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Building Defects Report 128 Sample Avenue Melbourne VIC 3000

30+ Years’ Experience In Reporting Services Our Quality Reports Make Roscon The Number #1 Choice We conduct onsite audits including photos, not desktop audits ISO 9001 Accredited Systems & Procedures Domestic Unlimited Builders (DB-U 13329) Commercial Unlimited Builders (CB-U 4272) Member - MBAV Platinum Master Builder (5630) Member - Strata Community Australia Member - Australian Institute of Project Management Member - The Real Estate Institute of Australia

Roscon Property Services

Roscon Property Services is the first property services provider to introduce central streamlined systems integrating property maintenance and quality controlled reporting services accredited by International Certifications, dedicated to support Owners Corporation managers.

Since 1987 we have evolved from our history of developing and constructing prestigious residential and high profile commercial/ industrial landmark projects. We have extended our service capabilities through our extensive construction, strata management and professional property services experience gained over 25 years, and filled the void between three property industries.

Built on solid foundations our clients rest assured in the comfort of knowing they’re supported by Registered Building Practitioners, qualified professionals, fully insured and committed in protecting their responsibility to valued clients.

Mission Statement

“It is the policy of Roscon Property Services to deliver property Maintenance services to its clients in the most efficient and timely manner while respecting legal and statutory requirements. Roscon Property Services Pty Ltd operates under ISO 9001-2000 in the completion of its services. All staff & sub-contractors are expected to work according to our policies and procedures. The system employed by Roscon Property Services Pty Ltd is reviewed annually in order to ensure its consistency”.

Instructed By

Name

Title Director

Company

Address

Inspected & Compiled by

Inspector ID ALE-910

1 May 2015

Dear XXX,

Thank you for using Roscon Property Services Pty Ltd for your Building Defects Report. I have attached a copy of the report that has been compiled by an experienced auditor.

Should you require further assistance or need clarification of anything that is contained within the report then please do not hesitate to contact us.

The attached report includes the following:

Part 1 Inspection Notes

Part 2 Defects Inspection Report – Stage 1,

Part 3 Defects Inspection Report – Stage 2,

Part 4 Video References

Part 5 Marked Up Plan - Locations of Defects

Part 6 Thermal Report

Part 7 Terms and Conditions

The team at Roscon Property Services are available to assist you with any rectification concern that may eventuate and look forward to your call. Thank you for your continued business.

Yours Sincerely Roscon Property Services Pty Ltd

Paul Cummaudo Managing Director AREI, RBP, CRE, Licensed Estate Agent Registered Building Practitioner DB-U 13329, CB-U 4272 Member REIV, MBAV, SCA, NCTI

Part 1: Inspection Notes

Roscon Property Services have been engaged by the Owners Corporation to conduct a Building Defects Report .Access was gained to the common areas on 22 April 2015, with inspections commencing at 8.00am.

Following areas were inspected at the property:

All exteriors facades of the buildings

Common driveway, walkways and landscaped areas

All stairways and lobbies

The roof top area

Carpark areas

The following encapsulates the inspection at the property:

The overlying issue of concern throughout the entire property is the failure to correctly seal

all penetrations in the carpark which can result in the compromise of the fire integrity between the carpark and occupied areas above.

Carpark storage cages which did not seem to have adequate fixings into the concrete wall and therefore were quite loosely fixed.

Along the southern boundary of the carpark brickwork/blockwork wall there appears to be efflorescence and large gaps at the concrete floor junctions. It can be concluded that the water is travelling through the blockwork wall as there is no capping piece to the feature brick wall. Prolonged exposure to moisture may affect the structural integrity of the wall in the future. Also, the area in question is adjacent to a garden bed and this can also be another path for water to travel if the wall is incorrectly waterproofed.

The stairways and lobbies all shared the same defects mainly being the stair tread nosings lifting, the carpet falling short of the wall and instances where the tiles are not sealed causing dirt and grime to penetrate the tile and make it very unsightly.

The following report presents comprehensive defect acknowledgements accompanied by photographic evidence.

Part 2: Stage 1

Item Defect Details Photographic Details

1. Location: Carpark

Finding: Bike rack not fixed correctly to wall.

Recommendations: Remove current fixings and replace with new and ensure they are screwed in their entirety into the concrete wall.


Finding: Screw is missing from bike rack.

