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 & Timber Pest Report (Form: SPTPR V3.1 – 17th January 2016) in accordance with the Report Systems Australia Handbook Standard Property Inspection Reports - Residential Buildings, Uniform Inspection Guidelines for Building Consultants, Third Edition, May 2008 & Handbook Timber Pest Detection Reports, Uniform Inspection Guidelines for Timber Pest Detection Consultants, Fourth Edition, November 2010.

General – Property Report

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 – Property Report

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 – Property Report

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 – Property Report

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).

Significant items – Timber Pest Report

Timber pest attack – Timber Pest Report

Active (live) termites

Keyboard shortcut code: TP1
No visible damage to the building or other materials was noted. However, a large number of alates, i.e. winged reproductive termites and alate wings were found (insert where they were found). When a colonizing flight occurs in or around a building, a further investigation that may include an invasive inspection to find their origin should be undertaken (as a matter of urgency/without delay). For further advice consult the person who carried out this inspection.

Keyboard shortcut code: TP2
The (what is it) (where is it) was seen to be affected by termite attack. Under test conditions it was revealed that the infestation was active, i.e. live termites were found. Accurate identification of the type, genus or species of termite involved was difficult. No visible damage to the building or other materials was noted. See item ‘Subterranean Termite Management Proposal’ below for further advice.

Keyboard shortcut code: TP3
The (what is it) (where is it) was seen to be affected by subterranean termite attack. Under test conditions it was revealed that the infestation was active, i.e. live termites were found. Visible damage to building elements was also noted, see item ‘Termite workings and/or damage’ below for further details. A reasonable search of the readily accessible and unobstructed areas of property failed to locate the nest or confirm the extent of the attack. See item ‘Subterranean Termite Management Proposal’ below for further advice. In addition, premature attempts to repair or replace infested timber may cause the termites to withdraw from the area temporarily, thereby hindering effective treatment. Any repair or replacement of infested timber should be carried out after the appropriate treatment has been completed.
 
Keyboard shortcut code: TP4
The (what is it) (where is it) was seen to be affected by subterranean termite attack. Under test conditions it was revealed that the infestation was active, i.e. live termites were found. The termites have been positively identified as the economically important species (Coptotermes acinaciformis/Coptotermes frenchi/Schedorhinotermes/Nasutitermes exitiosus/Heterotermes ferox/Mastotermes darwiniensis). This termite has the potential to cause significant structural damage. A reasonable search of the readily accessible and unobstructed areas of property failed to locate the nest or confirm the extent of the attack. See item ‘Subterranean Termite Management Proposal’ below for further advice. In addition, premature attempts to repair or replace infested timber may cause the termites to withdraw from the area temporarily, thereby hindering effective treatment. Any repair or replacement of infested timber should be carried out after the appropriate treatment has been completed.

Keyboard shortcut code: TP5
A termite nest was found (where is it). The termites have been positively identified as the economically important species (Coptotermes acinaciformis/Coptotermes frenchi/Schedorhinotermes/Nasutitermes exitiosus/Heterotermes ferox/Mastotermes darwiniensis). This termite has the potential to cause significant structural damage. See item ‘Subterranean Termite Management Proposal’ below for further advice.

Subterranean Termite Management Proposal

Keyboard shortcut code: TP6
In addition to this inspection report, a full written Subterranean Termite Management Proposal will be prepared for your consideration.

Keyboard shortcut code: TP7
Although a subterranean termite management proposal is recommended, this Consultant is not engaged to provide a proposal. Accordingly, the Client should contact a licensed pest control operator in respect to obtaining a proposal (as a matter of urgency/without delay).

Keyboard shortcut code: TP8
As outlined in item ‘Active (live) termites’ above, accurate identification of the type, genus or species of termite involved in the attack was difficult. Specimens have been collected, preserved in methylated spirits, and it is recommended that they be submitted to a specialist for identification (as a matter of urgency/without delay). Importantly, after discovery of an active infestation, it is imperative that the species of termite is accurately identified before costly and sometimes unnecessary or inappropriate methods of treatment are initiated. Only economically important species which are known to attack timber structures should be treated. For further advice consult the person who carried out this report.

