building defects litigation - ibc.net.autype and nature of the construction works and defect reports...

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THIS SAMPLE REPORT IS A SANITISED VERSION OF AN ORIGINAL TECHNICAL REPORT AND SHOULD BE CONSIDERED

CONFIDENTIAL AND NOT FOR PUBLICATION AS THE STYLE AND STRUCTURE REMAIN COPYRIGHT TO

INTEGRATED CONSULTANCY GROUP

TECHNICAL REPORT

PREPARED FOR: “The Owners - Strata Plan <<>>” PROJECT LOCATION: PURPOSE OF THIS REPORT: Inspect and identify items of

defective work considered attributable to the original Builder

DATE: 12th August 2010 PREPARED BY: Senior Building Consultant - Mediator OUR REFERENCE: <<>>-REP

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This document and its contents are intended for the Addressee only and contains opinions held by the Author based on material available at the

time and expressed for the purposes of consideration by the Addressee and not for general publication without written consent. Document Control: 20100421

TABLE OF CONTENTS

1. INTRODUCTION AND INSTRUCTIONS.......................................................... 6

1.1 INTRODUCTION AND INSTRUCTIONS ...................................................................... 6

1.2 AUTHOR’S RELEVENT TRAINING AND EXPERIENCE ................................................. 6

1.3 THE BUILDING CODE OF AUSTRALIA ..................................................................... 6

1.4 REFERENCED DOCUMENTS .................................................................................. 8

1.5 GLOSSARY OF TERMS ......................................................................................... 9

2. COMMENTARY................................................................................................ 9

2.1 BUILDING DESCRIPTION ....................................................................................... 9

2.2 BUILDING CLASSIFICATION ................................................................................. 10

2.3 BUILDING PARTICULARS..................................................................................... 10

2.4 REPORT DETAILS .............................................................................................. 10

3 INSPECTION.................................................................................................. 15

3.1 INSPECTION DATE ............................................................................................. 15

3.2 ACCESS............................................................................................................ 15

3.3 WEATHER CONDITIONS...................................................................................... 15

3.4 INSPECTION DETAILS ......................................................................................... 15

COMMON PROPERTY AREAS .............................................................................. 16

GARAGE - LOWER LEVEL ............................................................................................. 16

GARAGE - MID LEVEL .................................................................................................. 16

GARAGE - UPPER LEVEL ............................................................................................. 33

INTERNAL STAIRS/CORRIDORS - BUILDING 53 ............................................................... 34









EXTERNAL FAÇADES - BUILDING 53.............................................................................. 42









COMMON AREA - GROUNDS......................................................................................... 69

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INDIVIDUAL UNITS - BUILDING 53........................................................................ 77

UNIT 11-53 ................................................................................................................ 77

UNIT 12-53 ................................................................................................................ 77

UNIT 13-53 ................................................................................................................ 77

UNIT 14-53 ................................................................................................................ 79

UNIT 15-53 ................................................................................................................ 80

UNIT 21-53 ................................................................................................................ 80

UNIT 22-53 ................................................................................................................ 81

UNIT 31-53 ................................................................................................................ 81

UNIT 32-53 ................................................................................................................ 81

UNIT 33-53 ................................................................................................................ 81

UNIT 34-53 ................................................................................................................ 82

UNIT 41-53 ................................................................................................................ 83

UNIT 42-53 ................................................................................................................ 83

UNIT 43-53 ................................................................................................................ 84

UNIT 44-53 ................................................................................................................ 84

UNIT 51-53 ................................................................................................................ 84

UNIT 52-53 ................................................................................................................ 84

UNIT 54-53 ................................................................................................................ 85

INDIVIDUAL UNITS - BUILDING 57........................................................................ 85

UNIT 11-57 ................................................................................................................ 85

UNIT 12-57 ................................................................................................................ 87

UNIT 21-57 ................................................................................................................ 89

UNIT 22-57 ................................................................................................................ 94

UNIT 31-57 ................................................................................................................ 96

UNIT 32-57 ................................................................................................................ 97

INDIVIDUAL UNITS - BUILDING 59...................................................................... 100

UNIT 11-59 .............................................................................................................. 100

UNIT 12-59 .............................................................................................................. 104

UNIT 21-59 .............................................................................................................. 108

UNIT 22-59 .............................................................................................................. 108


UNIT 11-61 .............................................................................................................. 108

UNIT 12-61 .............................................................................................................. 109

UNIT 21-61 .............................................................................................................. 110

UNIT 22-61 .............................................................................................................. 111


UNIT 11-63 .............................................................................................................. 111

UNIT 12-63 .............................................................................................................. 111

UNIT 21-63 .............................................................................................................. 113

UNIT 22-63 .............................................................................................................. 114

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UNIT 11-67 .............................................................................................................. 114

UNIT 12-67 .............................................................................................................. 115

UNIT 13-67 .............................................................................................................. 116

UNIT 14-67 .............................................................................................................. 117

UNIT 21-67 .............................................................................................................. 117

UNIT 22-67 .............................................................................................................. 119

UNIT 31-67 .............................................................................................................. 119

UNIT 32-67 .............................................................................................................. 119

UNIT 33-67 .............................................................................................................. 120

UNIT 34-67 .............................................................................................................. 120

UNIT 41-67 .............................................................................................................. 121

UNIT 42-67 .............................................................................................................. 124

UNIT 43-67 .............................................................................................................. 125

UNIT 44-67 .............................................................................................................. 125

UNIT 51-67 .............................................................................................................. 126

UNIT 52-67 .............................................................................................................. 126

UNIT 54-67 .............................................................................................................. 126


UNIT 11-71 .............................................................................................................. 128

UNIT 12-71 .............................................................................................................. 128

UNIT 21-71 .............................................................................................................. 130

UNIT 22-71 .............................................................................................................. 133

UNIT 31-71 .............................................................................................................. 136

UNIT 32-71 .............................................................................................................. 136


UNIT 11-73 .............................................................................................................. 136

UNIT 12-73 .............................................................................................................. 139

UNIT 21-73 .............................................................................................................. 142

UNIT 22-73 .............................................................................................................. 143


UNIT 11-77 .............................................................................................................. 147

UNIT 12-77 .............................................................................................................. 147

UNIT 13-77 .............................................................................................................. 148

UNIT 21-77 .............................................................................................................. 149

UNIT 22-77 .............................................................................................................. 151

UNIT 23-77 .............................................................................................................. 151

UNIT 31-77 .............................................................................................................. 151

UNIT 32-77 .............................................................................................................. 152

UNIT 33-77 .............................................................................................................. 153

UNIT 41-77 .............................................................................................................. 153

UNIT 42-77 .............................................................................................................. 153

UNIT 43-77 .............................................................................................................. 154

UNIT 51-77 .............................................................................................................. 154

UNIT 52-77 .............................................................................................................. 155

UNIT 53-77 .............................................................................................................. 157

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SEPARATE ENTRY UNITS................................................................................... 157

UNIT 51 ................................................................................................................... 158

UNIT 55 ................................................................................................................... 159

UNIT 65 ................................................................................................................... 159

UNIT 69 ................................................................................................................... 159

UNIT 75 ................................................................................................................... 160

UNIT 79 ................................................................................................................... 160

4. SUMMARY ................................................................................................... 163

5. CONCLUSION.............................................................................................. 166

6. EXPERTS STATEMENT .............................................................................. 167

CONDITIONS RELATING TO THIS REPORT ...................................................... 168

APPENDIX A GLOSSARY OF BUILDING TERMS APPENDIX B CURRICULUM VITAE OF AUTHOR

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1. INTRODUCTION AND INSTRUCTIONS

1.1 INTRODUCTION AND INSTRUCTIONS

We are instructed by the Strata Manager, <<>>, , on 4 May, 2010, on behalf of “The Owners - Strata Plan <<>>” to provide the following: (i) Write to both unit owners and occupants advising of pending

inspection to their respective unit allotment; (ii) Carry out an inspection of the property including individual

allotments and common property areas, compile a written and photographic report in relation to the defects (including remedial recommendations) that are considered to be the responsibility of the original Builder.

(iii) Prepare a Building Defects Report which is suitable for use

litigation proceedings.

1.2 AUTHOR’S RELEVENT TRAINING AND EXPERIENCE

The Author’s training, study and experience within the building and construction industry, is set out in the attached Curriculum Vitae. The type and nature of the construction works and defect reports which the Author has undertaken, cover building work and defects of the type which the Author has observed in the subject premises.

1.3 THE BUILDING CODE OF AUSTRALIA

The subject building works are required to comply with Division 8A, Section 98 of the Environmental Planning & Assessment Regulation 2000 ‘Compliance with Building Code of Australia and insurance requirements under the Home Building Act 1989’ Clause (3)’, which in summary states that building works subject to authority approval are required to comply with the Building Code of Australia that was adopted and in use at the time of lodgement of the Construction Certificate relevant to those building works. References to the Building Code of Australia made in this Report therefore, based on the above, pertain to Volume 1 BCA. This further includes those Australian Standards that were adopted by reference under that BCA control. On 1 July, 1997, Building Code of Australia 1996 (BCA) was introduced, which is a performance based document that provides greater flexibility for the use of new innovative building products, systems and designs.

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The BCA is published in two (2) Volumes:

• Volume 1 – for Class 2 to 9 buildings; and • Volume 2 – for Class 1 and 10 buildings (Housing Provisions).

Each State and Territory’s legislation adopts the BCA subject to the variation or deletion of some of its provisions, or the addition of extra provisions. 1.3.1 Compliance with the Building Code of Australia

The structure of the BCA comprises of two (2) levels being guidance levels, which consists of Objectives and Functional Statements, and compliance levels, which consists of Performance Requirements and Building Solutions. A Building Solution will comply with the BCA if it satisfies the Performance Requirements. Compliance with the Performance Requirements can be achieved by: (a) Complying with the ‘deemed to satisfy’ provisions; or

(b) Formulating an alternative solution which: • Complies with the Performance Requirements; or • Is shown to be at least equivalent to the ‘deemed to

satisfy’ provisions; or

(c) A combination of (a) and (b). The following assessment methods can be used to determine whether an alternative solution complies with the Performance Requirements. • Evidence to support that the alternative solution satisfies a

Performance Requirement;

• Verification methods deemed appropriate by the regulatory authority that determines compliance with a Performance Requirement;

• Comparison with the ‘deemed to satisfy’ provisions;

• Expert judgment.

1.3.2 Relationship with Australian Standards

The BCA overrules any differences arising between it and any Australian Standard, rule, or specification.

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1.4 REFERENCED DOCUMENTS

AS/NZS 1170.1-1989 Minimum Design Loads on Structures

Dead and Live Loads and load combinations

AS/NZS 1170.1-2002 Structural Design Actions Permanent, imposed and other actions

AS 1288 -1994 Glass in buildings – selection & installation AS 1562.1-1992 Design and Installation of sheet roof and

wall cladding – metal AS 1657-1992 Fixed platforms, walkways, stairways and

ladders – Design, construction and installation

AS 1668.2-1991 The use of mechanical ventilation and air-conditioning in buildings – Mechanical ventilation for acceptable indoor air-quality

AS 1682.2-1990 Fire Dampers – Installation AS 1684.2-1999 Residential Timber Framed Construction AS 1905.1-1997 Components for the protection of openings

in fire resistant walls – Fire resistant door sets

AS 2047-1999 Windows in buildings – Selection & Installation

AS 2050-1995 Installation of roof tiles AS 2311-2000 The painting of buildings AS 2441-1988 Installation of fire hose reels AS 2444-1995 Portable fire extinguishers and fire blankets

– selection & location AS 2589.1-1997 Gypsum linings in residential and light

commercial construction Application & finishing

AS 2870-1996 Residential slabs & footings - Construction AS/NZS 3000-2000 Electrical Installations (Wiring Rules)

AS/NZS-2904-1995 Damp Proof Courses & Flashings AS/NZS-3500.3.2-1998 National Plumbing & Drainage Stormwater Drainage AS/NZS 3500.5-2000 National Plumbing & Drainage Domestic Installations AS 3600-2001 Concrete structures AS 3700-1998/2001 Masonry Structures

AS 3727-1993 Guide to residential pavements AS 3740-1994/2004 Waterproofing of wet areas within

residential buildings AS 3786-1993 Smoke alarms AS 3958.1-1991 Ceramic Tiles Part 1: Guide to the

installation of ceramic tiles AS 4349.1-1995 Inspection of buildings Part 1: Property

inspections – Residential buildings

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Building Code of Australia Volume 1 Class 2-9 Office of Fair Trading Guide to Standards & Tolerances FT242 Environmental Planning & Assessment Act (As amended) Environmental Planning & Assessment Regulation 2000 Local Government Act 1993 Home Building Act 1989 Home Building Regulation 2004

1.5 GLOSSARY OF TERMS

A Glossary of Building Terms is attached as Appendix A.

2. COMMENTARY

2.1 BUILDING DESCRIPTION

The subject property is a multi-building development of nine separate buildings containing 87 residential units and constructed over three levels of underground car parking.

The property is approximately five years of age based on the Strata Plan registration date of 13 September, 2005. For the purposes of this Report, all buildings within the development are considered to face west towards <<>> Drive.

The property is constructed with load bearing masonry walls, concrete floor slabs to all levels with plasterboard lined internal walls. The roof is a combination of both pitched and flat roof areas. The cover is Colorbond steel and membrane.

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2.2 BUILDING CLASSIFICATION

The building is classified in accordance with Section A1.3 of the BCA as follows: Class 2 - building containing 2 or more sole occupancy units each being a separate dwelling; and Class 7 - a building which is a car park.

2.3 BUILDING PARTICULARS

The particulars for the respective building works are as follows:

Contractor: <<>> Licence No: <<>> Contractor’s Status: <<>> Home Owner Warranty Insurer: TBA Development Application: TBA Construction Certificate: TBA Registration of Strata Plan: 13th September 2005

2.4 REPORT DETAILS

2.4.1 REPORT EXCLUSIONS

We have not included within this Report, items that we consider to be the unit owners or Owners Corporation responsibility under their own maintenance programmes such as:

- Minor adjustments to doors; - Creaking floorboards (if installed in accordance with AS

1684.2, and outside of 24 months from practical completion);

- Failure or inefficiencies of electrical appliances such as exhaust fans, stoves, air-conditioning systems, mechanical ventilation systems as these are only covered for the period of the manufacturers warranty etc.;

- Failure of fixtures and fittings such as taps, shower roses, door hardware, kitchen cupboards and the like;

- Paint blemishes and failures unless caused by water leaks or other items unless this damage is consequential damage from another identified defect;

- Drummy sounding floor tiles unless the tiles have delaminated from the base substructure and failed in excess of the accepted tolerance levels;

- Blocked or partially blocked drains to where the cause has

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not already been verified via CCTV; - General wear and tear; - Cracking to plaster or masonry finishes of less than 1mm in

width.

2.4.2 ITEMS IDENTIFIED WITHIN THIS REPORT

The items noted within the Defect Schedule of this Report have all been determined to be the Contractors responsibility due to non compliance of: • The conditions noted within the BCA; • The conditions noted within nominated Australian

Standards; • Section 18B of the Home Building Act 1989, Statutory

Warranties.

2.4.2.1 Further substantiation of respective items identified within this report has been provided by reference to the following documents:

1. Office of Fair Trading ‘Guide to Tolerances &

Standards for Home Contractors and Renovators’; and

2. AS 2870.1-1996 – ‘Residential Slabs and

Footings Part 1: Construction.’

2.4.2.1.1 Office of Fair Trading ‘Guide to Standards & Tolerances’ The control limitation of the standards and tolerances of acceptability prescribed by this document cannot be relied on or regarded as legal advice. However, the Guide provides an indication to the view of reasonable standards and tolerances for residential building works, where such standards and tolerances are not articulated by the contract documents and are not prescribed in: • The Home Building Act 1989; • The Home Building Regulation 1997; • The BCA; or • Standards adopted by Reference in the BCA, the

contract documents or Specifications.

As there are no other specific measures or alternatives for making a determination on items such as cracking, or other such items within a multi-unit

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building such as this, the Guide is considered to be a reasonable document for reference and inclusion.

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2.4.2.1.2 AS 2870-1996 ‘Residential Slabs and Footings: Construction’

The Australian Standard for Residential Slabs and

Footings is used in conjunction with the Guide to Standards and Tolerances, as Tables C1 and C2 of Appendix C (AS 2870) – Classification of Damage with Reference to walls (C1) and Concrete floors (C2) offers a tangible measure in regard to damage classification. These Tables show crack widths and place a damage category rating against them. This damage category can then be related to the Guide for Standards & Tolerances to determine ‘what is deemed to be acceptable.’

AS 2870 however was provided with the following

scope of intention: ‘requirements for the classification of a site and the design construction of a footing system for a single dwelling house, town house or the like which may be detached or separated by a party wall or common wall but not situated vertically above or below another building’ (ref: AS2870 Section 1.1 Scope paragraph 1). . This standard therefore does not apply to the subject building in the technical sense.

In saying this however, any cracks that I observed to

the walls and floors in the subject building were viewed in accordance with Appendix C AS 2870 (Damage category classification) to determine their acceptability. I have done this in this instance as it is considered reasonable to include damage category ratings in accordance with Tables C1 & C2 of Appendix C (AS 2870.1) based on the grounds that there are no other recognised alternatives to determine acceptability of cracks to walls and floors.

When these Tables are used in consultation with

Sub-Notes 1-5 of Appendix C (AS 2870), the crack damage degree can be ascertained with more certainty in terms of its acceptance for repair or decline due to maintenance. Without this classification of measure, the only available measure relied on is personal opinion.