Recommendations: Install new screw and ensure that it is fixed correctly into the concrete wall.


Finding: Large gap is evident at the blockwork wall/concrete floor junction.

Recommendations: Install a flexible caulking joint to ensure the gap is sealed and that no water can enter.



Finding: 2 x penetrations in concrete wall

Recommendations: Fill penetrations with an appropriate sealant to match existing finish.


Finding: Incorrectly used expanda foam to seal penetrations unacceptable.

Recommendations: Remove all expanda foam from penetrations and fill with an approved sealant and fire pillows to ensure fire integrity is achieved throughout the building.


Finding: Fire door separating both carpark does not self closing.

Recommendations: Adjust fire door closer and door to ensure that it self closes and does not compromise the fire integrity of the building.



Finding: Screws to cable tray throughout are loose and almost falling out.

Recommendations: Remove all screws and install correct screws making sure that they are flush with the aluminium sheet to the cable tray.


Finding: Unsealed penetrations evident/fire integrity compromised.

Recommendations: Install an approved fire rated sealant/fire pillows to all unsealed penetrations.


Finding: Wall contains splatter marks from core holes to the concrete wall

Recommendations: Builders clean required.



Finding: Holes in brickwork allowing water ingress into feature brick/blockwork wall.

Recommendations: Fill the gaps with an approved flexible sealant to ensure that water ingress does not occur into the brickwork wall.


Finding: Starter bar coming through brickwork.

Recommendations: Grind back the starter bar to ensure that it is flush with the brick and not protruding.


Finding: Movement in blockwork causing large cracks to appear in the mortar.

Recommendations: Ground movement is occurring resulting in cracks becoming evident in the blockwork. To minimise cracking, all garden beds to be dug out and blockwork walls to be correctly waterproofed to stop water ingress into concrete/wall junction.


13. Location: Carpark 26

Finding: Temporary clips still fixed to concrete wall in carpark 26 storage from construction phase.

Recommendations: Remove clips and patch and make good holes to match existing concrete finish.


Finding: Height bar set 5mm below labelled height.

Recommendations: Remove the height bar and set to the height as labelled on the bar to ensure vehicles do not clash with ceiling mounted services in the carpark.


Finding: Height bar set 5mm below labelled height.

Recommendations: Remove the height bar and set to the height as labelled on the bar to ensure vehicles do not clash with ceiling mounted services in the carpark.



Finding: Unacceptable concrete finish to storage area of carpark 26.

Recommendations: Fill indentation in concrete and ensure a finish to match existing.


Finding: Temporary bracket used during construction phase still fixed to soffit of slab.

Recommendations: Remove unused bracket, fill hole and make good.


Finding: Concrete slurry on wall from core hole above.

Recommendations: Builders clean required to remove concrete slurry from wall.



Finding: Hole in blockwork wall and flexible sealant missing to corner junction of wall.

Recommendations: Apply a flexible sealant to the corner junction of the blockwork wall and fill the hole and make good to match existing finish of wall.


Finding: Efflorescence to feature brick/blockwork wall. Gap is evident at the junction of concrete floor and blockwork wall.

Recommendations: Water is penetrating through the blockwork wall from the garden bed on the opposite side. Remove garden bed, correctly waterproof wall and install a flexible sealant to the wall/floor junction inside the carpark to prevent further water penetration.


Finding: Hole in carpark concrete slab.

Recommendations: Fill hole in concrete ad make good to match existing concrete finish.






Finding: Unsealed hole in slab.

Recommendations: Fill hole and make good to match existing concrete finish.






Finding: Bondek to concrete slab soffit is bending/bowing.

Recommendations: Engage the services of a structural engineer to investigate the cause and rectify.


Finding: Cracks evident on carpark concrete slab.

Recommendations: Engage the services of a structural engineer to investigate the cause of the cracking.


Finding: 2 x holes evident on the floor slab of carpark 21.

Recommendations: Fill holes, make good to match existing concrete finish.



Finding: Unused conduit hanging from carpark slab soffit.

Recommendations: Remove conduit, fill hole and make good to match existing concrete finish.


Finding: 3 x holes evident on the floor slab of carpark 21.

Recommendations: Fill holes, make good to match existing concrete finish.


Finding: Unsealed hole in slab.

Recommendations: Fill hole and make good to match existing concrete finish ensuring a fire rated seal.