Keyboard shortcut code: TP9
As outlined in item ‘Active (live) termites’ above, a reasonable search of the readily accessible and unobstructed areas of property failed to locate the nest or confirm the extent of the attack. Importantly, where evidence of active termites is detected within a building or within 50 m of any building, it must always be assumed that the termites may also be active in the concealed or inaccessible areas of the building. Accordingly, where the termites are known to be of economic significance, a further more invasive inspection is recommended (as a matter of urgency/without delay). In addition to this inspection report, a full written Subterranean Termite Management Proposal will be prepared for your consideration.

Keyboard shortcut code: TP10
Where evidence of termite attack exists to any trees or tree stumps a more conclusive search should be undertaken (as a matter of urgency/without delay). This may require the tree or stump to be drilled to determine the existence of a termite nest. In addition, the soundness and stability of any standing trees identified as being affected by termite attack should be confirmed by a suitably qualified person. In addition to this inspection report, a full written Subterranean Termite Management Proposal will be prepared for your consideration.

Termite workings and/or damage

Keyboard shortcut code: TP11
No visible damage to the building or other materials was noted. However, termite workings in the form of (earthen packing/shelter tubes) was observed (where is it). Under test conditions it was revealed that the termite workings were inactive, i.e. the absence of live termites at the time of inspection. Where evidence of inactive termites is located within the building, it is possible that termites are still active in the concealed or inaccessible areas of the building and damage to building elements also exists. A further more invasive inspection is recommended (as a matter of urgency/without delay). For further advice consult the person who carried out this inspection.

Keyboard shortcut code: TP12
The (what is it) (where is it) was seen to be affected by termite damage. The extent of visible damage (appeared localised/appeared widespread/was undetermined). Competent advice e.g. from a licensed building contractor should be obtained to determine the extent of any structural damage and as to the need or otherwise for rectification or repair work. The above recommendations should be implemented by the client (as a matter of urgency/without delay).

Keyboard shortcut code: TP13
The (what is it) (where is it) was seen to be affected by termite attack. Under test conditions it was revealed that the termite workings were inactive, i.e. the absence of live termites at the time of inspection. Visible damage to timber (appeared localised/appeared widespread/was undetermined). Where evidence of inactive termites is located within the building, it is possible that termites are still active in the concealed or inaccessible areas of the building and damage to building elements also exists. A further more invasive inspection is recommended. Also, competent advice e.g. from a licensed building contractor should be obtained to determine the extent of any structural damage and as to the need or otherwise for rectification or repair work. The above recommendations should be implemented by the client (as a matter of urgency/without delay). For further advice consult the person who carried out this inspection.

Keyboard shortcut code: TP14
The (what is it) (where is it) was seen to be affected by termite attack. The status of the attack (whether localised/widespread or active/inactive) could not be readily assessed due to (the presence of obstructions/access restrictions). A more invasive inspection is recommended (as a matter of urgency/without delay). For further advice consult the person who carried out this inspection.

Previous termite management program

Keyboard shortcut code: TP15
A notice was affixed to the inside of the electrical meter box (where was it) indicating that a (chemical/physical) management system had been installed (date of installation). Importantly, where evidence of a possible termite management program was noted, the Client should obtain and keep on file all relevant documents pertaining to the extent of the program, and any service warranties and advice in regard to the building owner’s obligation to maintain the management program. For further advice consult the person who carried out this inspection.

Keyboard shortcut code: TP16
A notice was affixed to the inside of the electrical meter box (where was it) indicating that a treatment of subterranean termite infestation was carried out. Importantly, where evidence of a possible termite treatment was noted, the Client should obtain and keep on file all relevant documents pertaining to the treatment, and any service warranties and advice in regard to the building owner’s obligation to maintain the treatment. If evidence of a previous treatment of termite infestation is noted, and appropriate documentation is not available, the Client must assume that the termite infestation may still be active in areas of the property not inspected. Accordingly, a re-treatment may be required. Seek further advice from this Consultant.