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Table C1

CLASSIFICATION OF DAMAGE WITH REFERENCE TO WALLS

Description of typical damage and

required repair Approximate crack

width limit (see Note 3) Damage category

Hairline cracks Less than 0.1mm 0 Fine cracks which do not need repair Less than 1.0mm 1 Cracks noticeable but easily filled Doors and windows stick slightly

Less than 5mm 2

Cracks can be repaired and possibly a small amount of wall will need to be replaced. Doors and windows stick. Service pipes can fracture. Weather tightness often impaired

5mm to 15mm (or a number of cracks 3mm or more in one group)

3

Extensive repair work involving breaking out and replacing sections of walls, especially over doors and windows. Window and door frames distort. Walls lean or bulge noticeably, some loss of bearing in beams. Service pipes disrupted

15mm to 25mm but also depends on number of

cracks

4

Notes: 1. Crack width is the main factor by which damage to walls is categorised. The

width may be supplemented by other factors, including serviceability, in assessing category of damage.

2. In assessing the degree of damage, account shall be taken of the location in the building or structure where it occurs, and also the function of the building or structure.

3. Where the cracking occurs in easily repaired plasterboard or similar clad-framed partitions, the crack width limits may be increased 50% for each damage category.

4. Local deviation of slope, from the horizontal or vertical, of more than 1/100 will normally be clearly visible. Overall deviations in excess of 1/150 are undesirable.

5. Account should be taken of the past history of damage in order to assess whether it is stable or likely to increase.

6. The straight edge is centred over the defect, usually, and supported at its ends by equal height spacers. The change in offset is then measured relative to this straight edge.

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3 INSPECTION

3.1 INSPECTION DATE

The inspection was carried out on the 19th, 25th, 26th, 27th and 31st May, 2010.

3.2 ACCESS

Access to the units had been pre-arranged after notifying the occupant/owners by Inspection Notices which had been delivered to letterboxes within the complex as well as telephone and letter contact with owners and Managing Agents. Of the 87 unit allotments within the Strata Plan, I was unable to gain access to Units: 31-57, 21-59, 22-63 and 31-71.

3.3 WEATHER CONDITIONS

The weather conditions at the time of the inspection were a combination of fine through to heavy rain.

3.4 INSPECTION DETAILS

3.4.1 WATER ENTRY & MOISTURE TO INTERNAL

CONSTRUCTION ELEMENTS

Part of our inspection related to the identification of water entry to the internals of the residential units from both internal and external elements. To enable moisture to be identified a Protimeter Surveymaster moisture meter was used. Any examples of moisture observed that exceeded 20% were recorded as being excessive. This is based on the average equilibrium moisture content for the NSW Sydney regional area being between 10-14%.

3.4.2 PHOTOGRAPHS

Photographs that have been included in this Report were taken on the day of the inspection using an Olympus Camedia C-5060 wide zoom digital camera. Photographs have been added to the Report using Olympus Master Version 1.1 software. Photographs have not been edited or doctored other than the addition of descriptive text boxes and arrows to highlight the defective items for the attention of the reader.

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This document and its contents are intended for the Addressee only and contains opinions held by the Author based on material available at the time and expressed for the purposes of consideration by

the Addressee and not for general publication without written consent. Document Control: 20100421

Item No

Item Description & Cause

Nominated Breach Recommended Remedial Works

Photograph If Necessary Or Applicable

COMMON PROPERTY AREAS

Garage - Lower Level

No claimable defects or breaches considered to be the responsibility of the original builder were observed to this area at the time of my inspection.

N/A N/A N/A

Garage - Mid Level

1. Description: There is no handrail servicing the two riser stairs to the pathway leading to the designated exit door positioned immediately on the eastern side of the garage car entrance door. The stairs are positioned approximately 4m in from the designated exit door adjacent to the fire hydrant and fire hose reel cabinet. The stairs in their current state pose a safety concern due to there being no suitable place to steady the user in case of a stumble.

Building Code of Australia Section D Access and Egress Part D2 Construction of Exits Paragraph D2.17 Handrails “(a) Except for handrails referred to in D2.18,

handrails must be: (i) located along at least one side of the

ramp or flight; and (ii) located along each side if the total

width of the stairway or ramp is 2m or more; and

(iii) not more than 2m apart in the case of intermediate handrails.”

Note, D2.18 refers to fixed platforms, walkways, stairways and ladders within machinery rooms, boiler houses, lift motor rooms and the like or non habitable rooms such as attics and store rooms that are not used on a daily basis.

Allow to carry out the following works:

• Supply and install a handrail to one wall over the stairs.

• The handrail is to match those used to other stairs within the garage area.

• The installation is to comply with current BCA regulations.

• Make good any original surface finish affected as part of the remedial works.

• Clean up on completion.

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Item No




Cause: Other than speculation, I am unable to determine as to why the required handrail was not installed.

Reason for builder being considered liable for the item: The builder has failed to have the stairs constructed so as to be in compliance with the BCA, Section D, Part D2, Paragraph D2.17, which calls for a handrail to be positioned along at least one side of the stairs.

The stairs in question do not fit within this classification and therefore have to comply with D2.17.”

2. Garage – Mid Level

Description: Horizontal cracking measuring 2.0mm in width and delamination to the wall render is evident to the base area of the southern elevation wall of the 1

st ramp (from car entrance)

leading from the mid to the upper level.

The render either side of the crack was checked (tapped with a metallic object) and was found in some areas to be emitting a drummy noise indicating loss of adhesion with the base wall.

AS 3700-2001 Masonry Structures Section 2 Performance Requirements for Design Sub-Section 2.5 Serviceability, Strength and Stability Part 2.5.2 Design for Serviceability Paragraph 2.5.2.1 Differential Movements “A masonry member or structure shall be designed to allow movements to be controlled or isolated so that damage to the masonry, the building and its components is avoided and the structural and other requirements are satisfied.” AS 2870-1996 Residential slabs and footings Table C1.


• Carefully cut and remove the area of delaminated render for a distance of approximately 100mm past the outer edge of the delaminated render and into the solid render.

• Treat the base masonry wall with a bonding agent similar to Bondcrete.

• If considered necessary, cut and place stainless steel expanded mesh over the crack line to provide some form of reinforcement and resistance to future cracking.

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Item No




Other areas of render next to the crack had already failed and fallen out. Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will expand) members. Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result. Reason for builder being considered liable for the item: The builder has failed to construct and detail the masonry finishes within the building in order to be in compliance with Section 2 of AS 3700-2001, Sub-Section 2.5, Part 2.5.2, which calls for the building movements to be controlled or isolated to avoid damage being caused.

• Re-render the area of repair ensuring the render is finished off flush with the adjoining surfaces and with a texture to match the existing.



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Item No




3. Garage – Mid Level Description: A steel reinforcing bar is evident/exposed to the western face of the concrete beam over the base of the 1

st ramp (from

car entrance) leading from the mid to the upper level. The steel is positioned at the southern end of the nominated beam and currently in line with a minor soffit water leak which is running directly down to and around the steel. The steel is showing signs of corrosion which will in time lead to spalling. Cause: The steel was incorrectly placed initially which has resulted in it not achieving concrete cover.

AS 3600-1994 Concrete structures Section 4 Design for durability Part 4.10 Requirements for cover to reinforcing steel and tendons Paragraph 4.10.3.1 “For corrosion protection cover shall not be less than the appropriate value given in clause 4.10.3.2 to 4.10.3.5.” The above mentioned clauses all refer to the cover listings given in tables 4.10.3.2 and 4.10.3.4 The minimum coverage noted within each of these tables is 15mm.


• Grind back the exposed sections of steel to a minimum of 15mm below the surface level of the concrete.

• Treat the top of the steel with a zinc rich primer.

• Fill the hole with a polymer modified sand cement mix with a waterproof additive.



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Item No




Reason for builder being considered liable for the item: The builder has failed to have the reinforcing steel installed so as to be in compliance with AS 3600-1994, Section 4, Part 4.10, Paragraph 4.10.3.1, which calls for a minimum 15mm of concrete coverage for all steel reinforcement.

4. Garage – Mid Level Description: There is no handrail servicing the ramp which leads up from the drive area to the common WC and cleaner’s room. The ramp is approximately 1100mm in length and has a rise of 170mm. The ramp in its current state poses a safety concern due to there being no suitable place to steady the user in case of a stumble. Cause: Other than speculation, I am unable to determine as to why the required handrail was not installed.






Note, D2.18 refers to fixed platforms, walkways, stairways and ladders within machinery rooms, boiler houses, lift motor rooms and the like or non habitable rooms such as attics and store rooms that are not used on a daily basis. The stairs in question do not fit within this classification and therefore have to comply with D2.17.”


• Supply and install a handrail to one wall over the ramp.





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Item No




Reason for builder being considered liable for the item: The builder has failed to have the ramp constructed so as to be in compliance with the BCA, Section D, Part D2, Paragraph D2.17, which calls for a handrail to be positioned along at least one side of the ramp.

5. Garage – Mid Level Description: Vertical cracking measured from 1.8mm up to 3.5mm in width is evident to the return sections of brickwork to the following areas along the eastern elevation wall: • Return positioned

immediately to the northern end of the car wash bay;

• Southern return positioned immediately opposite car parking spot 21-63;

• Northern return positioned opposite 2

nd ramp (from

garage car entrance door) leading from mid to upper level.

The brick walls were found to still be structurally sound.



• Fill the line of the cracks using paintable and flexible internal grade filler similar to Sikaflex-Pro.

• Ensure the filler is only used within the crack and finished off flush with the existing external surface finish.

• Patch paint the areas of repair prior to re-painting the affected areas from shadow line to shadow line.



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Item No




Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will expand) members. Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result. Reason for builder being considered liable for the item: The builder has failed to construct and detail the masonry finishes within the building in order to be in compliance with Section 2 of AS 3700-2001, Sub-Section 2.5, Part 2.5.2, which calls for the building movements to be controlled or isolated to avoid damage being caused.

Northern end of car wash bay

Opposite car parking spot 21-63

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Item No




Opposite mid to upper level

garaging ramp

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Item No




6. Garage – Mid Level Description: A water leak from the soffit area over the northern elevation concrete block wall separating the northern end mid to upper level ramp and the adjoining garage area. The location of the leak has stained water from the garden bed between buildings 67 and 77 leaking down the face of the concrete block wall to both the ramp and adjoining garage area creating unsightly staining. At the time of my inspection, the moisture readings taken from the wall were all approximately 14%, which is within the “dry” range. I am instructed by the Building Manager that the leak will occur after heavy rain.

Building Code of Australia Part F1 Damp and Weatherproofing Section FP1.3 “A drainage system for the disposal of surface water must: (a) convey surface water to an appropriate outfall;

and (b) avoid the entry of water into a building; and (c) avoid water damaging the building.”


• Access the line of the construction joint from within the courtyard planter box area.

• Allow to rake out and re-seal the construction joint with a suitable sealant similar to Sikaflex-Pro.

• Allow to provide and install a “bandage” style membrane over the top of the construction joint line to ensure uniformity of the existing membrane.

• Make good any original surface finish (including garden bed, plants etc.) affected as part of the remedial works.


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Item No




It was noted that the concrete block wall in question is running along the line of an east/west construction joint within the concrete soffit slab which also forms the ground slab for the common area courtyard. Cause: The actual cause of the leak is unable to be determined without destructive exploratory works, however it is considered to be due to movement along the line of the construction joint causing a failure within the garden bed membrane and sealant applied within the construction joint to provide an effective seal for the water which lands on and within the common area courtyard. Reason for builder being considered liable for the item: The builder has failed to have the surface water drainage system installed so as to be in compliance with the BCA, Section F, Part F1, which calls for the building to be constructed so as to prevent water entry.

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Item No




7. Garage – Mid Level Description: A water leak from the soffit area is evident running down the eastern elevation painted wall leaving staining and minor damage to the painted finish. The location of the leak has it opposite the northern end ramp leading down from the upper level garage level. It is noted that the water appears to be originating from within an east west direction construction joint line within the soffit slab. Cause: The actual cause of the leak is unable to be determined without destructive exploratory works, however it is considered to be due to movement along the line of the construction joint causing a failure within the garden bed membrane and sealant applied within the construction joint to provide an effective seal for the water which lands on and within the common area courtyard.




• Access the line of the construction joint from within the open courtyard area.





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Item No




Reason for builder being considered liable for the item: The builder has failed to have the surface water drainage system installed so as to be in compliance with the BCA, Section F, Part F1, which calls for the building to be constructed so as to prevent water entry.

Building managers photos

8. Garage – Mid Level Description: I am instructed by the owner of unit 12/53 that a water leak from the soffit area is evident leaking down both within the individual garage area as well as the path area outside. I am instructed that the water appears to be originating from within an east west direction construction joint line within the soffit slab. Ia m further instructed that




• Access the line of the construction joint from within the open courtyard area.



• Make good any original surface finish (including

No Photo

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Item No




previously the builder has attempted to carry out remedial works in order to correct the leak, however in the last round of heavy rains the leak re-appeared Cause: The actual cause of the leak is unable to be determined without destructive exploratory works, however it is considered to be due to movement along the line of the construction joint causing a failure within the garden bed membrane and sealant applied within the construction joint to provide an effective seal for the water which lands on and within the common area pathway. Reason for builder being considered liable for the item: The builder has failed to have the surface water drainage system installed so as to be in compliance with the BCA, Section F, Part F1, which calls for the building to be constructed so as to prevent water entry.

garden bed, plants etc.) affected as part of the remedial works.


9. Garage – Mid Level Building Code of Australia Allow to carry out the following

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Description: A water leak is evident running down the eastern elevation wall immediately over the top of the garage to building 71 glass garage access doors. The location of the leak has water from the open area in front of building 71 leaking down the face of the wall and over the door leaving stains and a wet area directly in front of the door. Cause: The actual cause of the leak is unable to be determined without destructive exploratory works, however it is considered to be due to movement and failure within the membrane system to the common area courtyard. Reason for builder being considered liable for the item: The builder has failed to have the surface water drainage system installed so as to be in compliance with the BCA, Section F, Part F1, which calls for the building to be

Part F1 Damp and Weatherproofing Section FP1.3 “A drainage system for the disposal of surface water must: (a) convey surface water to an appropriate outfall;


works:

• Carry out all works necessary within the courtyard in order to determine the point and cause of the water entry.

• Carry out all works necessary to correct the current leak and to prevent any further occurrences.



Building Managers photos

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constructed so as to prevent water entry.

10. Garage – Mid Level Description: Horizontal cracking measuring in excess of 2.0mm in width and delamination to the wall render is evident to the rendered and painted head band over the top of the entrance door leading to the entrance foyer of building 73. The render either side of the crack was checked (tapped with a metallic object) and was found to be emitting a drummy noise indicating loss of adhesion with the base wall. Other areas of render next to the crack had already failed and fallen out. Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will


Allow to carry out the following works: • Carefully cut and remove the

area of delaminated render for a distance of approximately 100mm past the outer edge of the delaminated render and into the solid render.




• Seal and patch paint the areas of repair prior to re-painting the affected areas from shadow line to shadow line.


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Item No




expand) members. Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result. Reason for builder being considered liable for the item: The builder has failed to construct and detail the masonry finishes within the building in order to be in compliance with Section 2 of AS 3700-2001, Sub-Section 2.5, Part 2.5.2, which calls for the building movements to be controlled or isolated to avoid damage being caused.


11. Garage – Mid Level Description: There is no handrail servicing the three riser stairs to the pathway leading to the designated exit door positioned immediately on the eastern side of the garage car exit door. The stairs are positioned approximately 4m in from the designated exit door adjacent to





(iii) not more than 2m apart in the case of






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the fire hydrant and fire hose reel cabinet. The stairs in their current state pose a safety concern due to there being no suitable place to steady the user in case of a stumble. Cause: Other than speculation, I am unable to determine as to why the required handrail was not installed. Reason for builder being considered liable for the item: The builder has failed to have the stairs constructed so as to be in compliance with the BCA, Section D, Part D2, Paragraph D2.17, which calls for a handrail to be positioned along at least one side of the stairs.

intermediate handrails.” Note, D2.18 refers to fixed platforms, walkways, stairways and ladders within machinery rooms, boiler houses, lift motor rooms and the like or non habitable rooms such as attics and store rooms that are not used on a daily basis. The stairs in question do not fit within this classification and therefore have to comply with D2.17.”


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Garage - Upper Level

12. Description: A water leak from the soffit are area within the walkway immediately to the southern side of garage space 31-71 is evident. The location of the leak has water tracking across the soffit to an area above a fluorescent light fitting. This is creating a situation where moisture and the electrical supply/fittings come together which may result in short circuits or possible electrification of the light fitting body. At the time of my inspection, the moisture readings taken from the soffit were all approximately 14%, which is within the “dry” range. I am instructed by the Building Manager that the leak will occur after heavy rain.




• Correct the current water leak issue by using a high pressure epoxy inject system into the concrete soffit.

• Electrician to check on the light fitting to ensure it and the wiring are safe and unaffected by water.



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Item No




Cause: The actual cause of the leak is unable to be determined without destructive exploratory works, however it is considered that moisture from the open courtyard above is entering the concrete slab due to deficiencies within the membrane and then running through small fissures before leaking out at the soffit. Reason for builder being considered liable for the item: The builder has failed to have the surface water drainage system installed so as to be in compliance with the BCA, Section F, Part F1, which calls for the building to be constructed so as to prevent water entry.

Internal Stairs/Corridors - Building 53

No claimable defects or breaches considered to be the responsibility of the original builder were observed to this

N/A N/A N/A

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area at the time of my inspection.



N/A N/A N/A



N/A N/A N/A


13. Description: External water entry is noted in the form of staining and damage to the plasterboard ceiling linings to the area of level ceiling between Units 21 and 22 entrance doors. When tested with a moisture meter, readings were all

Building Code of Australia Section F Health and Amenity Part F1 Damp and Weatherproofing Paragraph F01, FF1.2 and FP1.4 “F01 The objective of this part is to: (a) safeguard occupants from illness or injury and

protect the building from damage caused by: (i) surface water; and


• Carry out all works necessary on the roof to determine the precise cause of water entry and rectify.