Finding: Incorrectly used expanda foam to seal penetrations unacceptable above carpark 20.



Finding: Bondek to concrete slab soffit is bending/bowing above carpark 20.

Recommendations: Engage the services of a structural engineer to investigate the cause and rectify.


Finding: Cracks evident on carpark concrete slab.

Recommendations: Engage the services of a structural engineer to investigate the cause of the cracking.



Finding: There is a step before the fire door in the carpark which could be a tripping hazard in the event of an emergency.

Recommendations: Engage a building inspector to determine if this is satisfactory/builder has applied for dispensation to construct a step before a fire door.


Finding: Unused electrical wiring has been terminated using tape.

Recommendations: Engage an electrician to determine that the wires are not live and to terminate them correctly and safely.






Finding: Unacceptable concrete finish and holes/gaps in flexible sealant.

Recommendations: Remove existing flexible sealant and replace with new making sure there are no holes or gaps. Fill indentations in concrete and make good to match existing concrete finish.


Finding: Missing height bar to both carpark entrances.

Recommendations: Install a height bar to both entrances to ensure vehicles do not collide with ceiling mounted pipework and services.


Finding: Various holes evident in concrete wall.

Recommendations: Fill all holes in concrete wall and make good to match existing concrete finish.



Finding: Excess threaded rod protruding from cable tray.

Recommendations: Cut back excess threaded rod.


Finding: Unused dynabolt protruding from concrete wall.

Recommendations: Remove/grind back dynabolt, fill hole and make good to match existing wall finish.


Finding: Fire door not self closing.

Recommendations: Adjust fire door closer/door to ensure it is self closing so as not to compromise fire integrity to the building.



Finding: Various holes in concrete wall.

Recommendations: Fill all holes and make good to match existing concrete wall finish.


Finding: Bin room door grille loose.

Recommendations: Re-fit door grille and ensure that it is a secure fit and does not move/rattle when door is opened and closed.

45. Location: Bin Room




46. Location: Bin Room

Finding: Un used pipe incorrectly terminated.

Recommendations: Terminate unused pipe correctly with an approved capping piece to ensure fire integrity and sealing.


Finding: Unsealed penetrations evident/fire integrity compromised.

Recommendations: Install an approved fire rated sealant/fire pillows to all unsealed penetrations.


Finding: Doors missing from electrical meters.

Recommendations: Doors required to be installed to electrical meters to provide security.






Finding: Concrete splatter evident on wall in carpark 18.

Recommendations: Builders clean required to remove concrete splatter to wall.


Finding: Hole in concrete wall to carpark 18.

Recommendations: Fill hole and make good to match existing wall finish.



Finding: Hole in concrete slab to carpark 18.

Recommendations: Fill hole and make good to match existing concrete slab finish.


Finding: Large cracks evident on concrete slab in carpark 16.

Recommendations: Engage a structural engineer to investigate cracking in carpark slab.


Finding: Stalactites forming on carpark slab soffit.

Recommendations: Investigate leak and rectify above slab to stop water from leaking through carpark slab.



Finding: Holes evident in carpark 13 slab.

Recommendations: Fill holes and make good to match existing slab finish.





Finding: Holes evident in concrete slab soffit.

Recommendations: Fill holes and make good to match existing finish.



Finding: Plumbing pipework is not protected from cars accidently making contact.

Recommendations: Install a bollard in front of the plumbing pipework to prevent any contact with vehicles.


Finding: Chip is evident in concrete slab.

Recommendations: Fill hole and make good to match existing concrete floor slab.


Finding: Hole is evident in concrete slab to carpark 10.










Finding: Make shift drainage/drip tray installed to temporarily catch water leaks from slab above.

Recommendations: Investigate origin of leaks. Rectify leaking issue above carpark slab and remove temporary drip tray solution.



Finding: Hole in slab soffit of carpark 3.

Recommendations: Fill hole and make good to match existing concrete finish.


Finding: Efflorescence to feature brick/blockwork wall. Gap is evident at the junction of concrete floor and blockwork wall.

Recommendations: Water is penetrating through the blockwork wall from the garden bed on the opposite side. Remove garden bed, correctly waterproof wall and install a flexible sealant to the wall/floor junction inside the carpark to prevent further water penetration.


Finding: Large piece of blockwork missing with insufficient sealing method used.