Keyboard shortcut code: TP17
A previous termite management program was noted in the form of (drill marks consistent with a possible termite treatment/a notice was affixed to the electrical meter box confirming that a chemical treatment had been performed/the installation of a baiting system/the installation of a management system) (where was it found). Importantly, where evidence of a possible termite treatment was located, the Client should obtain and keep on file all relevant documents pertaining to the extent of the treatment, any service warranties and advice in regard to the building owner’s obligation to maintain the treatment and/or management system. If evidence of a previous treatment of termite infestation is noted, and appropriate documentation is not available, the Client must assume that the termite infestation may still be active in areas of the property not inspected. Accordingly, a re-treatment may be required. Seek further advice from this Consultant.

Chemical delignification

Keyboard shortcut code: TP18
The (what is it) (where is it) was seen to be affected by chemical delignification, i.e. the surface of timber appeared very 'hairy'; and wood and ‘hairs’ separate. The extent of any visible damage (appeared localised/appeared widespread/was undetermined). A further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the extent of any structural damage and as to the need or otherwise for rectification or repair work. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Fungal decay

Keyboard shortcut code: TP19
Although no evidence of fungal decay was observed or revealed under test conditions, regular inspections are recommended at intervals not exceeding 12 months.

Keyboard shortcut code: TP20
The (what is it) (where is it) was seen to be affected by fungal decay. Under test conditions the condition of the timber appeared decayed. The extent of any visible damage (appeared localised/appeared widespread/was undetermined). Competent advice (e.g. from a licensed building contractor) should be sought to determine the extent of any structural damage, and as to the need or otherwise for rectification or repair work. It is important to correct any condition conducive to attack prior to replacing decayed wood. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: TP21
The (what is it) (where is it) was seen to be affected by fungal decay. Under test conditions the condition of the timber appeared decaying and the rot will most likely spread (unless sources of moisture are quickly removed). The extent of any visible damage (appeared localised/appeared widespread/was undetermined). Competent advice (e.g. from a licensed building contractor) should be sought to remove the condition(s) conducive to attack, and to determine the extent of any structural damage, and as to the need or otherwise for rectification or repair work. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: TP22
The (what is it) (where is it) was seen to be affected by fungal decay. The status of the attack (whether localised/widespread or decaying/decayed) could not be determined. Where the full extent of damage or the overall condition of the timber is undetermined a further inspection is strongly recommended by a competent person (e.g. from a licensed building contractor). This may require monitoring of the timber over a period of time and include the assessment of conditions conducive to attack in different weather conditions. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Wood borers

Keyboard shortcut code: TP23
No evidence of wood borer attack was observed or revealed under test conditions. However, as a delay may exist between the time of an attack and the appearance of telltale signs associated with an attack, it is possible that borer activity and damage exists though not discernible at the time of inspection. Regular inspections are recommended at intervals not exceeding 12 months.

