ABN 12 115 961 487
PO Box 88
Bacchus Marsh Vic 3340
Phone: (03) 5366 6900
Email: grego@[Link]
Report By: Greg Osborn
20/04/2021
Site Address:
Client Name:
Phone #:
Email:
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Dwelling type: House and Garage.
Dwelling configuration: Single Storey.
Nature of works: New Building.
Stage of inspection: Frame.
Construction Type: Brick Veneer.
Garage: Attached.
Foundations: Slab.
Builder:
Client Brief
I was instructed to inspect the client’s new home to write a report as to the overall
installation of all items required to construct a new home to completion stage. Our
role is to assist the clients in outlining any issues that may be identified as being
within the scope of the builder to ensure that all construction items are correctly
constructed and completed in a workman like manner and meet with all relevant
codes and industry practises. As such the client has engaged our services to assist with
this report.
Inspection and Report
Our Inspection is a visual inspection of the overall finishes and the quality of those
finishes presented by the Builder. This Report is a list of items that in our judgement
do not reach an acceptable standard of quality, level of building practice, or have not
been built in a proper workmanlike manner, in relation to the Building Code of
Australia, (BCA’s) the Building Regulations, any relevant Australian Standards and
the acceptable standards and tolerances as set down by the Building Commission.
Access
Access was gained to all required areas of the residence.
Report Conditions
The terms and conditions that our site inspection and this report are carried out and
supplied under are listed on the last page of this report.
The building process is progressive and items in this report may or may not be
covered during the build by materials installed over a documented defect. We
recommend that all clients book a reinspection and state that the builder must present
all defects rectified prior to moving forward with the build. All items that we are
unable to look at from a previous report will not be included in any future reports. We
will use all endeavours to ensure rectification, however we are limited to non-
destructive method of detection.
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Summary
The results of our inspection have been fully detailed in the attached schedule of
Building Defects.
Should the reader of this report have any additional queries or questions in relation to
the items set out within it, please do not hesitate to contact the writer via any of the
methods detailed at the top of the cover page.
Please note: A fee of $350.00 per hour, or part thereof, plus GST will be charged for
any clarification required by the builder, or any of the builders’ employees, and a
purchase order for same will be required prior to any contact between Darbecca Pty
Ltd and the builder.
An inspection was conducted at the above address on 20/04/2021 for the purpose of a
general home inspection, requested by the ‘client’.
The inspection was conducted without the ‘client’ present, and details exterior and
interior.
The weather was overcast at the time of the inspection.
Entry to site was obtained under the Building Act, 1993, section 240 and the
Domestic Building Contracts Act, 1995, part 2, section 17 and 19. We act and make
limited representations under the direction of the dwellings owners under these two
acts.
Schedule of Defects:
Defects, observations and other related comments from the Frame Inspection on
the 20/04/2021:
1.
AS 1684.2; Table 9.4: - Bottom plates shall be nominally fixed to concrete slabs with
1 x 75mm concrete nails at 1200 mm maximum spacings.
Nails used were found to be less than 75mm and as such, have not met this
requirement.
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65mm nails used.
2.
The dwellings slab footings have the opportunity to pool with water due to the way
the block has been cut and the lack of back filling.
The NCC is very clear in its requirements to have the soil graded from the start away
from the dwelling as a minimum of 50 mm over 1 m. This has not been done. We
refer all to the NCC, part [Link].
We also refer the builder to the soil report and engineering drawings that clearly call
for the site drainage to be managed via sloping water away from the slab and more so,
managing same.
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3.
We noted an amount of what is known as bony finish to the edge beam of the home.
That is the edge is presenting with air pockets that should have been vibrated out of
the installation.
We also noted what is commonly referred to as cold joints in the concrete installation.
That is where the installation of concrete has had laps in time between filling sections.
You can clearly see the layers of concrete to the side of the slab.
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AS 2870 calls for the concrete to be compacted in accordance with good building
practise.
