04-ComSpec Property Inspection Report - Sample

Inspector: Roald Olivier Cell No.
082 495 4526
Inspection Date: 02 June 2011 Time: 09:24

Client: Another
Email: another@--.co.za
Comprehensive Property Inspection Report

The objective of the technical evaluation is to establish cost of budget for the 2010 / 2011 financial
year. A 30% building cost escalation for the following year are inclusive of the cost calculations and
should not be compared with current price structures.
The inspection covers the following areas and feedback with visuals will be supplied in the problem
areas that need attention in the coming financial year.
Structural,
Primary Property Description

This shopping complex with a gross GLA of 48 720m2 with 3 levels of retail and 2 levels of parking
decks.
Structural Integrity
Structural integrity of the building is sound no

physical evidence of any movement could be
found especially in the section after the building
extension was completed in May of the previous
year. A special request was raised for feedback in
this specific section a board member had a
specific concern with the structural design and
method 2 years back during development.
info@comspec.co.za 1 www.comspec.co.za
c:\documents\comspec\master docs\comspec property inspection report -.docx
Roofing
A very weak cement mixture was used with no

bonding agent [Flexement] when these ridge tiles
where installed. After 5 to 7 years the thermal
movement between the tiles and aging of the
poor grouting cement, the cement grouting
becomes brittle and breaks up. On a normal roof
this will eventually cause water leaks with minor
to medium damage. In the case of a steep
gradient as on the towers, above 70' deg, this
scenario becomes life threatening. The only factor
that keeps the towers ridge tiles from sliding
down on to a person’s head or a car are a slight
amount of friction, the design of the tile and mostly the weight of the tile. With strong winds
during a storm these factors reduce with just enough movement from the wind will cause a tile
loosen its grip and fall. This has happened in the past on the main tower. Falling cement grouting is
visible around the smaller towers as well. The ridge tiles have never been waterproofed.
Measured and calculated length of ridge tiles = 480 linear meter . With average width of 400mm. =
[ 480 x 0.4 = 192m2 ]. The correct method uses 2.5liters/m2 [ 192m2 x 2.5 = 480l ] Totals: [
R680/20l = R34/l x 480 = R 16 800 ] ; DURAMESH 20m/roll [ 480lm ÷ 20m/roll = 24 ] including
100mm overlap; [ 30 x R26.50 = R 795] Labor @ [ R45/m2 = 192 x R45 = R8640 ] Final total = [ R16
800 + R795 + R8640 ] Estimate of --> R 26 235.00
The roof valleys are in urgent a urgent state of

repair. Applying membrane from Duraline and a
final coat of ROOFCRYL for UV protection and
finishing. The bulk of the work should be covered
by funds generated from the insurance claim and
would require a yearly coat of ROOFCRYL to
maintain 100% waterproofing capabilities. The
yearly maintenance coat should never be
wavered, it is the key to maintain a sound UV
protected and waterproof system. Measured and
calculated length of valleys = 285lm. With
average width of 400mm. = [ 285 x 0.4 = 114m2 ].
The correct method uses 2.5liters/m2 [ 114m2 x 2.5 = 285l ] Totals: [ R680/20l = R34/l x 285 = R 9
690 ] ; DURAMESH 20m/roll [ 114lm ÷ 20m/roll = 6rols ] including 100mm overlap; [ 10 x R26.50 =
R 265 ] Labour @ [ R45/m2 = 114 x R45/m2 = R 5 130 ] Final total = [ R 9 690 + R265 + R 5 130 ]
Estimate off --> R 15 085.00
The durbigam torch on are in tack over 90% of
the slab's surface. The durbigam has had no
additional maintenance over the past 5 years.
The lifespan of any waterproofing application
depends on the maintenance on a yearly basis.
The section of the slab above the Standard Bank
foyer has just been completed with repairs to
some sections and applying a coat of UV
protection. Total of 720 m2 was covered by
insurance money.
The corrugated roofs are intact in this section and

have no corrosion problems. There are however
areas with very strange repair methods there are
actually puddles of water forming under the
pieces of flashing. These need to be stripped off
and sealed with a back flashing extending all the
to the ridge of the roof.
In this section of the roof the clip locks are

defective only a 5 year warranty was given; the
roof is 8 years old. The whole roof could be
blown off in a fair to moderate storm. The roof
need to be put back in to place and secured with
a product called “tiedowns”. A section of this
“tiedowns” is manufactured from steel cable and
will compensate for thermal expansion.
Waterproofing
Whatever method of waterproofing was used are