Keyboard shortcut code: TP24
The hardwood (what is it) (where is it) was seen to be affected by wood borer attack. The extent of any visible damage (appeared localised/appeared widespread/was undetermined). The attack is considered consistent with that caused by the borer species `Lyctus brunneus' (powder post beetle). Identification is possible due to the location and age of the building, the type of timbers used in the construction process, and the presence of adult beetle flight (exit) holes and a fine powdery dust below the affected timbers. The status of the attack (whether active or inactive) could not be readily assessed as this would require the damaged timber to be broken open. However, the treatment of active `Lyctus' infestation is seldom warranted unless the larval activity is structurally damaging to the infested timber. Before any treatment is recommended, competent advice (e.g. from a licensed building contractor) should be obtained to determine the extent of any structural damage and as to the need or otherwise for rectification or repair work. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: TP25
The softwood (what is it) (where is it) was seen to be affected by wood borer attack. The extent of any visible damage (appeared localised/appeared widespread/was undetermined). The attack is considered consistent with that caused by the borer species `Anobium punctatum' (furniture beetle). Identification is possible due to the location and age of the building and the type of timbers used in the construction process. The status of the attack (whether active or inactive) could not be readily assessed as this would require the damaged timber to be broken open. However, once an attack is initiated it is unlikely to cease or die out of its own accord without some sort of eradication treatment. Therefore, unless proof of treatment is provided evidence of an attack must always be considered active. Although a chemical treatment is an option, replacement of infested timbers with non-susceptible, or treated timber, is the most effective method of treatment. Before any option is considered, competent advice (e.g. from a licensed building contractor) should be sought, to determine the extent of any structural damage, and as to the need or otherwise for rectification or repair work. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: TP26
The (what is it) (where is it) was seen to be affected by wood borer attack. The extent of any visible damage (appeared localised/appeared widespread/was undetermined). The status of the attack (whether active or inactive) could not be readily assessed as this would require the damaged timber to be broken open. A further (more invasive) investigation is strongly recommended to accurately identify the species of borer involved, and its potential to cause significant structural damage before any treatment is recommended. For further advice consult the person who carried out this inspection. Where damage exists, a further detailed investigation by a competent person, e.g. a licensed building contractor is recommended to determine the extent of any structural damage and as to the need or otherwise for rectification or repair work. The above recommendations should be implemented (without delay/as a matter of urgency/as soon as possible).

Conditions conducive to timber pest attack – Timber Pest Report

Lack of adequate subfloor ventilation

Keyboard shortcut code: TP27
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: TP28
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). 

The presence of excessive moisture

Keyboard shortcut code: TP29
No evidence of the presence of excessive moisture was observed or revealed under test conditions. However, the building may need to be monitored over a period of time to detect or confirm a damp problem. The presence of dampness including moisture is not always consistent as the prevailing and recent weather conditions at the time an inspection is carried out may affect the detection of damp problems. Importantly, precipitation at or near the time of inspection does not necessarily guarantee that a damp problem will automatically be evident due to such circumstances as prevailing wind conditions or intensity of rainfall. The absence of any dampness at the time of inspection does not necessarily mean the building will not experience some damp problems in other weather conditions. Likewise whether or not services have been used for some time prior to an inspection being carried out will affect the detection of dampness.

Keyboard shortcut code: TP30
The (what is it) (where is it) was (what is wrong with it, e.g. leaking/overflowing/holding water/affected by water ponding/affected by standing water/damp/water stained/under test conditions showing signs of high moisture readings using a moisture meter). Excessive moisture exists where timbers, soil or areas close thereby hold enough moisture to attract or support termite colony development, fungal growth and wood-decay. 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).

Keyboard shortcut code: TP31
The (what is it) (where is it) was seen to be affected by mould growth. There may be environmental, biological or health issues associated with this report. Any questions concerning such issues due to the presence of mould, the release of mould spores or concerning indoor air quality should be directed to an appropriately qualified inspector. The above recommendation should be implemented (without delay/as a matter of urgency).

Bridging or breaching of termite management systems and inspection zones

Keyboard shortcut code: TP32
The (what is it, e.g. inspection zone/weep holes/vent faces) to the (slab edge/external wall) (where is it) was obstructed by (earth/landscaping/paving/built up gardens/vegetation/the lawn/the path/the driveway/cladding/the steps/the verandah). Unless appropriate written evidence of an alternative termite management program is provided, to help protect against undetected termite entry to the building, a continuous inspection zone of at least 75 mm should be provided and maintained. The inspection zone forces termites into the open where they can be detected more readily during regular inspections. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible). For further advice consult the person who carried out this inspection.