The engineering also calls for the same in the site engineering plans. The builder must
ensure that these defects are not present to a slab as it can in certain circumstances
weaken the slab.
It is our recommendation that the builder seeks a professional opinion from the site
engineers in relation to this defect and seeks documentation to either dismiss my
findings or make recommendations on some level of rectification.
Any documentation that the builder relies upon must be provided to our client under
section 26 of the Domestic Building Contracts Act.
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4.
Victorian Building Authority: - The frame overhang as documented needs to be
supported in a manner that complies with AS 1684.2, clause 6.3.3, and the BCA.
The VBA are quite clear that a set process of rectification and certification must take
place.
Bottom plate overhang
Tuesday May 31 2016
In its Proactive Inspection Program, the VBA has identified a number of sites where
bottom plates overhang the slab edge and have not been approved by the relevant
building surveyor.
On one project, VBA inspectors observed non-shrink grout applied to the underside of
the bottom plate and adhered to the side of the slab. The bottom plate was overhanging
the slab up to 40mm.
In the 'VBA Guide to Standards and Tolerance 2015', item 4.08 outlines that where a
90mm wide bottom plate overhangs the slab by more than 10mm it is considered to be a
defect in workmanship.
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Practitioners are reminded that the Guide to Standards and Tolerances is not an
alternative to the design standards established in the National Construction Code and
should not be the benchmark for demonstrating building work complies with the
requirements of the law. Where the bottom plate overhangs the slab (including less than
10mm), the builder, site supervisor and/or building inspector should report these
incidences to the relevant building surveyor for consideration.
Builders, building inspectors and building surveyors are reminded that where a bottom
plate overhangs the concrete slab and rectification in accordance with the approved
design is not practicable, any additional building work undertaken to provide support to
the bottom plate must be designed, documented and approved by the relevant building
surveyor before the building works are undertaken and the frame presented for
inspection. An engineer is the appropriate registered building practitioner to provide a
design solution.
When a practitioner finds there is bottom plate overhang, they should:
• Rectify the building work to meet the design requirements of the relevant building
permit
• Where rectification is not practicable, discuss with the relevant building surveyor
• Engage an engineer to evaluate the impact of the bottom plate overhang on other
building elements, including the adequacy of the wall cavity where a masonry
veneer wall is to be constructed
• Document any alternative design proposal and ensure it is approved by the
relevant building surveyor prior to the work being done
• In the case of building inspectors, ensure that any repair work on site is in
accordance with the approved alternative design solution
Rear garage.
5.
AS 4440; clause 4.3.8(c) and Pryda Installation Guide: - Diagonal steel roof braces
(speed brace) shall be fixed to the top plate in accordance with one of the following
methods.
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Note: When fixing to lintels, Pryda calls for the following minimums;
- 12 nails to MGP 10 and 12
- 8 nails to LVL material
The roof frame speed brace has not met this requirement.
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Not fixed.
Extra nailing required, check all.
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6.
AS 1684.2; 9.2.9, Figure 9.3(a): - Posts supporting members at joins shall have a
minimum amount of 50mm retained at the post to adequately resist uplift.
Timber posts have not met this requirement.
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7.
The termite barrier system is presenting with damage, creating open gateways. All
areas of the termite system must be complete in accordance with
Australian Standard 3660.1 Termite Management Part 1: New Building Work, states
that - ‘The purpose of termite barriers is to deter concealed entry by termites into a
building, above the termite barrier. Termites can build around barriers but their
workings or evidence thereof are then in the open where they may be detected more
readily during regular inspections.
All areas of damage must be reworked as intended, thus closing off all gateways.
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8.
AS 4100, part 15.3.1: - Requires all bolts to flat and not installed at an angle. The as
installed fails this requirement.
Extract from AS 4100
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9.
AS 1684.2; Table 8.18: - The sheet bracing shall be installed using 30 x 2.8 mm
diameter galvanised flat head nails at the required spacings given in the table below.
Many of the nails have been over driven or over shot below the surface of the bracing
ply. Overshot nails have compromised the bracing sheets ability to resist racking
forces. Also note the minimum sheet thicknesses given below.