beyond me. There are quite a few areas that the
flashings and termination leaves a big ? A true
cost will be very difficult to calculate [REPAIR
METHOD 1] Remove termination inspect
polyurethane and flashing bondage if intact
replace only termination membrane @ R 35,00
l/m calculated on 33% of total of 1200meters = R
13,860. [REPAIR METHOD 2] Remove termination
membrane remove flashing clean out termination
groove, re-cut where needed install new flashing
re-seal polyurethane and replace termination
membrane @ 33% of 1200l/m @ R 68.00 l/m = R26,928. [REPAIR METHOD 3] Flashing and
termination are intact and need only a maintenance coat 396lm = 118m2 ÷ 5 =23.6l @ R34.00/l =
R 800
Parapet walls are incorrectly sealed, On top the

membrane applied should have gone a minimum
of 100 mm over both the inside edges to form a
complete waterproof capping , if you enlarge the
photo you will notice two cracks in the inside
corner going across, breakdown of the
waterproofing has already started and every time
it rains water penetrates more and more into the
cracks
The slab forming the roof of the tenant parking is

leaking badly drip trays are evident of this all over
and are a short term solution. The tarmac on the
parking need to be re-sealed, drip trays was
installed but is not solving the water leak that will
deteriorate the strength of the slab.
The concrete slab’s durbigam water proofing are in a desperate need for repairs in certain areas
an overall UV protection coat applied on a yearly basis will save the waterproofing and
replacement cost of over R 2,000,000.00 going by Dale's Construction and Waterproofing .
[Method 1] are to use a bituas filler, covered by a membrane and a polyurethane sealant and a
final coat of UV stabilizer this is a shorter solution and no ponding should be allowed on the slab.
[Method 2] Strip all previous durbigam dry prepare and apply new 4mm torch on with 2 coats of
UV stabilizer. Followed by a yearly maintenance coat.
Coping Tiles on Parapet Walls
The joint sealant that was used has dried

out and cracked allowing water to
penetrate into the parapet walls. These
coping tiles will be removed during the
revamp to seal the copings or parapet walls
will be a at cost of R 34.00 lm @ 286 meters
The ingress of water into the plaster is evident with the mud cracks forming on the plastered walls.
This is a tell tale sign of what moister is capable of and if not attended you might end up replacing
all the plaster on such a wall depending on the degree of deterioration. The repair cost now are
around R 8.00 to R 14.00 per m2 as with replacing the plaster it could run up to R 37.00 to R 56.00
m2 .
Wood Work (Roof Trusses, Doors Ext)
No gutters were installed during development

and this is a common defect from this type of
building structure. There are a range of products
that can be applied annually that will keep the
exposed roof structure in a top condition and
insect free.
Although the door shows water and infrared

damage this is only service and if treated now the
cost of replacement will be saved.
Exterior door to be sanded down to prevent
further deterioration. Sand down and apply 2
coat sanding sealer (4-6 hour drying time
between coats) and finish of with 1 coat
WOODOCK or DURAM WOOD SEAL applied
annually will keep the exposed exterior doors in a
top condition.
Decorative Coping Tiles
Porcelain tiles was used as coping tiles for aesthetic value a normal practice in the building
industry, due to the incorrect installation (but joining the tiles) there are no gap left for thermal
expansion the only way is upward forcing, The adhesion cannot withstand this force and will give
way. Although the tile has a 0% water absorption rating contractors tend to forget about thermal
expansion a minimum gap is 4mm on a 450 to 500mm tile. The consequences are twofold, a
fourteen kg tile into somebody’s head and water ingress into the parapet wall damaging paint and
plaster.
Access and Security
The external doors in the delivery yard are in

such a state of poor maintenance the complete
replacement of the doors plus the door frames to
be done during the upcoming revamp.
The palisade fence around the tenant shaded
parking are in dire straits for rust proofing and a
coat of paint
Contracted price at R 38.00 per l/m ate
acceptable.
Electrical Conditions
As indicated on the main incomer amp meters

the 3 phases are fairly well balanced on the
running as well as the max demand for a centre
as old as this, it’s actually surprising. Most of the
meters are still a Class 2 meter and are inaccurate
compared with the new class 0.5 meters with
communication capabilities. This is crucial for an
accurate recovery. The yearly HT, LT services and
infrared reports are in order and up to date.
Services and inspections are carried out every
January.
Plumbing Conditions
The galvanized pipe in the mall are fairly rusted