• Carry out minor plaster repairs to the ceiling sheets, prior to sealing, patch

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approximately 14%, which is within the “dry” range. With no safe access to the roof area (due to height and access restrictions), it is therefore considered the leak has either been addressed and the resultant damage is still to be rectified and/or the leak will only occur during particular climatic conditions. The positioning of the damage area has it approximately below the soaker flashing for the “high lite” windows where they come down on top of the flat (pebble covered) roof. Cause: Without carrying out destructive exploratory works, an exact cause is unable to be determined at this point of time, however it is considered the cause is incorrectly installed/detailed soaker/sill flashing or an issue with the roof top membrane at the flashing junction.

(ii) external moisture entering a building; and (iii) the accumulation of internal moisture in a

building.” “FF1.2 A building is to be constructed to provide resistance to moisture penetrating from the outside including rising from the ground.” “FP1.4 A roof and external wall (including openings around windows and doors) must prevent the penetration of water that could cause: (a) unhealthy or dangerous conditions, or loss of

amenity for occupants; and (b) undue dampness or deterioration of building

elements.”

painting and then re-painting the affected ceiling area from shadow line to shadow line.

• Make good all original surface finishes affected as part of the remedial works.


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Item No




Reason for builder being considered liable for the item: The builder has failed to have the flashings/membrane installed so as to be in compliance with the BCA, Section F, Part F1, which calls for the building to be constructed so as to prevent water entry.



N/A N/A N/A


14. Description: Cracking, delamination and failure of the wall render is evident within the fire escape stairs, level 3 to the western elevation wall directly under the stair soffit for a length of

AS 3700-2001 Masonry Structures Section 2 Performance Requirements for Design Sub-Section 2.5 Serviceability, Strength and Stability Part 2.5.2 Design for Serviceability Paragraph 2.5.2.1 Differential Movements


• Carefully cut and remove the area of delaminated render for a distance of approximately 100mm past the outer edge of the

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approximately 2m. The render was seen to have formed a step along the crack line and sections had already failed and fallen out to the stairs below. The remainder of the render was tested and found to still be soundly attached to the base masonry walls. It was noted that there was no form of control joint between the wall render and the concrete stair soffit. Cause: The cracking is a result of this section of wall render being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will expand) members. Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result.

“A masonry member or structure shall be designed to allow movements to be controlled or isolated so that damage to the masonry, the building and its components is avoided and the structural and other requirements are satisfied.” AS 2870-1996 Residential slabs and footings Table C1.

delaminated render and into the solid render.

• Treat the base masonry wall

with a bonding agent similar to Bondcrete.


• Ensure the junction between the repaired render and stair soffit is detailed with a suitable construction joint.



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Item No




Reason for builder being considered liable for the item: The builder has failed to construct and detail the masonry finishes within the building in order to be in compliance with Section 2 of AS 3700-2001, Sub-Section 2.5, Part 2.5.2, which calls for the building movements to be controlled or isolated to avoid damage being caused.


15. Description: There is no handrail servicing the two riser stairs within the entrance foyer area just inside the garage access door. The stairs are presently 1940mm in width. The stairs in their current state pose a safety concern due to there being no suitable place to steady the user in case of a stumble.








• The handrail is to match those used to the higher level stairs within the common area staircase of this building.




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Item No




Cause: Other than speculation, I am unable to determine as to why the required handrail was not installed. Reason for builder being considered liable for the item: The builder has failed to have the stairs constructed so as to be in compliance with the BCA, Section D, Part D2, Paragraph D2.17, which calls for a handrail to be positioned along at least one side of the stairs.




N/A N/A N/A

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Item No





16. Description: The ceiling sheets to the level 3 corridor adjacent to Unit 33 have dropped down from their fixing position on the southern side of the control joint. The sheets to the southern side of the joint line are approximately 10mm lower in plane than those on the northern side of the joint. Cause: Without destructive exploratory works an exact cause is unable to be determined, however it is most likely due to a failure within the framing mechanism to which the sheets are attached. Reason for builder being considered liable for the item: The builder has failed to ensure the ceiling sheets were soundly and correctly installed so as to be in compliance with the Home

Home Building Act 1989 Section 18B Warranties as to Residential Work Paragraphs A, B & C (a) a warranty that the work will be performed in

a proper and workmanlike manner and in accordance with the plans and specifications set out in the contract;

(b) a warranty that all materials supplied by the

holder or person will be good and suitable for the purpose for which they are used and that, unless otherwise stated in the contract, those materials will be new; and

(c) a warranty that the work will be done in

accordance with and will comply with, this or any other law.


• Carry out all works necessary in order to ensure the ceiling sheets all show the same line either side of the control joint.

• Make good all surface finishes affected as part of the remedial works.


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Item No




Building Act, Section 18B, Paragraphs A, B & C.

External Façades - Building 53

17. Description: There is no handrail servicing the two and three riser stairs positioned at the northern and southern side of the main street front entrance to the western elevation. Handrails presently serve the stairs leading down from the entrance patio down to the northern and southern landing areas, however this has not been continued for the final section of stairs down to the garden path and street area. The stairs in their current state pose a safety concern due to there being no suitable place to steady the user in case of a stumble. Cause: Other than speculation, I am unable to determine as to why the required handrails were not installed.








• Supply and install a handrail to one wall over each of the stairs.

• The handrails are to match those used to the higher level stairs.




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Item No





18. Ext Facades – Building 53 Description: Excessive surface corrosion is evident to the top level north eastern and south eastern open balcony corner support posts. The corrosion is seen to be constant to the post for its height to where it runs into the balcony area soffit. During subsequent individual unit inspections, it appeared the posts had been painted using enamel based paint, however preparation and the original protection (galvanizing, undercoat etc.) applied to the post was unable to be








• Mechanically clean down the posts of all existing paint and surface corrosion.

• Apply a “cold galvanising” type paint prior to coating with a two pack epoxy style paint.



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Item No




determined. It is considered that if the posts were galvanised, no corrosion should be evident. Cause: Considering the development is within 100m of the Parramatta River, and the river being approximately 500m wide directly in front, the development is therefore considered to be in a marine environment. The treatment applied to the posts to prevent corrosion has not been effective and therefore the corrosive elements within the atmosphere (oxygen, water and salts) have been able to breach the protection layers, reach the steel and commence corrosion. Reason for builder being considered liable for the item: The builder has failed to provide suitably protected steel or install suitable on-site protection to be in compliance with the Home Building Act,

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Section 18B, Paragraphs A, B & C.


19. Description: There are insufficient intermediate handrails servicing the long run of three riser stairs running from the paved common area garden pathway up to the main entrance area patio to the western elevation. The stairs are presently serviced by two intermediate handrails, however they are set up to 3570mm apart which is in excess of the maximum 2000mm spacing. The stairs in their current state pose a safety concern due to the excessive handrail spacing thus limiting suitable places to steady the user in case of a stumble. Cause: Other than speculation, I am unable to determine as to why the required intermediate handrails were not installed.








• Supply and install an additional intermediate handrail.

• The handrail is to match those already existing.




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Item No




Reason for builder being considered liable for the item: The builder has failed to have the stairs constructed so as to be in compliance with the BCA, Section D, Part D2, Paragraph D2.17, which calls for handrails to be set at a maximum 2000mm spacing.

20. Ext Facades – Building 57

Description: Delamination of the painted finish to the small brick wall below the main western elevation entrance patio is evident along with unfinished mortar repairs around two air bricks.

The repairs have been carried out to both the northern and southern ends of the small support wall, however there is still evidence of current moisture penetration.

The builder in an attempt to remedy the situation has returned to site and installed the two air bricks.







Allow to carry out the following works: • Clean down the affected wall

sections so as to remove all evidence of loose and delaminated paint.

• Allow to re-paint the wall areas so as to match the original for specification and finish.



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He has yet to complete the re-painting component of the repairs.

Cause: Other than speculation, I am unable to determine the reason behind the builder failing to make good the damaged paint finish.

Reason for builder being considered liable for the item: The builder has failed to suitably carry out the remedial works to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.


21. Description: There is no handrail servicing the three riser stairs running from the timber common area garden path up to the main entrance area patio on the western elevation. The stairs in their current state pose a safety concern due to there being no suitable place to steady the user in case of a







• The handrail is to match those used to other external applications.


• Make good any original surface finish affected as part

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Item No




stumble. Cause: Other than speculation, I am unable to determine as to why the required handrail was not installed. Reason for builder being considered liable for the item: The builder has failed to have the stairs constructed so as to be in compliance with the BCA, Section D, Part D2, Paragraph D2.17, which calls for a handrail to be positioned along at least one side of the stairs.



of the remedial works. • Clean up on completion.

22. Ext Facades – Building 59 Description: Vertical cracking measuring up to 1.2mm in width is evident positioned approximately half brick spacing back from the south western corner of the building along the western elevation wall run. The brick walls were found to still be structurally sound.



• Fill the line of the crack using paintable and flexible internal grade filler similar to Sikaflex-Pro.


• Patch paint the area of repair prior to re-painting the effected area from shadow line to shadow line.


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Item No






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External Façades -

Building 61

23. Description: There is no handrail servicing the three riser stairs running from the timber common area garden path up to the main entrance area patio on the western elevation. The stairs in their current state pose a safety concern due to there being no suitable place to steady the user in case of a stumble. Cause: Other than speculation, I am unable to determine as to why the required handrail was not installed. Reason for builder being considered liable for the item: The builder has failed to have the stairs constructed so as to be in compliance with the BCA, Section D, Part D2, Paragraph D2.17, which calls for a handrail to be positioned along at least one side of the stairs.













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Description: Vertical cracking measuring up to 1.4mm in width is evident positioned approximately half brick spacing back from the north western corner of the building along the northern elevation wall run. The brick walls were found to still be structurally sound. Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will expand) members. Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result.





• Patch paint the area of repair prior to re-painting the affected area from shadow line to shadow line.



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Item No






25. Description: There is no handrail servicing the three riser stairs running from the timber common area garden path up to the main entrance area patio on the western elevation.

The stairs in their current state pose a safety concern due to there being no suitable place to steady the user in case of a stumble.

Cause: Other than speculation, I am unable to determine as to why the required handrail was not






Allow to carry out the following works: • Supply and install a handrail

to one wall over the stairs. • The handrail is to match

those used to other external applications.




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Item No




installed. Reason for builder being considered liable for the item: The builder has failed to have the stairs constructed so as to be in compliance with the BCA, Section D, Part D2, Paragraph D2.17, which calls for a handrail to be positioned along at least one side of the stairs.


26. Ext Facades – Building 63 Description: Vertical cracking measuring up to 2.2mm in width is evident positioned approximately half brick spacing back from the north western corner of the building along the northern elevation wall run. The brick walls were found to still be structurally sound. Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will





• Patch paint the area of repair prior to re-painting the affected area from shadow line to shadow line.



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Item No




expand) members. Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result. Reason for builder being considered liable for the item: The builder has failed to construct and detail the masonry finishes within the building in order to be in compliance with Section 2 of AS 3700-2001, Sub-Section 2.5, Part 2.5.2, which calls for the building movements to be controlled or isolated to avoid damage being caused.


27. Description: There is no handrail servicing the two and three riser stairs positioned at the northern and southern side of the main street front entrance to the western elevation.










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Item No




Handrails presently serve the stairs leading down from the entrance patio down to the northern and southern landing areas, however this has not been continued for the final section of stairs down to the garden path and street area. The stairs in their current state pose a safety concern due to there being no suitable place to steady the user in case of a stumble. Cause: Other than speculation, I am unable to determine as to why the required handrails were not installed. Reason for builder being considered liable for the item: The builder has failed to have the stairs constructed so as to be in compliance with the BCA, Section D, Part D2, Paragraph D2.17, which calls for a handrail to be positioned along at least one side of the stairs.




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Description: Delamination and cracking to the wall render is evident to the bottom south western corner of the planterbox positioned on the northern side of the main western elevation entrance stairs. The render either side of the cracking was checked (tapped with a metallic object) and was found to be emitting a drummy noise indicating loss of adhesion with the base wall. Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will expand) members. Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result.



• Carefully cut and remove the area of delaminated render for a distance of approximately 100mm past the outer edge of the delaminated render and into the solid render.







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Item No





29. Ext Facade – Building 67 Description: Cracking measuring up to 1.4mm in width and delamination to the wall render is evident to the top of the southern elevation wall of the planterbox positioned on the northern side of the main western elevation entrance stairs. The render either side of the crack was checked (tapped with a metallic object) and was found in some areas to be emitting a drummy noise indicating loss of adhesion with the base wall.






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Item No









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Item No




30. Ext Facade – Building 67

Description: A vertical crack estimated (due to height and access restrictions) at in excess of 1.0mm in width is evident over the top of the level 4 opaque window, within the cream painted wall section, immediately to the southern side of the main western elevation entrance. Due to the overall height, I was unable to physically check on the render to see if any delamination from the base masonry had occurred. Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will expand) members. Without adequate precautions such as functioning slip and control joints, uncontrolled



• Access the crack site and test render to determine if it is still solid to the masonry base wall or delamination has occurred.

• Dependent of condition of render adherence, carry out appropriate remedial repairs.




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cracking will be the result. Reason for builder being considered liable for the item: The builder has failed to construct and detail the masonry finishes within the building in order to be in compliance with Section 2 of AS 3700-2001, Sub-Section 2.5, Part 2.5.2, which calls for the building movements to be controlled or isolated to avoid damage being caused.

31. Ext Facade – Building 67 Description: Vertical cracking estimated (due to height and access restrictions) at in excess of 1mm in width and delamination (visually confirmed) of the render is evident to the band area over the floor slab projection for level 3. The positioning of the damage has it at the north western corner to the small partially enclosed common area balcony positioned directly over the top of the main western elevation entrance.






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Item No




While the render was unable to be physically checked, it could be visually confirmed as suffering from delamination as the face of the render has stepped out past the plane of the surrounding render. Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will expand) members. Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result.


• Ensure that all appropriate control joints are installed.




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Item No





32. Ext Facade – Building 67

Description: Excessive surface corrosion is evident to the top level north eastern and south eastern open balcony corner support posts.

The corrosion is seen to be constant to the post for its height to where it runs into the balcony area soffit.

During subsequent individual unit inspections, it appeared the posts had been painted using enamel based paint, however preparation and the original protection (galvanizing, undercoat etc.) applied to the post was unable to be








• Mechanically clean down the posts of all existing paint and surface corrosion.

• Apply a “cold galvanising” type paint prior to coating with a two pack epoxy style paint.



Address REP



Item No




determined. It is considered that if the posts were galvanised, no corrosion should be evident. Cause: Considering the development is within 100m of the Parramatta River, and the river being approximately 500m wide directly in front, the development is therefore considered to be in a marine environment. The treatment applied to the posts to prevent corrosion has not been effective, and therefore the corrosive elements within the atmosphere (oxygen, water and salts) have been able to breach the protection layers, reach the steel and commence corrosion. Reason for builder being considered liable for the item: The builder has failed to provide suitably protected steel or install suitable on site protection to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

Address REP



Item No




External Façades -

Building 71

33. Description: There are insufficient intermediate handrails servicing the long run of three riser stairs running from the paved common area garden pathway up to the main entrance area patio to the western elevation. The stairs are presently serviced by two intermediate handrails, however they are set up to 3500mm apart, which is in excess of the maximum 2000mm spacing. The stairs in their current state pose a safety concern due to the excessive handrail spacing, thus limiting suitable places to steady the user in case of a stumble. Cause: Other than speculation, I am unable to determine as to why the required intermediate handrails were not installed.








• Supply and install an additional intermediate handrail.

• The handrail is to match those already existing.




Address REP



Item No




Reason for builder being considered liable for the item: The builder has failed to have the stairs constructed so as to be in compliance with the BCA, Section D, Part D2, Paragraph D2.17, which calls for handrails to be set at a maximum 2000mm spacing.


34. Description: There is no handrail servicing the three riser stairs running from the tiled common area garden path up to the main entrance area patio on the western elevation. The stairs in their current state pose a safety concern due to there being no suitable place to steady the user in case of a stumble. Cause: Other than speculation, I am unable to determine as to why the required handrail was not installed.













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Item No






35. Ext Facades – Building 73 Description: The underside soffit for the two triangular window projections to the southern elevation has never been painted. The bare materials (timber and fibrous cement sheeting) have no protection from the elements which will result in premature degradation of the timber trims. All other window projections to the complex have been painted. Cause: Other than speculation, I am unable to determine as to why the window housing soffits were not painted.








• Clean down the projection soffit materials prior to sealing and painting so as to match the original for specification and finish.



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Item No




Reason for builder being considered liable for the item: The builder has failed to provide suitably protected steel or install suitable on-site protection to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.


36. Description: There is no handrail servicing the two, three riser stairs positioned at the northern and southern side of the main street front entrance to the western elevation. Handrails presently serve the stairs leading from the entrance patio down to the northern and southern landing areas, however this has not been continued for the final section of stairs down to the garden path and street area.













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Item No




The stairs in their current state pose a safety concern due to there being no suitable place to steady the user in case of a stumble. Cause: Other than speculation, I am unable to determine as to why the required handrails were not installed. Reason for builder being considered liable for the item: The builder has failed to have the stairs constructed so as to be in compliance with the BCA, Section D, Part D2, Paragraph D2.17, which calls for a handrail to be positioned along at least one side of the stairs.


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Item No




Common Area -

Grounds

37. Description: A diagonal crack up to 2mm in width is evident to the base of the western elevation wall, positioned immediately on the southern side of the western elevation entrance stairs leading up to the portico between buildings 67 and 77. The render either side of the crack was tested by tapping with a metallic object and it was found to still be well adhered to the base masonry. Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will expand) members. Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result.



• Fill the crack line with a suitable UV stabilised flexible external grade filler, similar to Sikaflex-Pro.





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Item No





38. Common Area - Grounds Description: Vertical cracking up to 2mm in width is evident to the rear south eastern corner area of the bagged and painted concrete block wall of the entrance area portico between buildings 67 and 77. Cracking is also evident to the rear of the aforementioned corner and also directly adjacent on the smaller eastern elevation wall leading to Unit 69.