 Keyboard shortcut code: TP33
Physical and/or chemical management systems are installed to impede concealed subterranean termite entry into buildings. However, termites may easily enter the building if the management system is bridged. ‘Bridging’ is where termites gain access to a structure by passing over a termite management system or inspection zone. The termite management system (where is it) was seen to be bridged by (pipework/the installation of services/adjoining structures/additional slabs/earth/landscaping/paving/built up gardens/the lawn/the path/the driveway/cladding/steps/abutting fence/attached trellis/tree roots/debris). Competent advice e.g. from a licensed building contractor should be obtained in regard to rectification work. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: TP34
Physical and/or chemical management systems are installed to impede concealed subterranean termite entry into buildings. However, termites may easily enter the building if the management system is breached. ‘Breaching’ is the passing of termites through a hole or gap in a termite management system. The termite management system (where is it) was seen to be breached by (pipework/the installation of services/building works/the removal of a section of treated soil). Competent advice (e.g. from a licensed pest control operator) should be obtained in regard to rectification work. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Untreated or non-durable timber used in a hazardous environment

Keyboard shortcut code: TP35
The timber formwork (where is it) was left in position after completion of the building. Competent advice e.g. from a licensed building contractor should be obtained in regard to removing the formwork. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: TP36
Untreated/non-durable timber members have been used to construct the retaining wall/garden (where is it). Competent advice (e.g. from a licensed building contractor) should be obtained in regard to rectification work. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: TP37
The untreated/non-durable timber (what is it) (where is it) was in direct contact with the ground. Australian Standard AS 3660 requires all timber members which are not termite-resistant to stand on a corrosion resistant metal support with a minimum clearance of 75 mm above the finished ground level. Competent advice e.g. from a licensed building contractor should be obtained in regard to rectification work. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: TP38
The untreated/non-durable timber (what is it) (where is it) was in direct contact with damp masonry. 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. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: TP39
The untreated/non-durable timber (what is it) (where is it) was used in a weather exposed position. 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. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Other conditions conducive to timber pest attack

Keyboard shortcut code: TP40
The termite shielding in the subfloor space (where is it) was missing/generally defective due to rusting. This condition can promote undetected termite infestation to the building. Competent advice e.g. from a licensed or registered building contractor should be obtained in regard to rectification work. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: TP41
The subfloor space was seen to be littered with building debris. In accordance with the Australian Standard AS 3660 all subfloor areas should be kept free from all debris which may encourage termite activity. This recommendation should be implemented (as a matter of urgency/as soon as possible). For further advice consult the person who carried out this report.

Keyboard shortcut code: TP42
The concrete slab floor (where is it) was cracked. This condition can promote undetected termite infestation to the building. Competent advice e.g. from a licensed or registered building contractor should be obtained in regard to rectification work. The above recommendation should be implemented (without delay/as a matter of urgency/as soon as possible).

Keyboard shortcut code: TP43
Timber (what is it) were stored adjacent/under the building (where is it). This condition may encourage termite activity and the timbers should be removed. This recommendation should be implemented (as a matter of urgency/as soon as possible). For further advice consult the person who carried out this inspection.

Keyboard shortcut code: TP44
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).

Major safety hazards – Timber Pest Report

Major safety hazards

Keyboard shortcut code: TP45
The (what is it) (where is it) was seen to be affected by (termite/wood borer/fungal decay) attack. The extent of any visible damage (appeared localised/appeared widespread/was undetermined). Some timber members are affected by deformation and this condition is categorised as a major safety hazard. Competent advice (e.g. from a licensed or registered building contractor) should be obtained to determine the extent of any structural damage and as to the need or otherwise for rectification or repair work. The above recommendation should be implemented by the client without delay.

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. 

Example 1. Your property 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: H1
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 

Example 2. Your timber pest report notes evidence of live termites ‘Coptotermes acinaciformis’. In addition to your standard defect statement you may wish to provide further reading for the client in respect of this economically important species.

Keyboard shortcut code: H2
The subterranean termite responsible for the attack has been positively identified as the economically important species ‘Coptotermes acinaciformis’.  Further diagnostic information/reading on this species can be found at:

http://www.padil.gov.au/pests-and-diseases/pest/main/136465

 

Other Libraries

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