Recommendations: Patch and make good blockwork wall. Seal wall/ceiling junction with an approved flexible fire rated sealant and remove plastic currently visible.



Finding: Exposed blockwork wall promotes water ingress.

Recommendations: Install flashing or core fill blockwork to ensure no water can penetrate through blockwork wall.


Finding: Hole is evident in concrete slab to carpark.


69. Location: Fire Stair 6 – Lower Ground Floor

Finding: Door containing “Fire door” signage has a lock installed to it.

Recommendations: If this is a fire door and is incorrectly labelled, remove the lock and install free handle.



Finding: Fire door does not self close.



Finding: Stair tiling and lobby tiles are not sealed causing dirt and grime to penetrate into the tile.

Recommendations: Thoroughly clean tiles and apply an approved sealer to ensure no further dirt and grime can damage the tiles over time.

72. Location: Fire Stair 6 – Ground Floor

Finding: Light switch to lobby is key operated and always on.

Recommendations: Install a sensor to save power and to ensure the key which is currently installed does not go missing.



Finding: Stair tread nosings are too short

Recommendations: Remove and replace with correctly cut and measured stair tread nosings.

74. Location: Fire Stair 6 – 1st Floor




Finding: Architrave coming away from wall.

Recommendations: Remove architrave, re-install new and ensure that it is hard up against the wall.


76. Location: Fire Stair 7 – Lower Ground







Finding: Threshold finish unacceptable, rough carpet finish and concrete crumbling away.

Recommendations: Re-fit carpet to threshold ensuring no gaps to edges, fill concrete and make good floor finish to match existing concrete floor.









Finding: Hole in the plasterboard wall.

Recommendations: Fill hole and make good to match existing paint finish to lobby walls.



Finding: Paint finish cracking to door architraves.

Recommendations: Scrape away cracking paint, fill and make good to architraves to match existing paint finish of lobby.

83. Location: Fire Stair 7 – 2nd Floor

Finding: 2 x holes next to fire emergency evacuation speaker.

Recommendations: Fill and patch holes, paint and make good to match existing ceiling finishes in lobby.


Finding: Carpet is lifting.

Recommendations: Lift carpet, re apply glue and re-lay to ensure carpet does not lift in the future.



Finding: Gaps visible along stair runner.

Recommendations: Apply an approved sealing agent along the entire stair runner.


Finding: Paint visible to window frame.

Recommendations: Builders clean required to remove the paint on the window frames.












Finding: Unsatisfactory paint finish to above ground floor aluminium framed door.

Recommendations: Re-paint ceiling and ensure clean finish up to aluminium frame.



Finding: Cracked plaster ceiling above stairs

Recommendations: Cut out cracked section of plaster, patch and make good with paint finish to match existing.


Finding: Loose light fitting

Recommendations: Remove and re-install light fitting and ensure it is mounted flush to the ceiling.


Finding: White paint on ceiling.

Recommendations: Sand and paint over to match existing ceiling paint finish in lobby.






Finding: Paint finish cracking to door architraves.

Recommendations: Scrape away cracking paint, fill and make good to architraves to match existing paint finish of lobby.


Finding: Front door chipped at base.

Recommendations: Remove door and replace with new. Paint finish to match existing.






Finding: Cracking stair runner.



Finding: Visible screws above door architrave.

Recommendations: Patch and paint over screws to match existing ceiling finish in lobby.



Finding: White paint on ceiling.

Recommendations: Sand and paint over to match existing ceiling paint finish in lobby.

107. Location: Fire Stair 9 –Ground Floor

Finding: Hole in plasterboard wall.

Recommendations: Patch and paint hole and make good to match existing plasterboard finish.









Finding: Loose carpet.



Finding: Scratched handrail.

Recommendations: Make good paint finish to handrail and blend in with surrounding paint finish to match existing.



Finding: Paint on exit switch

Recommendations: Builders clean required to remove paint and clean the exit switch.


Finding: Cracked plaster from door.

Recommendations: Patch and fill cracked plaster and paint to match existing paint finish. Install door stop further out to ensure plaster does not continue cracking.

114. Location: Ground Floor

Finding: Concrete splatter on steel grate.

Recommendations: Builders clean required to remove the concrete splatter and clean the grate.



Finding: Electrical distribution board should be locked.

Recommendations: Source key and keep the electrical distribution board locked at all times.





Finding: Builders rubble in services cupboard.