Allow to carry out the following works: • Fill the crack line with a

suitable UV stabilised flexible external grade filler, similar to Sikaflex-Pro.





Address REP



Item No





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Item No




39. Common Area - Grounds

Description: Areas of the timber boardwalk/garden paths within the central courtyard areas are noted to be extremely springy when walked on. It was further noted that what appears to be additional joist sections have been planted against existing treated pine (assumed) joists. On close inspection (through gaps between individual boards) it was noted that areas of the original joists are affected by timber decay which therefore questions as to if it was originally treated pine. If it is found to be the case where non-appropriate durability classification timbers were used for the sub floor members, it is most likely that larger areas, (if not all) of the sub floor members will be affected by timber decay in the future








• Remove and store the decking boards.

• Remove and replace all non suitable (durability grade) timber joists.

• Re-fit decking boards. • Make good all surface

finishes affected as part of the remedial works.


Address REP



Item No




Cause: It would appear from the evidence obtained on site that the original joists used my not have been the appropriate grade of timber for their position and use and therefore decay is occurring. Reason for builder being considered liable for the item: The builder has failed to supply and install suitable materials to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

40. Common Areas - Grounds Description: The decking boards to the boardwalk/garden paths within the central courtyard areas are all sealed with a high gloss surface sealer. In times of rain, water is seen to be lying on top of the sealer creating slippery conditions. I am instructed by the Building





Allow to carry out the following works: • In conjunction with the item

above, allow to re-seal the boards with a product that has suitable anti-slip properties.



Address REP



Item No




Manager that the boards have always been sealed with this type of gloss product. Cause: The sealer used was incorrect for its intended application. Reason for builder being considered liable for the item: The builder has failed to supply and install suitable materials to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.



41. Common Areas - Grounds Description: A sandstone capping piece to the south eastern corner of the disabled ramp, positioned on the northern side of building 57, has come clean away from the bedding cement used to attach it to the top face of the small concrete block wall.





Allow to carry out the following works: • Clean down the capping

block and re-fix into position using an external grade tile adhesive.

• Re-grout all open joint lines. • Make good all surface

finishes affected as part of the remedial works.


Address REP



Item No




There was no evidence of impact damage to the capping to indicate a possible reason for its failure, however a small (less than 1mm in width) crack was evident running up through the concrete block wall and finishing adjacent to the failed topping section. Cause: The actual cause of the failure is non conclusive as it may have been caused by the small cracking, or most likely the sandstone capping was not fully bonded at the time of initial installation. Reason for builder being considered liable for the item: The builder has failed to lay and ensure adherence of the capping materials to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.



Address REP



Item No




42. Common Area - Grounds Description: Cracking and damage is evident to the small 100mm wide concrete strip positioned on the southern side of the grated drain in front of the southern elevation garage car entrance door. The cracking is worse at the western end of the strip with the sections of concrete able to be moved by hand. Cause: The cracking is a result of the section of slab being unable to accommodate the movement experienced within the main structure of the building. Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result. Reason for builder being considered liable for the item: The builder has failed to construct and detail the masonry finishes within the



• Cut out and replace the section of excessively cracked concrete.

• Alternatively supply and install pre-fabricated low speed bump sections over the top of the small strip to cover over the cracking.



Address REP



Item No




building in order to be in compliance with Section 2 of AS 3700-2001, Sub-Section 2.5, Part 2.5.2, which calls for the building movements to be controlled or isolated to avoid damage being caused.

Individual Units - Building 53

Unit 11-53

No claimable defects or breaches considered to be the responsibility of the original builder were observed to this unit at the time of my inspection.

N/A N/A N/A

Unit 12-53


N/A N/A N/A

Unit 13-53

43. Description: A water leak originating from

Building Code of Australia Part F1 Damp and Weatherproofing


Address REP



Item No




the upper level balcony is evident running down the small wall section over the top of the lounge to lower level courtyard sliding door.

The location of the leak has calcium hydroxide laden water dripping onto the timber decking boards below causing damage to the finish in the form of staining etc.

Cause: The actual cause of the leak is unable to be determined without destructive exploratory works, however it is considered to be due to non collected surface water from the upper level balcony being able to pass through the slab due to membrane/flashing deficiencies/defects. Reason for builder being considered liable for the item: The builder has failed to have the surface water drainage system installed so as to be in compliance with the BCA, Section F, Part F1, which calls for the building to be constructed so as to avoid damage by water entry.

Section FP1.3 “A drainage system for the disposal of surface water must: (a) convey surface water to an appropriate outfall;


• Carry out all works necessary in order to identify and correct the cause of the water leak.

• Make good any original surface finish affected as part of the original leak and/or remedial works.


Address REP



Item No




Unit 14-53

44. Description: A water leak originating from the external surface water drainage system is evident within the framed boxed section to the north western corner of the upper level bedroom 1 balcony. The leak has resulted in staining and water damage to the boxed section linings, as well as corrosion to the metal corner angles. A vertical storm water drainage stack protrudes out of the bottom of the boxed section. Water was seen to be running out from the corner of the framed box and running down the inside face of the northern elevation balcony boundary wall. Cause: The actual cause of the leak is unable to be determined without destructive exploratory







Address REP



Item No




works, however it is considered to be due to a poorly sealed pipe join within the boxed section, or the pipe penetration through the balcony slab over has not been adequately sealed. Reason for builder being considered liable for the item: The builder has failed to have the surface water drainage system installed so as to be in compliance with the BCA, Section F, Part F1, which calls for the building to be constructed so as to avoid damage by water entry.

Unit 15-53


N/A N/A N/A

Unit 21-53

No claimable defects or breaches considered to be the

N/A N/A N/A

Address REP



Item No




responsibility of the original builder were observed to this unit at the time of my inspection.

Unit 22-53


N/A N/A N/A

Unit 31-53


N/A N/A N/A

Unit 32-53


N/A N/A N/A

Unit 33-53

No claimable defects or breaches considered to be the responsibility of the original

N/A N/A N/A

Address REP



Item No




builder were observed to this unit at the time of my inspection.

Unit 34-53

45. Description: A crack has developed to one of the four entry door threshold tiles. The affected tile is butting up to the door jamb and the crack is ranging out from the internal cut corner allowing for the jamb. There is no evidence of any form of impact damage to the tile which may have caused the cracking. A flexible sealant is in place between the tile edge and the steel door jamb, however it is unknown if the sealant is providing full separation, or if some of the tile adhesive has come up between the jamb and tile. Cause: Without further destructive exploratory works a precise cause is unable to be







Allow to carry out the following works: • Cut out and replace the

damaged threshold tile. • Ensure the new tile is fully

isolated from the adjoining jamb.



Address REP



Item No




determined, however it is most likely the tile has not been fully isolated from movements within the main frame of the building, and as a result cracking has commenced at the cut corner which represents a “weak” point in respect of the tiles tensional strength. Reason for builder being considered liable for the item: The builder has failed to ensure the threshold was installed correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

Unit 41-53


N/A N/A N/A

Unit 42-53


N/A N/A N/A

Address REP



Item No




unit at the time of my inspection.

Unit 43-53


N/A N/A N/A

Unit 44-53


N/A N/A N/A

Unit 51-53


N/A N/A N/A

Unit 52-53

No claimable defects or breaches considered to be the responsibility of the original builder were observed to this unit at the time of my

N/A N/A N/A

Address REP



Item No




inspection.

Unit 54-53


N/A N/A N/A


Unit 11-57

46. Description: The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing. The linings to the following wall

AS/NZS 2589.1-1997 Gypsum Linings in Residential and Light Commercial Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General This Appendix provides a means of lining a dry masonry wall with plasterboard. This system should not be used on masonry surfaces that are wet or may become wet during service

Allow to carry out the following works: • Remove the failed wall

sheets. • Clean down the base

masonry walls. • Supply and fix new

replacement wall sheets. • Set and leave ready for

painting. • Make good any original

No photo

Address REP



Item No




areas were found not to be soundly fixed to the base masonry wall: • Lounge, eastern elevation; • Bed 1, northern elevation; • Bed 2, eastern elevation; • Bed 2, western elevation; • Bed 3, eastern elevation. The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm. Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been caused by one of the two following possible causes: • The base masonry wall was

not cleaned down of all dust and loose particles prior to the application of the plasterboard which has

The internal masonry surface shall be dry. It shall be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet. Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should

be such that it can be covered with one sheet of plasterboard; and

(b) the installation and final positioning of the sheet should be done while the masonry adhesive maintains its working properties. Do not use masonry adhesive after setting or hardening has commenced

surface finish affected as part of the remedial works.


Address REP



Item No




then affected the ability of the glue to form a suitable and long term bond; or

• The glue used may have been faulty or was allowed to partially dry and form a skin prior to the plasterboard sheet being fixed (pressed home). This would affect the ability of the glue to form a suitable and long term bond.

Reason for builder being considered liable for the item: The builder has failed to ensure the direct stick wall linings were installed in order to be in compliance with Appendix H of AS/NZS 2589.1-1997, which details the required preparation and application methodologies.

Unit 12-57

47. Description: The plasterboard wall linings

AS/NZS 2589.1-1997 Gypsum Linings in Residential and Light Commercial


No photo

Address REP



Item No




within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing. The linings to the following wall areas were found not to be soundly fixed to the base masonry wall: • Bed 1, southern elevation; • Bed 2, eastern elevation; • Bed 2, western elevation; • Bed 3, eastern elevation; • Bed 3, western elevation. The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm. Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been

Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General This Appendix provides a means of lining a dry masonry wall with plasterboard. This system should not be used on masonry surfaces that are wet or may become wet during service The internal masonry surface shall be dry. It shall be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet. Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should


(b) the installation and final positioning of the sheet should be done while the masonry adhesive maintains its working properties. Do not use masonry adhesive after

• Remove the failed wall sheets.

• Clean down the base masonry walls.

• Supply and fix new replacement wall sheets.

• Set and leave ready for painting.



Address REP



Item No




caused by one of the two following possible causes: • The base masonry wall was

not cleaned down of all dust and loose particles prior to the application of the plasterboard which has then affected the ability of the glue to form a suitable and long term bond; or



setting or hardening has commenced

Unit 21-57

48. Description: AS/NZS 2589.1-1997 Gypsum Linings in Allow to carry out the following No photo

Address REP



Item No




The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing. The linings to the following wall areas were found not to be soundly fixed to the base masonry wall: • Bed 1, northern elevation; • Bed 1, southern elevation; • Bed 2, western elevation. The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm. Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been

Residential and Light Commercial Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General This Appendix provides a means of lining a dry masonry wall with plasterboard. This system should not be used on masonry surfaces that are wet or may become wet during service The internal masonry surface shall be dry. It shall be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet. Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should


(b) the installation and final positioning of the sheet should be done while the masonry adhesive maintains its working properties.

works:







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Item No








Do not use masonry adhesive after setting or hardening has commenced

49. Unit 21-57 Description:

Home Building Act 1989 Section 18B Warranties as to Residential Work Paragraphs A, B & C


• Remove and replace the

Address REP



Item No




A vertical hairline crack is evident to the rear face of the WC bowl within the bedroom 1 ensuite. I am instructed by the unit owner that the crack was evident at the time of handover and they notified the builder/developer immediately. Cause: I am unable to determine the precise cause of the crack, however there is no evidence of any impact and/or misuse. Based on the owners instructions, the crack may have been a manufacturing fault. Reason for builder being considered liable for the item: The builder has failed to ensure the WC was supplied so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

(a) a warranty that the work will be performed in






damaged ensuite WC bowl. • Make good any original


• Clean up on completion

50. Unit 21-57 Description: The aluminium sliding door to the lounge/balcony interface

Building Code of Australia Section F Health and Amenity Part F1 Damp and Weatherproofing Paragraph F01, FF1.2 and FP1.4


• Remove and store the sliding door unit.

• Remove and dispose of the

Address REP



Item No




has oxidation evident to the projecting downturn of the sub-sill section. The oxidation is resulting in corrosion style degradation to the front face of the sub-sill section. This is causing a blistering effect to the coating system employed on the door frame/sub-sill as well as general degradation through corrosion. If left unchecked, the corrosion will continue to the point where the sub-sill will be full of holes and will no longer achieve its original function. Cause: The sub-sill being in contact with the external balcony floor is allowing moisture within the tile bed to be trapped and therefore build up behind the rear face of the sill section. This moisture is rich in calcium hydroxide which is chemically reacting with the raw aluminium to the reverse and underside of the extrusion.

“F01 The objective of this part is to: (a) safeguard occupants from illness or injury and

protect the building from damage caused by: (i) surface water; and (ii) external moisture entering a building; and (iii) the accumulation of internal moisture in a



elements.”

existing damaged sub-sill • Supply and install a new sill

flashing ensuring it is correctly detailed in with all existing flashings and fitted with a turn up along the rear face of the door frame.

• Supply and install a new replacement matching sub-sill

• Refix door frame ensuring the base of the sub-sill has clear space between it and the external floor finish.



Address REP



Item No




This reaction takes the form of the current oxidation and degradation of the sub-sill. Reason for builder being considered liable for the item: The builder has failed to ensure the sliding door frame was installed so as to prevent the possibility of a chemical reaction between it and the calcium hydroxide rich moisture within the tile bed of the balcony area.

Unit 22-57

51. Description: The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing. The linings to the following wall areas were found not to be soundly fixed to the base

AS/NZS 2589.1-1997 Gypsum Linings in Residential and Light Commercial Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General This Appendix provides a means of lining a dry masonry wall with plasterboard. This system should not be used on masonry surfaces that are wet or may become wet during service The internal masonry surface shall be dry. It shall







No photo

Address REP



Item No




masonry wall: • Bed 1, northern elevation; • Bed 1, southern elevation; • Bed 3, eastern elevation. The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm. Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been caused by one of the two following possible causes: • The base masonry wall was

not cleaned down of all dust and loose particles prior to the application of the plasterboard which has

be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet. Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should




Address REP



Item No




then affected the ability of the glue to form a suitable and long term bond; or



Unit 31-57

Access arrangements with the unit occupant/owner were

N/A N/A N/A

Address REP



Item No




unable to be made for any of the allotted inspection days. The unit was therefore unable to be inspected.

Unit 32-57

52. Description: The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing. The linings to the following wall areas were found not to be soundly fixed to the base masonry wall: • Lounge, western elevation; • Hall, northern elevation. The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm.

AS/NZS 2589.1-1997 Gypsum Linings in Residential and Light Commercial Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General This Appendix provides a means of lining a dry masonry wall with plasterboard. This system should not be used on masonry surfaces that are wet or may become wet during service The internal masonry surface shall be dry. It shall be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet. Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets






• Make good any original



No photo

Address REP



Item No




Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been caused by one of the two following possible causes: • The base masonry wall was


• The glue used may have

been faulty or was allowed to partially dry and form a skin prior to the plasterboard sheet being fixed (pressed home). This would affect the ability of the glue to form a suitable and long term bond.

Reason for builder being considered liable for the item: The builder has failed to ensure

Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should



Address REP



Item No




the direct stick wall linings were installed in order to be in compliance with Appendix H of AS/NZS 2589.1-1997, which details the required preparation and application methodologies.

53. Unit 32-57 Description: Vertical cracking measured at less than 1mm in width, but with stepping in the surface plane greater than 1mm, is evident to the wall sheeting to southern elevation side of the main hall on the northern side of the return corner to the entrance hall. The cracking is from floor to ceiling and is set back approximately 30mm from the corner, which would be in line with the outsides edge of the metal corner reinforcing strip.

Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement

AS 3700-2001 Masonry Structures Section 2 Performance Requirements for Design Sub-Section 2.5 Serviceability, Strength and Stability Part 2.5.2 Design for Serviceability Paragraph 2.5.2.1 Differential Movements “A masonry member or structure shall be designed to allow movements to be controlled or isolated so that damage to the masonry, the building and its components is avoided and the structural and other requirements are satisfied.”


• Rake out the corner joint line prior to re-setting and leaving ready for painting.



Address REP



Item No




between the concrete (will shrink) and masonry (will expand) members.

Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result.



Unit 11-59

54. Description: The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing.

AS/NZS 2589.1-1997 Gypsum Linings in Residential and Light Commercial Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General This Appendix provides a means of lining a dry masonry wall with plasterboard. This system

Allow to carry out the following works: • Remove the failed wall

sheets. • Clean down the base



No photo

Address REP



Item No




The linings to the following wall areas were found not to be soundly fixed to the base masonry wall: • Bed 1, northern elevation; • Bed 2, western elevation. The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm. Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been caused by one of the two following possible causes: • The base masonry wall was

not cleaned down of all dust and loose particles prior to the application of the

should not be used on masonry surfaces that are wet or may become wet during service The internal masonry surface shall be dry. It shall be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet. Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should






Address REP



Item No




plasterboard which has then affected the ability of the glue to form a suitable and long term bond; or



55. Unit 11-59 Description:

Building Code of Australia Part F1 Damp and Weatherproofing Section FP1.3


• Remove and replace

Address REP



Item No




Water was seen to be lying on the balcony tiles to a depth of up to 1.5mm areas extending approximately 600mm away from the two floor wastes. This water was in position as it occurred due to recent rainfall so had been there for at least 10 minutes without draining away. This will create a dirty area on the balcony and may also result in slippery conditions forming due to the laying water. Cause: The balcony tiles were not laid with sufficient falls to ensure that the surface water was directed towards and into the drainage point. Reason for builder being considered liable for the item: The builder has failed to ensure the balcony tiling, which forms the first part of the surface water drainage system, was set

“A drainage system for the disposal of surface water must: (a) convey surface water to an appropriate outfall;


sufficient floor tiles while carrying out height modifications to the floor waste to ensure that the tiles will drain freely to the floor waste.

• Ensure that all replacement materials match the original for specification and finish.



Address REP



Item No




with the falls required in order to be in compliance with the BCA, Part F1, Section FP1.3.