and at stages the drainage As can be seen on
the visual, pipe work had to be re-routed because
of rusted pipes not able to unblock. The safest
way to do a actual cost calculation on the sewer
and drainage system is to do a full inspection
whereby you send a camera down the sewer
lines t do a visual inspection and at the same time
acquire measurements if and where needed. In
conjunction with this you x-ray test the wall
thickness of the water lines in a few places (same
type of test that is used to test gas lines or
pressure vessel tests) It might cost around R 4,000 to R9,000 if used as a preventative measure it
might just help to make the correct decision in the long run.
Fire Equipment
As can be seen the main hydrant valves are

within in its statutory 3 year service cycle as is the
other fire equipment within the yearly servicing
cycle. As per the OSH Act.
A Truck took out a Hydrant line and the hydrant

pipe was hidden in the garden. This to be
investigated why it was not reported and
repaired immediately, repair cost around of R
1150.00. The hydrant was moved 2 meter back to
a safer position. The new position are within the
guidelines of ASIB and the rational fire design of
the building as approved by local authorities.
Lift Services
The lift service contract is in place and running.

The services are carried out as per the standard
SLA agreements and to the SABS Regulations on
moving machinery.
The contractor should note on finer detail and
take it up with their servicing department. An
official complaint was lodged and a 7 day notice
period issued to comply.
Windows
Window frames was poorly sealed or never

sealed at all. Remove all existing sealant, remove
plaster at a width of 15 - 25mm and depth of 10 –
15 mm parallel to the window frame on the
outside, apply 1 coat DURA BOND to create a
strong bonding surface between the newly
opened plaster and the new sealant (Polysulfied
or one of the other various silicon compound
paintable sealant available on the market) This
was the main reason for all the water damage
and dampness inside the building.
Ceilings and Voids
Internal walls at passages, in public toilets and

The Standard Bank foyer obtained water damage
due to the Durbigam around the skylights not
maintained and started to leak. Prepare and
paint 384m2 one cote super acrylic from
DURALINE or DURAM. In areas that where poly
filler was used prepare with one cote of bonding
liquid if SKIMRITE was used no other preparation
needed 384m2 @ R45.50 m2 total cost [R
35.50m2 final cote + R 10/m2 preparation]
Walkways and Paving
A small area with minor repair to the existing

paving these types of repairs can be done
successfully and are normally low cost. However
if this sagging of the paving are other than poor
installation or compaction the cost will change. I
suggest further investigation to ensure it is not a
leaking storm water drain or something similar
calving away below the subservice of the paving.
Conclusion
Above illustrated defects some minor others critical are a true state of conditions on date of
inspection. The report is technically complete and covers all defects that were visible on date of
inspection. The intentions of such a report are informative and to the requirements of the OSH
Act, JHI, Broll and other statutory bodies laws and by-laws.
The rest of the buildings services and SLA’s are in place and up to standard all service documents,
registers and certificates for Air-Conditioner Service Records and Filter Replacement Registers,
Electrical COC’s, Emergency Generator Register, Extraction Canopy Services, Smoke Detection Test
Certificates, Hygiene Registers, Pest Control Service Records, Lift and Escalators Service Records,
Fire Equipment Register & Service Records and Cleaning Registers are all on site and available for
viewing.
This type of report is compulsory for property management companies in the likes of JHI & Broll for
whom I worked just over seven years.

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Inspector: Roald Olivier Cell No.

082 495 4526

Inspection Date: 02 June 2011 Time: 09:24

Comprehensive Property Inspection Report

Primary Property Description

Structural integrity of the building is sound no

A very weak cement mixture was used with no

The roof valleys are in urgent a urgent state of

The corrugated roofs are intact in this section and

In this section of the roof the clip locks are

Whatever method of waterproofing was used are

Parapet walls are incorrectly sealed, On top the

The slab forming the roof of the tenant parking is

Coping Tiles on Parapet Walls

The joint sealant that was used has dried

Wood Work (Roof Trusses, Doors Ext)

No gutters were installed during development

Although the door shows water and infrared

Access and Security

The external doors in the delivery yard are in

As indicated on the main incomer amp meters

The galvanized pipe in the mall are fairly rusted

As can be seen the main hydrant valves are

A Truck took out a Hydrant line and the hydrant

The lift service contract is in place and running.

Window frames was poorly sealed or never

Ceilings and Voids

Internal walls at passages, in public toilets and

Walkways and Paving

A small area with minor repair to the existing

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