation of timber caused by fungal decay and/or insect attack subfloor ventilation should be upgraded. A further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: P23
Ventilation to the subfloor space below the (where is it) was observed to be inadequate. To help protect against the degradation of timber caused by fungal decay and/or insect attack subfloor ventilation should be upgraded. A further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Other conditions conducive to structural damage

Keyboard shortcut code: P24
The (what is it) (where is it) was (missing/poorly designed/poorly installed/poorly secured/damaged/not adequately protected against possible mechanical damage/defective in condition/defective in quality/defective in operation/poorly maintained). A further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Minor defects in secondary and finishing elements

Keyboard shortcut code: P25
The (what is it) (where is it) was (missing/poorly designed/poorly installed/poorly secured/damaged/defective in condition/defective in quality/defective in operation/poorly maintained). A further detailed investigation by a competent person e.g. a licensed building contractor is recommended to determine the method and extent of any remedial work required, and associated costs. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

D Hyperlinks

In addition to statements, you may also want to create shortcuts for including hyperlinks in your documents. Hyperlinks are a means of providing further important information to the client. 
For example, your inspection report notes evidence of rising damp. In addition to your standard defect statement you may wish to provide further reading for the client in respect of this defect.

Keyboard shortcut code: E1
Rising damp is a problem that occurs in many buildings and is an area in which considerable expense is often incurred. The following hyperlink to the NSW Heritage Office Information Sheet provides a brief introduction to rising damp, its control and treatment, for the owner or manager of buildings of heritage value. A short bibliography of more detailed works on the subject is included for interested readers:

http://www.environment.nsw.gov.au/resources/heritagebranch/heritage/maintenance21risingdamp.pdf 

 

Other Libraries 

Timber Pest Statement Library for iPad 
Property and Timber Pest Report Statement Library for iPad 
Termite Statement Library for iPad