Bracing panels with over shot nails have not met these requirements.
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10.
AS 1684.2; [Link]: - In timber wall framing, top plates shall be provided above
lintels.
This requirement has not been met.
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11.
AS 1684.2; [Link]: - Wall studs shall have continuous rows of noggings at 1350 mm
maximum centres.
Breaks in the continuity of the nogging row through either short or missed nogging
means that this requirement has not been met.
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12.
AS 4440; 2.2.3(c), Figure 2.3: - “Do not drive (‘L’ bracket) nails fully home to allow
for vertical movement of truss on loading.”
Nails have been driven home hard to the bracket slots. Hence this requirement has not
been met.
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Check all.
13.
I noted a smart pan waste installed for the closet pan/s. The builder must clarify that
the closet pan to this area does not require screws fixed to the concrete floor as per the
manufactures installation details.
Furthermore, the builder must clarify there is sufficient concrete cover to support the
closet pan with the current smart pan installation.
I refer the builder and the installer to AS 3500.2 inserted below, please note the last
section. I note that silicon is not an approved
We have discussed this item with both the manufactures of the toilets as well as the
technical manager from Selleys and others Australia.
• The manufacturers clearly state the toilets are to be screw fixed through the
provided holes. Under section 26 of the Domestic Building Contracts Act, I
request a copy of our clients manufactures installation details.
Note - If the supplied toilet has mounting points within 290mm forward of the
timber frame, then this item is not a defect.
• Selleys and others clarified that silicone is not classed as an adhesive and
cannot be used for fixing purpose. Its primary function is a flexible caulking
sealant.
This item needs to be addressed in a manner that is compliant. Not a quick installation
fix as so often occurs.
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14.
AS 1684.2; 9.2.8: - calls for the installation of a plate connector (gang nail plate or
equiv.) at the top of all intersecting walls. Where plates interlock, they are not
required.
There are gang nails missing to several of the top plates to the wall’s connections.
These plates play a vital role in securing one wall to another. It also assists with the
racking force resistance on a home.
In areas, top plate connections have not met this requirement.
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15.
AS 4100, part [Link]: - At least one clear thread plus the runout thread shall be
clear of the nut after tightening.
This installation has not met this requirement.
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LHS.
16.
AS 1684.2; 6.3.3: - Where bottom plates support studs supporting concentrated loads,
posts or jamb studs, the plate shall be supported over a floor joist, solid blocking
between bottom plate and bearer or concrete slab.
The bottom plate requires solid blocking / packing in the areas indicated to satisfy this
requirement.
17.
Mitek brace wall bracket installation guide: - Nails are to be installed into the
trimmer or truss bottom chord at the top of the slots and to the top of the wall plate.
Nails have not been installed at the top of the wall plate as required.
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18.
Pryda and Mitek; Triple Grip & Multigrip installation: - Both manufacturers of
triple grips and multigrips require 10 hot dipped galvanised reinforced head nails
installed in the following configuration when attaching to rafters and trusses.
The current installation has not met the manufacturer’s requirements.
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19.
AS 1684.2; 6.2.3: - 15mm minimum shall be provided between top of window or
door frames and underside of lintel / frame head.
There are openings to this dwelling have not met this requirement.
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20.
VBA Guide to Standards and Tolerances; 2.08: - New concrete floors must not
differ more than 4 mm over any 2 m length or 10 mm in any room or area.
We measured random areas of the concrete slab with a 2 m straight edge and found
the slab levels to have not met this requirement.
Note: The builder cannot claim the 10 mm in any room because the 4 mm over 2 m
requirement has been breached.
Note -
Denotes direction of fall
Denotes rise in slab
Denotes low area in slab
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21.
We refer the builder to the implied warranties where the builder agreed to build the
dwelling in a proper and workmanlike manner and with care and skill.
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.
Hammer home.