Unit 12-59

56. Description: The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing. The linings to the following wall areas were found not to be soundly fixed to the base masonry wall: • Bed 1, northern elevation; • Bed 2, western elevation; • Bed 3, western elevation. The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm. I am instructed by the unit owner that the builder has twice carried out repairs to the walls

AS/NZS 2589.1-1997 Gypsum Linings in Residential and Light Commercial Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General This Appendix provides a means of lining a dry masonry wall with plasterboard. This system should not be used on masonry surfaces that are wet or may become wet during service The internal masonry surface shall be dry. It shall be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet. Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets

Allow to carry out the following works: • Remove the failed wall sheets

including previously repaired walls.






No Photo

Address REP



Item No




which included core hole drilling, injecting glue, plugging the core hole and re-setting. The positioning of the plugs are still evident to the following walls: • Bed 1, southern elevation; • Bed 2, western elevation. Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been caused by one of the two following possible causes: • The base masonry wall was


• The glue used may have been faulty or was allowed to partially dry and form a skin prior to the plasterboard sheet being fixed (pressed home). This would affect the ability of

Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should



Address REP



Item No




the glue to form a suitable and long term bond.


57. Unit 12-59 Description: Vertical cracking measured at less than 1mm in width, but with stepping in the surface plane greater than 1mm, is evident to the wall sheeting to the eastern side of the bedroom 2 northern elevation window. The cracking for the height of the window is set back approximately 30mm from the corner which would be in-line

AS 3700-2001 Masonry Structures Section 2 Performance Requirements for Design Sub-Section 2.5 Serviceability, Strength and Stability Part 2.5.2 Design for Serviceability Paragraph 2.5.2.1 Differential Movements “A masonry member or structure shall be designed to allow movements to be controlled or isolated so that damage to the masonry, the building and its components is avoided and the structural and other requirements are satisfied.”


• Rake out the corner joint line prior to re-setting and leaving ready for painting.



Address REP



Item No




with the outsides edge of the metal corner reinforcing strip. Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will expand) members. Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result. Reason for builder being considered liable for the item: The builder has failed to construct and detail the masonry finishes within the building in order to be in compliance with Section 2 of AS 3700-2001, Sub-Section 2.5, Part 2.5.2, which calls for the building movements to be controlled or isolated to avoid damage being caused.

Address REP



Item No




Unit 21-59

Access arrangements with the unit occupant/owner were unable to be made for any of the allotted inspection days. The unit was therefore unable to be inspected.

N/A N/A N/A

Unit 22-59


N/A N/A N/A


Unit 11-61

58. Description: A milky appearing half round mark is evident to the base of the glass panel within the lounge to balcony sliding door.

The marking appears similar to that experienced when moisture gets into the plasticised sheet within the middle of laminated glass.





• Remove and replace the damaged glass sheet.



Address REP



Item No




The glass panel was checked and no markings were evident to identify the type of glass used, however both sides of the glass were scrubbed with no effect to the mark indicating it is within the glass.

Cause: I am unable to determine the precise cause of the mark without definitive information in regards to the glass type used in the door, however it is considered the stain is moisture entering around the plasticised sheet within the middle of laminated glass due to a failure/defect within the manufacturing process. I am instructed by the unit owner that she noticed this mark soon after handover. Reason for builder being considered liable for the item: The builder has failed to ensure the glass was supplied so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.




Unit 12-61

Address REP



Item No





N/A N/A N/A

Unit 21-61

59. Description: Two of the set ceiling sheet joints within the main hall area, adjacent to the kitchen, are visually pronounced with the appearance of peaking. The two joints are clearly evident in both natural and artificial light conditions. The remainder of the ceiling sheet joints to the open plan kitchen/lounge area are all of an acceptable quality. Cause: I am unable to determine the precise cause of the peaking as it could be due to poor workmanship or movement within the building. Reason for builder being considered liable for the








• Rake out and re-set the two peaked sheet joints.



No photo

Address REP



Item No




item: The builder has failed to ensure the ceiling sheets were jointed and finished so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

Unit 22-61


N/A N/A N/A


Unit 11-63


N/A N/A N/A

Unit 12-63

60. Description: AS/NZS 2589.1-1997 Gypsum Linings in Allow to carry out the following No photo

Address REP



Item No




The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing. The linings to the following wall areas were found not to be soundly fixed to the base masonry wall: • Bed 1, southern elevation. The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm. Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been

Residential and Light Commercial Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General This Appendix provides a means of lining a dry masonry wall with plasterboard. This system should not be used on masonry surfaces that are wet or may become wet during service The internal masonry surface shall be dry. It shall be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet. Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should


(b) the installation and final positioning of the sheet should be done while the masonry adhesive maintains its working properties.

works:

• Remove the failed wall sheets • Clean down the base






Address REP



Item No








Do not use masonry adhesive after setting or hardening has commenced

Unit 21-63

No claimable defects or N/A N/A N/A

Address REP



Item No




breaches considered to be the responsibility of the original builder were observed to this unit at the time of my inspection.

Unit 22-63

Access arrangements with the unit occupant/owner had been arranged for 1.00pm on the 31/05/10, however the owners were not present at the allotted time to provide access. Telephone conversations were held with the owner, however he was unable to leave work and his wife was meant to be present in the unit. The unit was therefore unable to be inspected.

N/A N/A N/A


Unit 11-67

61. Description: A single concrete nail is evident providing partial fixing to the carpet at the entrance to the bedroom 1 ensuite.


a proper and workmanlike manner and in


• Remove the nail through the carpet.

• Punch home the protruding nails within the smooth edge.

Address REP



Item No




Three further nails are positioned to the smooth edge carpet gripper to the northern side of the door. These nails have not been hit home and as such the carpet formed a bulging effect. Cause: Other than speculation, I am unable to determine as to why the nails were used and left the way they were. Reason for builder being considered liable for the item: The builder has failed to ensure the carpet, including all smooth edge grippers, were installed so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

accordance with the plans and specifications set out in the contract;





• Re-fix carpet. • Make good any original



Unit 12-67


Address REP



Item No





Unit 13-67

62. Description: Vertical cracking up to 1.4mm in width is evident to the rear eastern elevation concrete block wall of the garage. The cracking is limited to running up the line of the perpend end joints and bed joints to form a zig-zag pattern. There is no cracking within any of the concrete blocks. Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will expand) members. Without adequate precautions such as functioning slip and



• Carefully grind out the cracked sections of mortar joints.

• Re-point the mortar joints. • Remove all excessive mortar

smearing from the repaired wall section.



Address REP



Item No




control joints, uncontrolled cracking will be the result. Reason for builder being considered liable for the item: The builder has failed to construct and detail the masonry finishes within the building in order to be in compliance with Section 2 of AS 3700-2001, Sub-Section 2.5, Part 2.5.2, which calls for the building movements to be controlled or isolated to avoid damage being caused.

Unit 14-67


N/A N/A N/A

Unit 21-67

63. Description: Old water staining was evident to the ceiling of bedroom 1.

Building Code of Australia Part F1 Damp and Weatherproofing Paragraph FF1.3


• Patch paint the area of staining to the bedroom 1

Address REP



Item No




The area of staining was checked with the moisture meter and the readings obtained were uniform with the remainder of the ceiling area being approximately 12%, which is dry. I am instructed by the unit occupant that they have been in residence for the past three years and in that time they have never seen the stain grow and/or change shape. In view of the above, it is considered the cause of the leak has been addressed, however the resultant damage is yet to be corrected. Cause: As the leak is no longer current an actual cause is unable to be determined, however it is considered to have been caused by an overflow/leak from the unit above wet area.

Reason for builder being considered liable for the item: The builder has failed to have the upper level unit’s wet areas constructed so as to be in

“A building is to be constructed to avoid the likelihood of the: (a) creation of unhealthy or dangerous

conditions; and (b) damage to building elements. Caused by dampness or water overflow from bathrooms, laundries and the like.”

ceiling prior to re-painting the entire ceiling from shadow line to shadow line.

• Make good any new and original surface finishes affected by the remedial works.


Address REP



Item No




compliance with the BCA, Part F1, Paragraph FF1.3, which calls for them to be constructed so as to prevent damage caused by moisture escaping.

Unit 22-67


N/A N/A N/A

Unit 31-67


N/A N/A N/A

Unit 32-67

64. Description: A vertical steel reinforcing bar is evident/exposed to the south western corner of the lounge balcony coming up through the overflow drainage opening. It is noted that the floor tile has been cut around the bar. The steel is showing signs of corrosion which will in time lead

AS 3600-1994 Concrete structures Section 4 Design for Durability Part 4.10 Requirements for cover to reinforcing steel and tendons Paragraph 4.10.3.1 “For corrosion protection cover shall not be less than the appropriate value given in clause 4.10.3.2 to 4.10.3.5.” The above mentioned clauses all refer to the cover listings given in tables 4.10.3.2 and


• Cut/grind back the exposed section of steel to a minimum of 15mm below the surface level of the concrete.

• Treat the top of the steel with a zinc rich primer.

• Fill the hole with a polymer modified sand cement mix with a waterproof additive.

• Supply and fit a replacement

Address REP



Item No




to spalling. Cause: The steel was incorrectly placed initially which has resulted in it not achieving concrete cover. Reason for builder being considered liable for the item: The builder has failed to have the reinforcing steel installed so as to be in compliance with AS 3600-1994, Section 4, Part 4.10, Paragraph 4.10.3.1, which calls for a minimum 15mm of concrete coverage for all steel reinforcement.

4.10.3.4. The minimum coverage noted within each of these tables is 15mm.

floor tile. • Make good any original



Unit 33-67


N/A N/A N/A

Unit 34-67


N/A N/A N/A

Address REP



Item No




unit at the time of my inspection.

Unit 41-67

65. Description: The southern side architrave to the hall side of the main bathroom door frame has become detached from the bottom 500mm. The architrave has developed a crack/gap between it and the door jamb/wall lining due to the lack of adequate fixing. Cause: Other than speculation, I am unable to determine as to why the architrave was not soundly fixed into position originally. Reason for builder being considered liable for the item: The builder has failed to ensure the architrave was installed so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.








• Supply and install additional fixings into the architrave.



Address REP



Item No




66. Unit 41-67 Description: A crack has developed to one of the four entry door threshold tiles. The affected tile is butting up to the door jamb and the crack is ranging out from the internal cut corner allowing for the jamb. There is no evidence of any form of impact damage to the tile which may have caused the cracking. A flexible sealant is in place between the tile edge and the steel door jamb, however it is unknown if the sealant is providing full separation or if








• Cut out and replace the damaged threshold tile.

• Ensure the new tile is fully isolated from the adjoining jamb.



Address REP



Item No




some of the tile adhesive has come up between the jamb and tile Cause: Without further destructive exploratory works a precise cause is unable to be determined, however it is most likely the tile has not been fully isolated from movements within the main frame of the building and as a result cracking has commenced at the cut corner which represents a “weak” point in respect of the tiles tensional strength. Reason for builder being considered liable for the item: The builder has failed to ensure the threshold tiles were installed correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

Address REP



Item No




Unit 42-67

67. Description: The tape to the lower horizontal set joint of a “blue board” lined wing wall on the balcony area, directly adjacent to the bedroom 1 access door, has failed and come away exposing the sheet joint line. Cause: As the tape has been fully removed, I am at this point of time unable to determine the precise cause of the failure, however it was noted that the tape appears to have come away from the wall sheets due to there being little or no bonding between it and the sheet. Reason for builder being considered liable for the item: The builder has failed to ensure the set joints were completed correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.








• Rake out, re-tape and re-set the failed joint.

• Seal and patch paint prior to re-painting the affected wall section from shadow line to shadow line.



Address REP



Item No




Unit 43-67


N/A N/A N/A

Unit 44-67

68. Description: Water was seen to be lying on the balcony tiles in the south western corner area to a depth of up to 5mm. This water was still evident in excess of 10 minutes after it was initially tested. This will create a dirty area on the balcony and may also result in slippery conditions forming due to the laying water. Cause: The balcony tiles were not laid with sufficient falls to ensure that the surface water was directed towards and into the drainage point. It should be noted that large section tiles can be split around the waste in order to ensure




• Remove and replace sufficient floor tiles while carrying out height modifications to the floor waste to ensure that the tiles will drain freely to the floor waste.


• The existing waterproof

membrane system is to be checked, repaired where necessary and certified prior to the replacement tiles being laid.


Address REP



Item No




falls are achieved. Reason for builder being considered liable for the item: The builder has failed to ensure the balcony tiling, which forms the first part of the surface water drainage system, was set with the falls required in order to be in compliance with the BCA, Part F1, Section FP1.3.


Unit 51-67


N/A N/A N/A

Unit 52-67


N/A N/A N/A

Unit 54-67

Address REP



Item No




69. Description: A dark mark is evident within the middle area of the bathroom wall mounted mirror. Close inspection of the mark showed it to be within the mirror itself and not to the outside face of the glass. I am instructed by the unit owner that the mark was there at handover and they had informed the builder of the issue, however it is yet to be addressed. Cause: Without the mirror being removed, I am unable at this point of time to determine a cause, however it is possible there is either a flaw with the mirror silvering or it was damaged prior to installation. Reason for builder being considered liable for the item: The builder has failed to ensure the mirror was supplied and installed without optical defects so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.








• Remove and replace the flawed mirror.



Address REP



Item No





Unit 11-71


N/A N/A N/A

Unit 12-71

70. Description: The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing. The linings to the following wall areas were found not to be soundly fixed to the base masonry wall: • Bed 2, western elevation; • Lounge, western elevation; • Kitchen, western elevation. The linings when pushed were

AS/NZS 2589.1-1997 Gypsum Linings in Residential and Light Commercial Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General This Appendix provides a means of lining a dry masonry wall with plasterboard. This system should not be used on masonry surfaces that are wet or may become wet during service The internal masonry surface shall be dry. It shall be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet.








No photo

Address REP



Item No




felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm. Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been caused by one of the two following possible causes: • The base masonry wall was



Reason for builder being

Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should



Address REP



Item No




considered liable for the item: The builder has failed to ensure the direct stick wall linings were installed in order to be in compliance with Appendix H of AS/NZS 2589.1-1997, which details the required preparation and application methodologies.

Unit 21-71

71. Description: Water was seen to be lying on the balcony tiles in the north western corner area outside of the kitchen access door to a depth of up to 4mm. This water was still evident in excess of 10 minutes after it was initially tested. This will create a dirty area on the balcony and may also result in slippery conditions forming due to the laying water. Cause: The balcony tiles were not laid with sufficient falls to ensure that the surface water was directed towards and into the drainage point.



Allow to carry out the following works: • Remove and replace

sufficient floor tiles while carrying out height modifications to the floor waste to ensure that the tiles will drain freely to the floor waste.


• The existing waterproof membrane system is to be checked, repaired where necessary and certified prior to the replacement tiles being laid.



Address REP



Item No




It should be noted that large section tiles can be split around the waste in order to ensure falls are achieved. Reason for builder being considered liable for the item: The builder has failed to ensure the balcony tiling, which forms the first part of the surface water drainage system, was set with the falls required in order to be in compliance with the BCA, Part F1, Section FP1.3.

72. Unit 21-71

Description: The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing.







No photo

Address REP



Item No




The linings to the following wall areas were found not to be soundly fixed to the base masonry wall:

• Bed 2, northern elevation; • Bed 3, northern elevation.

The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm.

Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been caused by one of the two following possible causes: • The base masonry wall was


• The glue used may have been faulty or was allowed



(b) the installation and final positioning of the

sheet should be done while the masonry adhesive maintains its working properties. Do not use masonry adhesive after setting or hardening has commenced



Address REP



Item No




to partially dry and form a skin prior to the plasterboard sheet being fixed (pressed home). This would affect the ability of the glue to form a suitable and long term bond.


Unit 22-71

73. Description: The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing.

AS/NZS 2589.1-1997 Gypsum Linings in Residential and Light Commercial Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General This Appendix provides a means of lining a dry masonry wall with plasterboard. This system





painting.

Address REP



Item No




The linings to the following wall areas were found not to be soundly fixed to the base masonry wall: • Bed 3, eastern elevation. The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm. I am instructed by the unit owner that the builder has previously carried out repairs to other walls which included core hole drilling, injecting glue, plugging the core hole and re-setting. Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been caused by one of the two following possible causes: • The base masonry wall was

should not be used on masonry surfaces that are wet or may become wet during service The internal masonry surface shall be dry. It shall be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet. Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should





Address REP



Item No







Address REP



Item No




Unit 31-71

Access arrangements with the unit occupant/owner were unable to be made for any of the allotted inspection days. The unit was therefore unable to be inspected.

N/A N/A N/A

Unit 32-71


N/A N/A N/A


Unit 11-73

74. Description: The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at

AS/NZS 2589.1-1997 Gypsum Linings in Residential and Light Commercial Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General




• Supply and fix new

No photo

Address REP



Item No




450mm centres to provide the mechanical fixing. The linings to the following wall areas were found not to be soundly fixed to the base masonry wall: • Bed 1, northern elevation; • Bed 3, eastern elevation; • Bed 3, western elevation. The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm. Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been caused by one of the two following possible causes: • The base masonry wall was

not cleaned down of all dust

This Appendix provides a means of lining a dry masonry wall with plasterboard. This system should not be used on masonry surfaces that are wet or may become wet during service The internal masonry surface shall be dry. It shall be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet. Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should







Address REP



Item No




and loose particles prior to the application of the plasterboard which has then affected the ability of the glue to form a suitable and long term bond; or



Address REP



Item No




Unit 12-73

75. Description: Gaps of up to 1.6mm are evident between individual parquetry sections within the front entry area. There is no evidence of any form of water entry and/or mechanical damage to the parquetry. The boards when checked were all found to still be well adhered to the base concrete floor. Cause: At this point of time I am unable to determine a precise cause of the gaps, however it is considered it is most likely an issue with the laying. Reason for builder being considered liable for the item: The builder has failed to ensure the parquetry was supplied and installed with tight joint lines so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.








• Remove and replace the affected areas of parquetry.



Address REP



Item No




76. Unit 12-73

Description: The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing.

The linings to the following wall areas were found not to be soundly fixed to the base masonry wall:

• Bed 1, southern elevation; • Bed 3, western elevation.