Rectification Required: YES
TERMS & CONDITIONS OF
Darbecca Pty Ltd
SITE INSPECTION AND REPORT
1. Purpose
The purpose of our inspection is to identify any defects in the finishes and the quality of those
finishes presented by the builder at the stage of works nominated on the front of this report. This
report contains a schedule of building defects that in the writer’s judgement do not reach an
acceptable standard of quality, level of building practice, or have not been built in a proper
workmanlike manner relative to the Building Code of Australia, the relevant Australian Standards
or the acceptable standards and tolerances as set down by the Building Control Commission.
2. Scope
Our engagement is confined to that of a Building Consultant and not that of a Building Surveyor as
defined in the Building Act, of 1993. We therefore have not checked and make no comment on the
structural integrity of the building, nor have we checked the title boundaries, location of any
easements, boundary setbacks, room dimensions, height limitations and or datum’s, glazing, alpine
and bush-fire code compliance, or any other requirements that is the responsibility of the Relevant
Building Surveyor, unless otherwise specifically noted within this report.
3. Assumed Finishes
Our inspection was carried out on the quality of the fixtures and finishes as installed, and no
investigation of any documentation or statuary requirements was carried out to verify their
correctness.
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4. Documentation
Unless otherwise noted any contractual documentation made available to us during our inspection
is only viewed on an informal basis and we make no certification that the building has been
constructed in accordance with them.
5. Non-Destructive Inspection
Unless otherwise noted our inspection was carried out on a non-destructive basis and exclude
anything that would have require the removal of any fixtures, fittings, cladding, insulation,
sisalation, roofing, lining materials, excavated of any soil or the removal of any part of the plastic
membrane.
6. Measurements/Levels
Unless otherwise noted all measurements have been taken with a standard ruler, and levels with
either a 900 or 2100mm long spirit level.
7. Services, Appliances, Plants and Equipment
Unless otherwise noted, we did not test or check for appropriateness, capacity, correct installation
or certification of any service, appliances, plant and equipment, i.e. heaters, hot water units, air
conditioners, ovens, hotplates, dishwashers, range hoods, spa pump, electrical wiring, gas lines,
electricity and water supply, sewer, stormwater and agricultural drains.
8. Client Use
This report has been prepared for the exclusive use of the client/s whose name/s appear/s on the
front of this report as supplied by Darbecca ABN 12 115 961 487. Any other person who uses or
relies on this report without the authors written consent does so at his or her own risk and no
responsibility is accepted by Darbecca Pty Ltd or the author of this report for such use and or
reliance.
9. Report Reproduction
This report cannot be reproduced in part; it must only be done so in full.
10. Reference
Any reference contained within this report to the Building Code of Australian, an Australian
Standard, a manufacturers technical data sheet or installation instruction is neither exhaustive nor a
substitute for the original document and are provided as a guidance only. Darbecca Pty Ltd or the
author of this report for the use or reliance upon of the part references contained within this report
will accept no responsibility.
11. Report Exclusions
a) Defects in inaccessible parts of the building including, but not limited to, the roof space and or
the sub-floor area unless otherwise noted,
b) Defects not apparent by visual inspection, or only apparent in different weather or
environmental conditions as to those prevailing at the time of the inspection,
c) Defects that we did not consider significant enough to warrant any rectification work at the time
of our inspection,
d) Defects outside the scope of the client brief
e) Check measure of rooms, walls, and the overall building, for size, parallel and squareness unless
otherwise noted,
f) Landscaping, retaining wall/s, or any structures outside the roofline of the main building unless
otherwise noted,
g) Enquiries of Council or any other Authorities,
h) Investigation for asbestos and or soil contamination,
i) Investigation for the presence of any termites or borers and for the correct installation of
any termite barriers and or other risk management procedures or devices.
j) Defects in relation to PVC sewage and storm water pipes are not covered in this inspection.
Clients must seek the services of a licenced plumber to check all sewage and storm water pipes.
12. VCAT Suitability
Unless specifically noted this report has not been prepared in-line with the requirements of
Practice Note VCAT 2.
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