The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm.

Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this

AS/NZS 2589.1-1997 Gypsum Linings in Residential and Light Commercial Construction – Application and Finishing Appendix H, Fixing Gypsum Plasterboard Over Masonry Sub-Section H1, General This Appendix provides a means of lining a dry masonry wall with plasterboard. This system should not be used on masonry surfaces that are wet or may become wet during service The internal masonry surface shall be dry. It shall be free of efflorescence, dust, oil, flaking paint, release agents, or any other material that could impair the bonding of the adhesive. Daubs of masonry adhesive shall be applied to the wall surface or to the back of the sheets except for applications over Autoclaved Aerated Concrete (A.A.C) where the daubs shall only be applied to the back of the plasterboard sheet. Hold sheets in position by shoring or by masonry nails through the edge of the board until the adhesive sets Note: As masonry/cement adhesive is a setting type material, mix only sufficient quantity so that- (a) the wall area treated at any time should









No photo

Address REP



Item No




point of time, however it is considered to have been caused by one of the two following possible causes: • The base masonry wall was






77. Unit 12-73 Home Building Act 1989 Allow to carry out the following

Address REP



Item No




Description: The facing to the plasterboard wall sheeting is blistering to the section of sheet at the bottom corner of the bedroom 2 eastern side window. The cardboard facing to the sheet is found to have delaminated from the backing for an area of approximately 100mm around the window corner creating a visual defect. Cause: Without carrying out destructing exploratory works, I am unable to accurately determine a precise cause at this period of time, however it is considered the damage occurred during the sheet installation. Reason for builder being considered liable for the item: The builder has failed to ensure the wall sheets were completed correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

Section 18B Warranties as to Residential Work Paragraphs A, B & C (a) a warranty that the work will be performed in






works:

• Cut out and re-set the delaminated section of plasterboard facing.

• Seal and patch paint prior to re-painting the affected wall section from shadow line to shadow line.



Unit 21-73

Address REP



Item No





N/A N/A N/A

Unit 22-73

78. Description: Horizontal cracking measured at less than 1mm in width, but with stepping in the surface plane greater than 1mm, is evident to the wall sheeting to the northern elevation wall of the stairs leading to the upper level. Cause: The cracking is a result of this section of wall being unable to accommodate the movement experienced within the main structure of the building due to the different rates of movement between the concrete (will shrink) and masonry (will expand) members.



• Rake out the joint line prior to re-setting and leaving ready for painting.



Address REP



Item No




Without adequate precautions such as functioning slip and control joints, uncontrolled cracking will be the result. Reason for builder being considered liable for the item: The builder has failed to construct and detail the masonry finishes within the building in order to be in compliance with Section 2 of AS 3700-2001, Sub-Section 2.5, Part 2.5.2, which calls for the building movements to be controlled or isolated to avoid damage being caused.

79. Unit 22-73 Description: The plasterboard wall linings within the unit have been affixed to base masonry walls (internal and perimeter) via a direct stick method which relies on daubs of adhesive spaced at 450mm centres to provide the mechanical fixing.







No photo

Address REP



Item No




The linings to the following wall areas were found not to be soundly fixed to the base masonry wall: • Bed 2, western elevation; • Bed 2, eastern elevation; • Bed 3, western wall; • Bed 3, eastern wall; • Lounge, western wall. The linings when pushed were felt and seen to bounce onto and off the base masonry wall with the total in/out movement experienced being approximately 20mm. Cause: Without cutting an access hole within the plasterboard wall linings an exact cause is unable to accurately determined at this point of time, however it is considered to have been caused by one of the two following possible causes: • The base masonry wall was







Address REP



Item No







Address REP



Item No





Unit 11-77


N/A N/A N/A

Unit 12-77

80. Description: A water leak is evident coming from around the courtyard soffit stormwater waste pipe servicing the unit above.

The leak is bringing mineral salt laden water down the outside face of the drainage pipe dripping on to the HWD boundary fence/screen causing damage to the finish. Cause: The actual cause of the leak is unable to be determined without destructive exploratory works, however it is considered to be due poor detailing of the balcony area above waterproof membrane to pipe penetration. Reason for builder being







Address REP



Item No




considered liable for the item: The builder has failed to have the surface water drainage system installed so as to be in compliance with the BCA, Section F, Part F1, which calls for the building to be constructed so as to avoid damage by water entry.

Unit 13-77

81. Description: The hinged door to the bedroom 1 Juliette balcony has not been fitted with the required puff seal so as to effect a full and complete sealing of the door. I am instructed by the occupant that in times of wind this door has a very obvious draft. The matching door to bedroom 2 was checked and found to be fitted with the required seal. There was no evidence to suggest the seal has been removed. Cause: Other than speculation, I am








• Supply and install the missing door seal to the balcony door.



Address REP



Item No




unable to determine the cause of the missing seal other than it was not installed at the time of door manufacture. Reason for builder being considered liable for the item: The builder has failed to ensure the doors were constructed correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

Unit 21-77

82. Description: Water damage in the form of efflorescence type blistering of the painted finish is evident to the base area of the southern elevation wall to the kitchen/family room area adjacent to the courtyard sliding door.


and (b) avoid the entry of water into a building; and




Address REP



Item No




The area when checked with the moisture meter gave a reading of up to 25.8%, which is considered to be wet. The positioning of the damage was approximately 150mm up from ground level. There was no direct connection with the high moisture readings and the external wall areas. The design of the wall appeared to be allowing for a service shaft. Cause: The actual cause of the leak is unable to be determined without destructive exploratory works, however it is considered that a drainage pipe within the service shaft has developed a slight leak. Reason for builder being considered liable for the

(c) avoid water damaging the building.”


Address REP



Item No




item: The builder has failed to have the surface water drainage system installed so as to be in compliance with the BCA, Section F, Part F1, which calls for the building to be constructed so as to avoid damage by water entry.

Unit 22-77


N/A N/A N/A

Unit 23-77


N/A N/A N/A

Unit 31-77


Address REP



Item No





Unit 32-77

83. Description: The hinged balcony door to the bedroom 1 has not been fitted with a lock that has pins that come out from both the top and bottom faces of the door and into the jamb to effect locking, however the frame has not been drilled to accept the pins and as such the door cannot be locked, thus seriously compromising security for the unit. Cause: Other than speculation, I am unable to determine the cause of the missing pin bolt holes other than they were not installed at the time of door manufacture. Reason for builder being considered liable for the item:








• Mark and drill the required pin lock holes within the door frame.



Address REP



Item No




The builder has failed to ensure the doors were constructed correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

Unit 33-77


N/A N/A N/A

Unit 41-77


N/A N/A N/A

Unit 42-77

84. Description: The hinged balcony door to bedroom 2 is not fitting hard up to the frame and therefore is not sealing correctly and the bottom lock pin is not in position. In view of the above, the door




• Mark and drill the required pin lock holes within the door frame.

• Carry out all necessary adjustments to the door to ensure it closes correctly.

• Make good any original

Address REP



Item No




will not lock property and when it is closed, will not seal correctly. There was no evidence of any damage and/or signs of misuse with the door. Cause: Other than speculation, I am unable to determine the cause of the missing pin bolt other than it was not installed at the time of door manufacture. Reason for builder being considered liable for the item: The builder has failed to ensure the doors were constructed correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

(b) a warranty that all materials supplied by the holder or person will be good and suitable for the purpose for which they are used and that, unless otherwise stated in the contract, those materials will be new; and





Unit 43-77


N/A N/A N/A

Unit 51-77


Address REP



Item No





Unit 52-77

85. Description: The southern side AC supply air register to the lounge has become loose and dropped from its original ceiling position by approximately 12mm. It is now hanging down from the ceiling to the eastern side. I am instructed by the unit occupant that the builder has made past attempts to rectify. Cause: Other than speculation, I am unable to determine the cause of the downwards deflection other than poor fixing methods.

Reason for builder being considered liable for the item: The builder has failed to ensure the AC system was installed








• Carry out all works necessary in order to ensure the AC register is fixed soundly within and hard up to the ceiling line.



Address REP



Item No




correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

86. Unit 52-77

Description: The aluminium sliding door to the lounge/balcony interface has oxidation evident to the projecting downturn of the sub-sill section.

The oxidation is resulting in corrosion style degradation to the front face of the sub-sill section.

This is causing a blistering affect to the coating system employed on the door frame/sub-sill as well as general degradation through corrosion. If left unchecked, the corrosion will continue to the point where the sub-sill will be full of holes and will no longer achieve its original function. Cause: The sub-sill being in contact with the external balcony floor is allowing moisture within the tile bed to be trapped and

Building Code of Australia Section F Health and Amenity Part F1 Damp and Weatherproofing Paragraph F01, FF1.2 and FP1.4 “F01 The objective of this part is to: (a) safeguard occupants from illness or injury and

protect the building from damage caused by: (i) surface water; and (ii) external moisture entering a building; and (iii) the accumulation of internal moisture in a



elements.”


• Remove and store the sliding door unit.

• Remove and dispose of the existing damaged sub-sill.

• Supply and install a new sill flashing ensuring it is correctly detailed in with all existing flashings and fitted with a turn up along the rear face of the door frame.

• Supply and install a new replacement matching sub-sill.

• Refix door frame ensuring the base of the sub-sill has clear space between it and the external floor finish.



Address REP



Item No




therefore build up behind the rear face of the sill section. This moisture is rich in calcium hydroxide which is chemically reacting with the raw aluminium to the reverse and underside of the extrusion. This reaction takes the form of the current oxidation and degradation of the sub-sill. Reason for builder being considered liable for the item: The builder has failed to ensure the sliding door frame was installed so as to prevent the possibility of a chemical reaction between it the calcium hydroxide rich moisture within the tile bed of the balcony area.

Unit 53-77


N/A N/A N/A

Separate Entry Units

Address REP



Item No




Unit 51

87. Description: Moisture staining is evident running through the eastern elevation perimeter wall of the courtyard. The moisture staining lines up with a vertical crack through the wall. It is noted that this perimeter wall forms part of the planter-box arrangement and the water leak is limited to the one small area. An inspection of the planter box would indicate that a waterproof membrane has been installed to the inside face. Cause: It would appear that the waterproof membrane has fractured along the line of the wall crack allowing water to leach through the wall. Reason for builder being considered liable for the item:








• Excavate the area of the planterbox behind the leak area.

• Re-waterproof the planterbox wall.

• Make good any original surface finish affected as part of the original leak and remedial works.


Address REP



Item No




The builder has failed to ensure the waterproof membrane was installed correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

Unit 55


N/A N/A N/A

Unit 65


N/A N/A N/A

Unit 69

88. Description: I am instructed by the Building Manager that on or around the 22 June, 2010 the tiles within the kitchen area popped up off the floor. The photos supplied would indicate the tiles have peaked




• Remove and replace the failed tiles with matching units.



Address REP



Item No




due to tile growth and have delaminated. Cause: It is considered that the tiles have not been laid with sufficient provisions for expansion so as to prevent pressure induced delamination. Reason for builder being considered liable for the item: The builder has failed to ensure the floor tiles were installed correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

(b) a warranty that all materials supplied by the holder or person will be good and suitable for the purpose for which they are used and that, unless otherwise stated in the contract, those materials will be new; and



Building managers photos

Unit 75


N/A N/A N/A

Unit 79

89. Description: Home Building Act 1989 Allow to carry out the following

Address REP



Item No




I am instructed by the occupant that the builder returned to site and installed soffit gutters within the garage to stop leaks dripping down on to the car. The gutters have not been drained and as such if a period of prolonged rain is experienced water will overflow the gutter and down onto the car. Cause: The gutters have not been fully completed with a drainage system to prevent overflow. Reason for builder being considered liable for the item: The builder has failed to ensure the soffit gutters were installed correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.

Section 18B Warranties as to Residential Work Paragraphs A, B & C (a) a warranty that the work will be performed in






works:

• Supply and install a drainage pipe to the soffit gutters to discharge any caught water directly to ground where it won’t create a nuisance.



Address REP



Item No




90. Unit 79 Description: The downpipe to the southern elevation wall of the courtyard has a leak at the top horizontal to vertical joint resulting in drips down onto the day bed within the courtyard. Cause: The downpipe has not been fully sealed at all junctions so as to prevent water escaping. Reason for builder being considered liable for the item: The builder has failed to ensure the downpipe was installed correctly so as to be in compliance with the Home Building Act, Section 18B, Paragraphs A, B & C.








• Re-seal the joints to the down pipe.



Address REP

This document and its contents are intended for the Addressee only and contains opinions held by the Author based on

material available at the time and expressed for the purposes of consideration by the Addressee and not for general

publication without written consent. Document Control: 20100421

4. SUMMARY

4.1 The inspection has identified a variety of areas that require

remedial works. These include but are not limited to items that require immediate attention:

• No handrail servicing garage mid level eastern end stairs; • No handrail servicing garage mid level ramp to WC and cleaners

room; • No handrail servicing garage mid level western end stairs; • Soffit leak over walkway on southern side of garage 31-71; • Soffit leak over garage entrance door to building 71; • Internal water leak to building 61 corridor between Units 21 and 22

entrance doors; • No handrail servicing the building 71 stairs to entrance foyer inside

from garage level; • No handrail servicing the lower main entrance stairs for building 53; • Insufficient intermediate handrails for main entrance stairs for

building 57; • No handrail servicing the main entrance stairs for building 59; • No handrail servicing the main entrance stairs for building 61; • No handrail servicing the main entrance stairs for building 63; • No handrail servicing the lower main entrance stairs for building 67; • Insufficient intermediate handrails for main entrance stairs for

building 71; • No handrail servicing the main entrance stairs for building 73; • No handrail servicing the lower main entrance stairs for building 77; • Timber decay to central courtyard decking covered paths; • Slippery high gloss sealer applied to central courtyard decking

covered paths; • No intermediate handrails servicing eastern elevation open area

stairs to waterfront; • Soffit water leak to Unit 13-53 damaging decking boards; • Soffit water leak to Unit 14-53 within boxed section to balcony; • Soffit water leak to Unit 12-77 damaging HWD boundary

fence/screen; • Moisture entry to Unit 21-77 to eastern elevation kitchen wall; • Bedroom 1 balcony door to Unit 32-77 cannot be locked; • Kitchen tiled delaminated to Unit 69; The remainder of the defects noted, while still requiring remedial attention, are not considered to be urgent and could be carried out within a reasonable time frame.

Address REP




All of the defective items identified in the main body of this Report are considered to be legitimate defect items that demonstrate the Builder has not complied with their statutory obligations under Part 2C, Section 18B of the Home Building Act 1989 Statutory Warranties. Further defects were observed at the property but have specifically been excluded from this Report as they are items that cannot be justified (or without additional professional input) as the Builder’s responsibility. Such items are as follows:

• Craze cracking to the render wall surfaces

This is a result of environmental conditions and not due to the fault of the Builder. Craze cracks can be rectified by using premium quality paint next time the walls are painted.

• Cracks to walls/ceilings/floors/architraves/skirtings/joinery that

are less than 1mm in width (Office of Fair Trading Guide to Standards & Tolerances) Such cracking is considered to be maintenance and expected in this form of construction. Such cracks should be filled with No More Gaps or similar and painted over by the owner(s) as part of the regular maintenance and up-keep for the building.

• Painting General painting defects pertaining to the quality of the paint system, due specifically to paint performance and not alternate reasons, have been excluded from this Report. In accordance with the Office of Fair Trading Guide to Standards and Tolerances, painting is only valid as a defect for 3 years from the time of application.

• Air Conditioning & ventilation systems Problems with the air conditioning and wet area ventilation systems were noted by the unit occupants as being a reasonably common issue with the units as they either did not, only partially operated or in the case of Unit 42-77 were excessively and proven to be noisy. Due to the age of the buildings, the AC and ventilation units/motors are no longer covered by the manufacturers warranty and therefore are now the responsibility of the Owners Corporation/individual unit owners under their ongoing maintenance programme.

Address REP




• Garage ventilation I was instructed by a number of occupants that the AC units positioned within the garage areas were making some areas (northern end upper level) excessively hot in summer. If this item is to be pursued, the Owners Corporation would have to engage a ventilation and AC expert to show that the AC placement in relation to the garage design and existing ventilation systems was incorrect and would result in excessive heat build up.

• Noise transfer I was instructed by a number of occupants that they were being excessively disturbed by noise from other units and common property services within the building. If this line of complaint is to be pursued, the Owners Corporation would have to engage the services of an Acoustics Engineer to carry out tests within the individual units to determine BCA compliance.

• Cooking smell transfer

A number of occupants complained about the transfer of cooking smells from one unit to another. This may be caused by issues within the ventilation system (some motors or one way flaps not operating as originally intended) and therefore would now be the responsibility of the Owners Corporation/individual unit owners under their on going maintenance programme, however it may also be caused in some instances by a lack of full fire compartmentation between individual units which would then require the services of a Fire Services Engineer to carry out tests to determine if the fire rating between individual units has been achieved so as to be in compliance with the BCA.

4.2 Based on discussions, noted above, with a number of unit

owners/occupants, we do recommend that the Owners Corporation consider engaging the services of the following accredited professionals:

• AC & Ventilation Engineer; • Acoustics Engineer; • Fire Services Engineer.

The findings of any additional reports could be separately issued to the builder or made an annexure to this Report.

Address REP




5. CONCLUSION

5.1 The property is found to have numerous items pertaining to the subject

works that are in breach of the Building Code of Australia and its referenced Standards. There are also several breaches in relation to the contractual documentation and the Home Building Act 1989 Part 2C Section 18B:

(a) a warranty that the work will be performed in a proper and

workmanlike manner and in accordance with the plans and specifications set out in the contract,

(b) a warranty that all materials supplied by the holder or person will

be good and suitable for the purpose for which they are used and that, unless otherwise stated in the contract, those materials will be new,

(c) a warranty that the work will be done in accordance with and will

comply with, this or any other law, (d) a warranty that the work will be done with due diligence and

within the time stipulated in the contract, or if no time is stipulated, within a reasonable time,

(e) a warranty that, if the work consists of the construction of a

dwelling, the making of alterations or additions to a dwelling or the repairing, renovation, decoration or protective treatment of a dwelling, the work will result, to the extent of the work conducted, in a dwelling that is reasonably fit for occupation as a dwelling,

(f) a warranty that the work and any materials used in doing the

work will be reasonably fit for the specified purpose or result, if the person for whom the work is done expressly makes known to the holder of the licence or person required to hold a licence, or another person with express or apparent authority to enter into or vary contractual arrangements on behalf of the holder or person, the particular purpose for which the work is required or the result that the owner desires the work to achieve, so as to show that the owner relies on the holder’s or person’s skill and judgment.

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5.2 It is noted for the Builder’s understanding that all items contained in this Report are legitimate defects and that the Builder has a Statutory responsibility under Part 2C, Section 18B of the Home Building Act 1989 to return and rectify all of the items in a manner that will facilitate the correct performance of the works as defined in the contractual documentation, the Building Code of Australia and its referenced Standards.

5.3 This Report has been prepared on the basis of the information made

available to me as at the date of my Report. I reserve the right to amend the Report and the opinions expressed in light of any additional information that may be received.

6. EXPERTS STATEMENT

I have been provided with a copy of the following documents: a) Consumer, Trader & Tenancy Tribunal, Chairperson’s Directions – Expert

Witness Code of Conduct; and a) Uniform Civil Procedure Rules 2005, Schedule 7 Expert Witness Code of

Conduct. I acknowledge that I have read the aforementioned documents and agree to be bound by them.

……………………………………….. Senior Building Consultant - Mediator

CONDITIONS RELATING TO THIS REPORT

1. The Report is made in accordance with the requirements of Australian Standard 4349.1-1995 and is a

special purpose property report that reflects the requirements of the instructions provided to Integrated Building Consultancy Norwest ACN 119 674 298. This is not a pre-purchase report nor does it express any view as to the value of the Property or parts thereof being inspected.

2. This Report and all its content are prepared for the exclusive use of the Addressee and may not be used

for any other purpose than its stated intention with the exception of its distribution to any party in litigation to which this Report may have reference. No responsibility will be accepted for its content in respect of Third Parties.

3. This Report will remain the property of Integrated Building Consultancy Norwest ACN 119 674 298 and may not

be used by the Addressee for any purpose whatsoever until full payment is made. Non compliance with this condition forms a substantial breach in the terms of the agreement between the Addressee and Integrated Building Consultancy Norwest ACN 119 674 298.

4. This Report may not necessarily be suitable for presentation in litigation and other Court or Tribunal

actions as a report with a different structure, ie, a Scott Schedule, may be required by direction of the adjudicative body.

5. Unless otherwise stated:

(a) no soil etc. has been excavated; (b) no plants or trees have been removed; (c) no fixtures, fittings, cladding or lining materials have been removed; (d) no items of furniture or chattels have been moved; (e) no enquiries of Councils or Authorities or persons have been made for the purpose of

inspecting the Building and providing this Report. 6. This Report does not include:

(a) faults in inaccessible parts of the Building; (b) faults not apparent on visual inspection; (c) faults apparent only in different weather or environmental conditions; (d) faults resulting from different use of the Building’s intended use; (e) minor faults (e.g. hairline plaster cracks, jamming doors, window and catches etc.).

7. Asbestos Disclaimer: “No inspection for asbestos was carried out at the property and no report on the presence or absence of asbestos is provided. If during the course of the Inspection asbestos or materials containing asbestos happened to be noticed then this may be noted in the general remarks section of the Report. Buildings built prior to 1982 may have all and/or ceiling sheeting and other products including roof sheeting that contains asbestos. Even buildings built after this date up until the early 1990 may contain some asbestos. Sheeting should be fully sealed. If concerned or if the building was built prior to 1990 you should seek advice from a qualified asbestos removal expert as to the amount and importance of the asbestos present and the cost of sealing or removal. If asbestos is noted as present within the property then you should seek advice from a qualified asbestos removal expert as to the amount and importance of the asbestos present and the cost of sealing or of removal. Drilling, cutting or removing sheeting or products containing asbestos is a high risk to peoples’ health. You should seek advice from a qualified asbestos removal expert.”

8. Expert Witness Estimating Disclaimer: Any estimates provided in this Report are merely opinions of

possible costs that could be encountered, based on the knowledge and experience of the consultant. The estimates are NOT a guarantee or quotation for work to be carried out. The actual cost is ultimately dependent upon the materials used, standard of finish required and what a contractor is prepared to do the work for. It is recommended in ALL instances that multiple independent quotes are sourced prior to any work being carried out. The consultant accepts no liability for any estimates provided throughout this Report.

9. Professional Indemnity Insurance: Integrated Building Consultancy Norwest ACN 119 674 298 holds current

professional indemnity insurance. This insurance is limited to a maximum of $1million per event. It is a condition on engagement of Integrated Building Consultancy Norwest ACN 119 674 298 that any claim on the professional indemnity insurance will be limited to a maximum of $1million.

APPENDIX A

GLOSSARY OF BUILDING TERMS

GLOSSARY OF BUILDING TERMS

Accessway A continuous accessible path of travel to or within a building suitable for people with disabilities as defined in AS 1428.1

Aggregate Fine stones or pebbles used to provide the body of a concrete mix. It can also be used loosely as a form of dry textured paving.

Agricultural Drain A drain constructed with slotted or perforated pipes to collect and discharge ground water, normally to a Council stormwater system.

Alcove A small recess off a room generally defined by an archway without a closing door.

Alkali-silica reaction (deterioration of concrete)

The reaction between alkali hydraoxides of sodium and potassium and certain siliceous constituents that may be present in concreting aggregates is termed alkali-silica reaction (ASR). The reaction can be viewed simplistically as similar to the etching of glass by strong hydroxide solutions. The product of ASR is a sodium-rich silicate gel which imbibes water, with a consequent increase in volume. The expanding gel is either accommodated in the pores of concrete, or exerts so much pressure that cracking occurs.

Alteration In relation to a building, includes an addition or extension to a building.

Alternative Solution

A Building Solution which complies with the Performance Requirements other than by reason of satisfying the Deemed-to-Satisfy Provisions of the Building Code of Australia Volume 1 and 2.

Anchor Bolts Bolts to secure a wooden sill to a concrete or masonry floor, foundation, or wall.

Antioxidant An additive which prevents the oxidisation of a material, usually its finish surface.

Arch Bar A steel bar, usually a lintel bar and galvanised, which supports the brickwork over an opening.

Architrave Dressed timber placed around openings to doors and windows (internally).

Atrium A space within a building that connects 2 or more storeys, and-

(a) is wholly or substantially enclosed at the top by a floor or roof (including a glazed roof structure); and

(b) includes any adjacent part of the building not separated by an appropriate barrier to fire; but

(c) does not include a stairwell, rampwell or the space within a shaft.

Attic An occupiable space located within the roof void.

Auger (a) A woodworking tool for drilling holes in wood and is often describing the large bored holes for bolts in heritage buildings using massive timber structure which are often redeveloped as residential properties.

(b) Drill attached to large mechanical drill on rigs for boring pier holes in footings for buildings.

Australian Standard

A voluntary national standard code or specification prepared under the auspices of Standards Australia (SA). Australian Standards, are mandatory when referred to in building regulations, and are enforceable in contracts when called up in contract documents.

Awning (a) An external cover generally to trafficable spaces which is supported from the walls of the building but without specific external containment.

(b) Cover over windows to protect from elements.

Back fill (a) The filling placed against a structure following excavation to restore natural levels and is often specifically utilised against retaining walls or in areas where footings have been excavated.

(b) Backfill excavations eg plumbing trenches.

Balcony An extension of internal residential spaces elevated above ground and external to the residential space, generally contained by a balustrade and opening off living rooms and bedrooms.

Balusters Small timber or metal vertical spindles or members, fastened between a bottom and top rail of a balustrade.

Balustrade Railing fixed to stair treads, landing, balcony or bridge to prevent fall.

Batt The description of elements used within cavities particularly associated with brick veneer construction to provide insulation either for acoustic, temperature control or fire resistant purposes.

Bearing Wall A wall that supports any vertical load (eg struts) in addition to its own weight.

Bench mark The mark produced by a surveyor when setting out a property and generally refers to the main datum point, although it can also refer to any other specific identifiable survey points within the property.

Blind-Nailing Nailing in such a way that the nailheads are not visible on the face of the work (nailed into the tongue of floor boards).

Board(s) – Floor boards

Timber boards used as flooring and nailed to floor joints, usually tongued and grooved for strength and draught resistance.

Brace A member usually a diagonal which resists lateral forces and/or movements of a framed structure.

Brick bond(s) The pattern formed by the exposed facet of masonry units.

Brick bonds – Colonial bond

Three courses of stretchers, followed by one course of headers, in a double thickness wall.

Brick bonds – English bond

A masonry bond with alternate courses of headers and stretchers in a double thickness wall. Also known as Dutch Bond.

Brick bonds – Stretcher bond

A full bond of stretchers. First course laid end to end, the next course laid end to end but starting half into the brick below.

Brick veneer The use of bricks as a final finish rather than a structural element particularly common in contemporary residential properties as a cost saving method where the main structure of the residence is a timber frame but has the appearance of a masonry structure, externally.

Building Code of Australia

A set of national requirements for the use in the design, construction, alternation or demolition of buildings, setting out procedures, acceptable methods or material and minimum or maximum values. Each state has its own variations to the national document.

Canopy A cover to an open structure often in the form of a fabric, but it can also be a normal roof over some form of outbuilding or attachment to the main structure.

English bond

Colonial bond

Common bond

Flemish bond

Double Brick Walls

Single Brick Walls

Stack bond

Stretcher bond (running bond) Cavity wall

Brick Paving

Running paving

Herringbone paving (on flat)

Basketweave paving

Cantilever A structure which is supported on one side only and projects outward, beyond the main form of the building usually in the form of a balcony or a masonry or concrete roof projection or timber decks.

Carpark A building that is used for the parking of motor vehicles but is neither a private garage nor used for the servicing of vehicles, other than washing, cleaning or polishing.

Caulking Filling the gaps which often appear at the interface of materials, particularly in areas that require complete sealant as in fire barriers and areas where conditioned air is supplied between expansion and control joints.

Cement mortar A mixture of sand, cement and water to varying degrees to provide a material upon which to bed and bond masonry elements.

Certificate of Accreditation

A certificate issued by a State or Territory accreditation authority stating that the properties and performance of a building material or method of construction or design fulfil specific requirements of the Housing Provisions.

Certificate of Conformity

A certificate issued under the ABCB scheme for products and systems certification stating that the properties and performance of a building material or method of construction or design fulfills specific requirements of the Housing Provision.

Chase A groove or small trench cut into the surface finish, usually masonry for the location of services conduits.

Chloride ions (deterioration of concrete)

Chloride ions can initiate steel reinforcement corrosion even at high alkalinities. These ions enter concrete from three primary sources, ie, from contact with saline or underground waters, salt sprays as in marine environments and solutions containing de-icing salts, and contaminated mixing waters or admixtures.

Cistern A container of water for periodic use and is more often associated with that providing the flushing water for a w.c.

Column A vertical structure that normally supports a beam, flooring or element. The columns are normally of a structural nature and can be of steel, timber or reinforced concrete.

Common brick The ordinary bricks produced by a brick kiln without any specific finish or colour to the face of the brick, and are generally used for walls, interior or exterior, which are liable to be rendered.

Common wall A wall that is common to adjoining buildings

Concrete cancer (refer to spalling concrete)

Journalistic term with no precise technical meaning, however commonly used to describe concrete that is delaminating due to rusting of internal structural steel through attack of chloride ions and/or alkali hydroxides.

Condensation Moisture which forms from within the atmosphere on cold surfaces coming in contact with warmer air.

Conduit A tubular element which provides a route for the transmission of materials and services associated generally with construction in the form of gas, water, electricity and communication lines.

Construction – Brick veneer construction

A method of construction in which a single leaf non-load bearing wall of brickwork is tied to a timber or metal framed load-bearing structure to form the external enclosure.

Construction - Full brick construction/ Cavity brick construction

A method of construction in which external or internal brick walls support the roof and ceiling structure. The external wall is generally made of two brick leafs with a cavity between them.

Construction – Metal framed construction

Construction in which the structural members are of metal or depend on metal frame support.

Construction – Slab-on-ground construction

A construction in which a concrete slab with rebated thickened edges is placed on the ground and provides the base and floor structure for the building.

Construction – Timber framed construction

Construction in which the structural members are of timber or depend on a timber frame for support.

Contour Lines Lines which show a constant level relative to the datum point on the site and are generally at regular intervals, usually one metre, to indicate the general lie of the terrain.

Contract An agreement entered into between two or more parties whereby legal obligations are created. In a building contract, one or more parties agree to perform specified services for the other party or parties for a specified consideration.

Control joint A joint which facilitates the control of movement within the structure and thereby controls the potential cracking by allowing for movement either from expansion, settlement or other forces and is generally applied to rigid material surfaces such as masonry.

Coping A capping at the top of a masonry or brick wall which provides a final finish and protection.

Corbel A means of projecting masonry/bricks from the wall surface outwards by gradually building modesty cantilevered layers of bricks.

Corner Bead A strip of formed iron, sometimes combined with a strip of metal lath, placed on the corners before plastering, to reinforce them. Also, a strip of wood finish three-quarters-round or angular placed over a plastered corner for protection.

Corner Braces Diagonal brackets let into studs to reinforce corners of frame structures.

Cornice A decorative element made up of moulded plaster or gypsum usually placed at or near the top of interior wall, against the ceiling.

Counterflashing A flashing usually used on chimneys at the roof-line to cover shingle flashing and to prevent moisture entry.

Curtain wall A non-loadbearing external wall that is not a panel wall.

Damp-proof course (DPC)

A continuous layer of an impervious material placed in a masonry wall or between a floor and wall to prevent the upward migration of moisture.

Datum The point established by a building surveyor from which all relative levels are derived on a site when preparing the general layout of a building.

Drain A line of pipes, channels or culverts normally constructed at or below ground level to carry away sewerage, stormwater, surface water, or ground water by gravity.

Drip Mould Drip Groove

A mould which facilities water cascading down an external surface to drip free from the vertical surfaces below.

Drywall A form of internal finishing, usually plaster, which is applied as dry elements, such as plasterboard over render.

Easement An area on a site where building structures are prohibited and this is usually associated with drainage lines or floodways, however it can also be part of a right of way or vehicular access.

Eaves The margin or lower part of a roof projecting over the wall.

Effective height The height to the floor of the topmost storey (excluding the topmost storey if it contains only heating, ventilating, lift or other equipment, water tanks or similar service units) from the floor of the lowest storey providing direct egress to a road or open space.

Enamel A form of paint finish which dries with a very hard glossy finished surface.

Encroachment Situation where a building goes beyond the defined legal lines of location either across a boundary or approaching within the limit allowed by the authorities to a boundary.

Evacuation route The continuous path of travel (including exits, public corridors and the like) from any part of a building, including within a sole-occupancy unit in a Class 2 or 3 building or Class 4 part, to a safe place.

Exit (a) any, or any combination of the following if they provide egress to a road or open space-

(i) an internal or external stairway. (ii) a ramp (iii) a fire-isolated passageway (iv) a doorway opening to a road or open space.

(b) a horizontal exit or a fire-isolated passageway leading to a horizontal exit.

Expansion joint A joint generally in a masonry structure, either walls or pavement which facilitates expansion or contraction due to thermal or moisture affect of the elements designed to reduce stress cracking.

External Cladding

The outer covering of the external walls of a framed building or structure.

Finished ground level

The ground level adjacent to footing systems at the completion of construction and landscaping.

Flashing A strip of impervious material (such as galvanized iron, lead or bitumen coated aluminium) dressed or fitted to cover a joint or cavity where water would otherwise penetrate.

Flat or Jack arch An arch formed by bricks or masonry elements which are angled across the opening and thereby act as an arch but have a flat base.

Float (plaster) A form of finish to render or plaster where a timber flat element is used to provide a very subtle textured surface.

Floor area (a) in relation to a building – the total area of all storeys; and

(b) in relation to a storey – the area of all floors of that storey measured over the enclosing walls, and includes

(i) the area of a mezzanine within the storey, measured within the finished surfaces of any external walls; and

(ii) the area occupied by an internal walls or partitions, any cupboard, or other built-in furniture, fixture or fitting; and

(iii) if there is no enclosing wall, an area which has a use that-

(A) contributes to the fire load; or

(B) impacts on the safety, health or amenity of the occupants in relation to the provision of the Building Code of Australia; and

(c) in relation to a room – the area of the room measured within the finished surfaces of the walls, and includes the area occupied by any cupboard or other built-in furniture, fixture or fitting; and

(d) in relation to a fire compartment – the total area of all floors within the fire compartment measured within the finished surfaces of the bounding construction, and if there is no bounding construction, includes an area which has a use which contributes to the fire load; and

(e) in relation to an atrium – the total area of all floors within the atrium measured within the finished surfaces of the bounding construction and if no bounding construction, within the external walls.

Floor framing A structural frame work supporting the flooring consisting of bearers and joists.

Footing That part of a construction designed to transfer loads to the foundation, usually constructed of reinforced concrete or masonry units.

Footing – Pad footing

An isolated footing to spread a concentrated load.

Footing – Pier and beam footing

Drilled holes down to solid surface concrete filled with a reinforced concrete beam spanning between the piers used in unstable sites.

Footing – Strip footing

A continuous footing formed in steps to rise or fall with the fall of the land of reinforced concrete.

Foundation The natural or built-up formation of soil, sub-soil or rock upon which a building or structure is supported.

Framing Terminology for typical timber frame construction

Hooping iron strap (Builder’s strapping)

Cleat

Hanging beam (hanger)

Jack joist

Ceiling joist

Top plate

Windowhead trimmer (Lintel)

Window stud (window jamb stud)

Stud

Nogging (Dwang)

Brace

Sill plate (sill trimmer)

Bottom plate

Floor joist

Bearer

Termite cap

Stump

Soleplate

Fascia (board)

Eaves bearer (soffit bearer)

Rafter

Sectional View

Framing: Structural Steel Members

EFFECTIVE MEMBER SPACING FOR STRUCTURAL STEEL BEARERS AND STRUTTING BEAMS

SINGLE SPANNING RAFTER OR JOIST

Framing: Structural Steel Members

CONTINUOUS SPANNING RAFTER OR JOIST

Steel member abbreviations are as follows:

TFB means a tapered flange beam

UB means a universal beam

RHS means a rectangular hollow section

PFC means a parallel flange channel

TFC means a tapered flange channel

EA means an equal angle

UA means an unequal angle

SHS means a square hollow section

CHS means a circular hollow section

Gable That portion of a wall contained between the slope of a single-sloped roof and a line projected horizontally through the lowest elevation of the roof construction.

Galvanic corrosion

Electrolytic corrosion between metals separated apart in the galvanic table, and generally requiring water moisture to act as an electrolytic conductor.

Girder A large or principal beam used to support concentrated loads at isolated points along its length.

Going The horizontal dimension from the front to the back of a tread less any overhang from the next tread above.

Glazing gasket Plastic or synthetic rubber members, used between the glass and the frame or the glass and the bead.

Gutter A preformed gutter fixed to the fascia board or the face of rafters.

Gypsum Plasterboard

A rigid board made of a core of gypsum plaster set between and bonded to outer coverings of heavy paper.

Habitable room A room used for normal domestic activities, and-

(a) includes a bedroom, living room, lounge room, music room, television room, kitchen, dining room, sewing room, study, playroom, family room and sunroom; but

(b) excludes a bathroom, laundry, water closet, pantry, walk-in wardrobe, corridor, hallway, lobby, photographic darkroom, clothes-drying room, and other spaces of a specialised nature occupied neither frequently nor for extended periods.

Head The top horizontal framing member of a window assembly.

Header (a) A beam placed perpendicular to joists and to which joists are nailed in framing for chimney, stairway, or other opening.

(b) A wood lintel

Hip The external angle formed by the meeting of two sloping sides of a roof formed by creeper rafters and a hip board running 45° to the external walls.

Impervious A material which prevents water penetration due to its finish or denseness of material.

Insulation – thermal Bulk thermal insulation

Materials in the form of batts, blankets, slabs, loose fill or formed in situ.

Insulation – thermal Reflective Foil Insulation (RF)

Aluminium coated fabric with fibreglass or building paper core used under roof tiles or on external timber framed walls before cladding.

Jamb A timber or metal frame that a door fits onto in a doorway.

Jamb for window A vertical side framing member.

Joint Cement A powder that is usually mixed with water and used for joint treatment in gypsum-wallboard finish. Often called base coat or finish coat.

Keystone The central stone to an arch, which is the final stone creating the compression bond that facilities the arch be self-supporting and is often specifically dressed to be pronounced.

Lagging Material wrapped around piping for insulation or protection of pipe, particularly reducing heat loss in hot water pipes.

Laminate When a different material is glue-fixed to a base material to provide a specific finish (Kitchen bench tops, etc).

Landing An area at the top or bottom of a flight or between two flights

Level A term used to define the positioning of structurally finished surfaces in a true and accurate state, and refers to the horizontal.

Lightweight construction

Construction which incorporates or comprises-

(a) sheet or board material, plaster, render, sprayed application, or other material similarly susceptible to damage by impact, pressure or abrasion; or

(b) concrete and concrete products containing pumice, perlite, vermiculite, or other soft material similarly susceptible to damage by impact, pressure or abrasion; or

(c) masonry having a thickness less than 70 mm.

Lintel A beam spanning over an opening and supporting loads above.

Load – Concentrated load

A load applied to localized part of a structural member.

Load – Dead load

The permanent inert load on a building or structural element due to the mass of all permanent structural members, installed plant equipment, services and other fixed loads which impose definite stresses and strains upon the structure.

Load – Live load The load assumed to arise from the intended use or purpose of a building or structure, including distributed, concentrated, impact or inertial forces, but excluding wind, snow or earthquake forces.

Load – Wind load

All forces on a building or structure caused by or imputed due to wind pressure, which have to be taken into account in the design of the structure. Most wind loads on dwellings are uplift loads on roofs.

Loadbearing Intended to resist vertical forces additional to those due to its own weight.

Masonry A construction of brick, concrete block, stone, terra cotta or other structural units laid in mortar.

Membrane Generally a waterproof sheeting of dry flexible, or composite materials applied on site, which the joints sealed to prevent water movement through sheeting applied to decks/showers etc to prevent water egress. Also see Positive and Negative Membranes, as well as Waterproofing.

Minimum lateral clearance

A permanently unobstructed space having a height above floor level of not less than 2000 mm and a width of not less than the specified measurement.

Mitre joint A joint where the angle between the two joining elements is equal and is usually 45° when the elements are at right angles.

Monolithic To form part of, or for componets to form or to join to form a single structure, ie to be as one. For example: the waterproofing membrane shall be monolithic with the structure to prevent water ingress,.

Mullion A vertical intermediate framing member.

Negative membrane (waterproofing)

A negative membrane refers to a membrane system that more than likely deals as a last resort to water penetration, eg, to the inside of the internal masonry wall. Negative membranes are quite often applied where positive membranes have failed and the cost of excavation or repair may be seen as extensive compared to the placement of a negative membrane system.

Newel post The corner post at the junction where a stair flight changes direction.

Nosing That section of stair treads that project over the riser below.

Open space A space on the allotment, or a roof or similar part of a building adequately protected from fire, open to the sky and connected directly with a public road.

Open String Stair A stair which is contained on one side by a wall but has the other side open to a room space.

Open-deck carpark

A carpark in which all parts of the parking storeys are cross-ventilated by permanent unobstructed openings in not fewer than two opposite or approximately opposite sides, and

(a) each side that provides ventilation is not less than 1/6 of the area of any other side; and

(b) the openings are not less than ½ of the wall area of the side concerned.

Outfall That part of the disposal system receiving surface water from the drainage system and may include a natural water course, kerb and channel, or soakage system.

Parapet (a) The extension of a wall above a roof to act as a containment to either prevent roof material or drainage from falling from the roof, or in the situation where the roof is trafficable to act as a safety container to personnel.

(b) A masonry wall dividing decks, etc.

Parquetry A form of flooring finish consisting of many small elements of timber arranged in a decorative pattern and is fixed to the main floor structure.

Part A.15 Compliance With All Sections Of The Building Code Of Australia

Subject to Building Code of Australia Part A1.6, Class 2-9 buildings must be so designed and constructed that they comply with the relevant provisions of Sections A to I (inclusive) of the Building Code of Australia.

Part A1.2 Adoption Of Standards And Other References

Where a Deemed-to-Satisfy Provision adopts a Standard, rule, specification or provision included in any document issued by Standards Australia or other body, that adoption does not include a provision-

(a) specifying or defining the respective rights, responsibilities or obligations as between themselves of any manufacturer, supplier or purchaser; or

(b) specifying the responsibilities of any trades person or other building operative, architect, engineer, authority, or other person or body; or

(c) requiring the submission for approval of any material, building component, form or method of construction, to any person, authority or body other than a person or body empowered under State or Territory legislation to give that approval; or

(d) specifying that a material, building component, form or method of construction must be submitted to Standards Australia or a committee of Standards Australia for expression of opinion; or

(e) permitting a departure from the code, rule, specification or provision at the sole discretion of the manufacturer or purchaser, or by arrangement or agreement between the manufacturer and purchaser.

Part A1.4 Differences Between Referenced Documents and the Building Code of Australia

The Building Code of Australia overrules in any differences arising between it and any Standard, rule, specification or provision in a document listed in Specification A1.3

Particle Board A finish material which is made of a mixture of particles and glue, more often wood chips.

Party wall A wall between two adjacent separately occupied premises that separates both but is within each space.

Passageway A way or path by which a person or thing may pass through, in, or out; spec. a corridor or enclosed path giving access between buildings or to different rooms within a building.

Patio An external space associated with internal rooms at ground level or supported from the ground, generally associated with living areas, bedrooms and entries.

Perpend A vertical joint between masonry elements, generally bricks, although this term is also sometimes applied to the head of a brick.

Pier A column or post supporting a superstructure, such as beams, floor or veranda bearers.

Pier – Attached pier

A pier bonded into a wall

Pier – Detached pier

A free standing pier of masonry, concrete or timber acting as a support for floor bearers.

Piling The foundation elements in areas where the substrata is unstable, such as sand and mud conditions, where piles are driven deep into the ground and are usually in the form of steel encased concrete structures.

Pitch of a roof The actual slope of the roof from the horizontal in degrees.

Plinth The base of a structure.

Plumb A term used to define the positioning of structurally finished surfaces in a true and accurate state, and refers to the vertical.

Porch/portico A space generally open but covered with a roof, usually associated with entries.

Positive membrane (waterproofing)

A positive membrane is a waterproof membrane system applied that stops the water entry at the positive side of any building element, eg, on the outside of a masonry brick wall, a membrane applied to an internal shower or wet area.

QA (Quality Assurance)

Part of quality management focused on verifying that material, structure and the general construction of the building is adhering to the quality standard required by the contractor.

Registered Testing Authority

(a) the National Building Technology Centre (NBTC); or

(b) the CSIRO Division of Building, Construction and Engineering (CSIRO-DBC&E); or

(c) the Division of Manufacturing & Infrastructure Technology (CSIRO-MIT); or

(d) an authority registered by the National Association of Testing Authorities (NATA) to test in the relevant field; or

(e) an organisation outside Australia recognised by NATA through a mutual recognition agreement.

Reinforced concrete

Concrete which has been strengthened by the inclusion of steel reinforcing mesh, bars or rods.

Reinforcement Rods, bars or prefabricated mesh, usually of steel, embedded in concrete for the purpose of resisting particular stresses.

Rendering The finish of masonry surface with a smooth cement plaster mix to provide a continuous surface texture, normally sand and cement mix.

Reveal Dressed frame around inside of windows.

Rise The height a roof rising in horizontal distance (run) from the outside face of a wall supporting the rafters or trusses to the ridge of the roof.

In stairs, the perpendicular height of a step or flight of steps. Rise of a step = total height from ground to landing = no. of steps = rise of each step, eg, 2.4 ÷ 14 steps = 171 mm rise of each step.

Rise in storeys The greatest number of storeys calculated in accordance with Building Code of Australia Part C1.2.

Riser The height between consecutive treads

Riser (a) Each of the vertical boards closing the spaces between the treads of the stairways (height of one step to another)

(b) A service installation, generally pipes or ducts which proceed vertically up a building.

Roof light For the purposes of Part 2.6 and Part 3.12, means a skylight, window or the like installed in a roof-

(a) to permit natural light to enter the room below; and

(b) at an angle between 0 and 70 degrees measured from the horizontal plane.

Roof(s) The upper enclosing element of a building or area which gives protection to the covered space from the external environment.

Roof(s) – Dutch Gable

A roof having a small gable near the ridge of a hipped end.

Roof(s) – Gambrel roof

No hip – rafter finish at end run of the top plate. Normally finished in cladding or brick.

Roof(s) – Skillion roof

A roof sloping on one direction only, without a ridge or peak.

R-value The thermal resistance (m2.K/W)of a component calculated by dividing its thickness by its thermal conductivity.

Safety measure Any measure (including an item of equipment, form of construction or safety strategy) required to ensure the safety of persons using the building.

Sash The separate frame to a window carrying the glass. It may be fixed (inoperable) or moveable (operable).

Screed A cement mix applied to the surface of floors to provide an even and highly finished surface. Also known as (ardit) a very watery mix of cement and other materials.

Seasoned Timber

Timber dried to a stable moisture content prior to use. Unseasoned timber will shrink over time as the timber dries, causing movement in the building structure.

Settlement The movement due to gravity, of a building in the early days of construction as the substrata and building itself slowly fits into the terrain.

Sill The bottom horizontal member of a window assembly.

Skirting The decorative or cover strip fixed at the interface between a wall and floor.

Soffit The underside of eaves

Soldier Course Courses of bricks where the vertical alignment of the brick is for the full length of the brick with the main face outwards creating an extended course height and a specific texture.

Sole-occupancy unit

A room or other part of a building for occupation by one or joint owner, lessee, tenant, or other occupier to the exclusion of any other owner, lessee, tenant, or other occupier and includes –

(a) a dwelling; or

(b) a room or suite of rooms in a Class 3 building which includes sleeping facilities; or

(c) a room or suite of associated rooms in a Class 5, 6, 7 8 or 9 building; or

(d) a room or suite of associated rooms in a Class 9c aged care building, which includes sleeping facilities and any area for the excusive use of a resident.

Spalling concrete Commonly used to describe concrete that is delaminating due to rusting of internal structural steel through attack of chloride ions and/or alkali hydroxides. Repair of spalling concrete requires all areas of concrete affected by chloride irons to be removed, the rust from the steel to be removed and the steel appropriately treated. The repaired area is to be formed and re-poured with the appropriate bonding agent used between the old and new concrete surfaces.

Span The horizontal distance between two supports of a beam bridge or other structural element.

Span and Spacing Terms

Specification A written document with technical directions and conditions describing the quality of materials and standard of workmanship of the project, and forming part of the contract document.

Spiral stair A stair with a circular plan, winding around a central post with steps that radiate from a common centre or several radii

Stair Flights (Identification of)

Safe Movement and Access: Stair Construction

IDENTIFICATION OF STAIR FLIGHTS – Plan view

Storey A space within a building which is situated between one floor level and the floor level next above, or if there is no floor above, the ceiling or roof above, but not-

(a) a space that contains only

(i) a lift shaft, stairway or meter room; or

(ii) a bathroom, shower room, laundry, water closet, or other sanitary compartment; or

(iii) accommodation intended for not more than 3 vehicles; or

(iv) a combination of the above; or

(b) a mezzanine.

Stress grade Indicates bending stress of timber in mega Pascals (MPa), and designated with the prefix “F” or “MGP”.

Sub floor The floor structure below the main floor finished elements, and can be a concrete slab below a timber floor or other similar elements where there is going to be the application of a decorative finish.

Sub-floor Ventilation

The provision of natural air movement under a suspended floor to prevent breakdown of the supporting floor framing members and reduce moisture in the sub-floor space.

Sump A collection point for water run off either at areas of main stormwater drainage from roofs or within basement areas of buildings where water collects at the lowest point.

Surface water All naturally occurring water, other than sub-surface water, which result from rainfall on or around the site or water flowing onto the site, including that flowing from a drain, stream, river, lake or sea.

Tapered tread A stair tread with a walking area that grows smaller towards one end.

Temporary structure

(a) a booth, tent or other temporary enclosure, whether or not a part of the booth, tent or enclosure is permanent; or

(b) a mobile structure.

Terra cotta A form of baked clay providing a red appearance and impervious to water, often used for roof tiles or paving elements and tiles.

Tie beam A beam which acts in tension and is generally used in roof structures to prevent pitched roofs from moving in an outward direction.

Toothing A form of jointing where small projections occur on one element and matching recesses on the adjacent element to be joined and is often used in timber connections.

Transom A horizontal intermediate framing member of a window assembly.

Truss A structural frame made up wholly of members in tension or compression lying in the same plane (co-planner) for the bridging of long spans and/or the support of superimposed loads. Members are usually arranged in a series of triangles to form a rigid framework.

Underpin The structural method for supporting the footings where there is specific weaknesses in the sub-strata, normally by drill piering.

Valley The junction between two pitched roofs which creates a sloped contained area down which a considerable amount of stormwater will run during inclement weather.

Vee joint A joint cut into a masonry wall to facilitate controlled movement normally associated with rendering.

Ventilation brick A brick which has been perforated to provide an air passage for ventilating purposes.

Ventilation opening

An opening in the external wall, floor or roof of a building designed to allow air movement into or out of the building by natural means including a permanent opening, an openable part of a window, a door or other device which can be held open.

Veranda A projection beyond the contained area of a building which is roofed and sometimes partially walled but generally open without fenestration.

Verge The edge of a structural element where a finish material is applied. This specifically can be two gable ends of roofs, and other similar structures.

Vermin proofing The protection of a building against the entry of vermin, especially mice or rats, by the insertion of wire mesh between the cavity, attached to the timber frame and laid into the brick cement bed.

Waffle raft A stiffened raft with closely space ribs constructed on the ground and with slab panels supported between ribs.

Wall Tie Metallic elements, generally galvanised steel or stainless, used to bond two sections of a double skin wall, generally brick cavity walls to ensure some form of structural integrity.

Water Hammer The vibrations set up in a water supply caused by the pressure of the water associated with the opening and closing of control taps, which is preventable by the installation of specific devices and the method of pipe installation.

Waterproofing Treatment of walls, roofs, floors and other building elements or materials to render them impervious to moisture and dampness – for specialised terminology relating to waterproofing refer to Glossary of Waterproofing Terms. Also see positive and negative membranes.

Weather Strip A cover strip usually associated with openings which prevents the ingress of wind and wind driven stormwater.

Weepholes Formed holes or openings placed in the perpend joints of a masonry wall above the level of a flashing or at the bottom of a cavity to permit the drainage of any accumulated water. Weepholes may also be installed in a retaining wall to drain water from behind the wall for relieving hydrostatic pressure.

Winders Treads within a straight flight that are used to change direction of the stair.

Window – Dormer

A window built into a sloping roof surface to provide light to the roof void or habitable area within the roof space.

Window – Double Hung

A window made of two vertical sliding elements controlled by a weighted or spring pulley within the window jambs.

Window – Sliding A window that has one or more horizontal sliding sections – normally run on a track with the window on wheels.

APPENDIX B

CURRICULUM VITAE OF AUTHOR