Recommendations: Builders clean required to remove rubbish and clean floors.



Finding: Unsatisfactory ceiling finish.

Recommendations: Plaster ceiling to conceal all service pipework. Paint to match existing ceiling finish in lobby.


Finding: Builders rubble on the floor of services cupboard.

Recommendations: Builders clean required to remove rubbish and clean floors.


Finding: Unsatisfactory ceiling finish.

Recommendations: Plaster ceiling to conceal all service pipework. Paint to match existing ceiling finish in lobby.



Finding: Service cupboard doors unlocked.

Recommendations: Service cupboard doors to remain locked at all times.


Finding: Paint splatter on window.

Recommendations: Builders clean required to remove pint and clean the window.


Finding: No door stop evident to glazed aluminium door.

Recommendations: Install door stop.



Finding: Fire Indicator not locked.

Recommendations: Source locking mechanism and ensure fire indicator panel is kept locked at all times.

125. Location: Ground floor

Finding: Missing grout to cleaners room entry.

Recommendations: Apply grout to area as shown and ensure colour matches existing tiling grout to lobby floors.






Finding: Paint on balustrade.

Recommendations: Builders clean required to remove paint from balustrade and clean area.



Recommendations: Patch and fill hole, paint to match existing lobby wall finishes.










Recommendations: Patch and fill holes, paint to match existing lobby wall finishes.


Finding: Unfinished floor in water meter.

Recommendations: Install carpet to match existing lobby floor finishes.






Finding: Gauge in wall.

Recommendations: Patch and fill gauge, paint to match existing wall finishes.


Finding: Scratched handrail.

Recommendations: Make good paint finish to handrail and blend in with surrounding paint finish to match existing.



Finding: Carpet is lifting and paint is visible on the floor.

Recommendations: Lift carpet, re apply glue and re-lay to ensure carpet does not lift in the future. Builders clean required to carpet to remove paint.


Finding: Unsatisfactory finish around light.

Recommendations: Fill, patch and paint around light fitting.


Finding: Paint on skylight.

Recommendations: Builders clean required to remove the paint from the skylight.



Finding: Raw plasterboard finish in services cupboard

Recommendations: Paint plasterboard to match existing wall finish lobby.


Finding: Builders rubble in services cupboard.

Recommendations: Builders clean required to remove rubble and clean carpet.


Finding: Carpet cut too short from edge of skirting.

Recommendations: Remove carpet and install a new piece which fits correctly with no gaps.



Finding: Roof access anchor points not tested.

Recommendations: Organise for the roof anchor access points to be tested by the relevant contractors.

143. Location: Roof

Finding: Door has blown off its hinges.

Recommendations: Re-instate door and make good to hinges and steel posts which were damaged.

144. Location: Roof

Finding: Unsatisfactory finish around man hole access to roof.

Recommendations: Finish the surroundings of the man hole with a painted plasterboard finish to conceal all insulation and timber roofing members.


145. Location: Roof

Finding: Damaged hinges from blown off door.

Recommendations: Remove all hinges and replace with new.

146. Location: Roof

Finding: Flashing is not sealed correctly and is up turned.

Recommendations: Make good to flashing, fold to ensure a clean edge and apply a flexible sealant to prevent water ingress into building.

147. Location: Roof

Finding: Rubble and rusted screws scattered on roof.

Recommendations: Builders clean required on the roof to remove all debris and rusted screws.


148. Location: Roof

Finding: Flashing is defective and can easily be uplifted.

Recommendations: Make good flashing and apply a flexible sealant to the entire length to prevent water ingress into building.

149. Location: Roof

Finding: Builders rubble in box guttering system.

Recommendations: Builders clean required to ensure all debris is removed from guttering system.

150. Location: Roof

Finding: Rubble and rusted screws scattered on roof.

Recommendations: Builders clean required on the roof to remove all debris and rusted screws.


151. Location: Roof

Finding: Flashing is not sealed correctly and is up turned.

Recommendations: Make good to flashing, fold to ensure a clean edge and apply a flexible sealant to prevent water ingress into building.

152. Location: Roof

Finding: Builders rubble in box guttering system.

Recommendations: Builders clean required to ensure all debris is removed from guttering system.

153. Location: Stage 2 Roof

Finding: Could not gain access to stage 2 roof, however all items picked up from stage 1 roof defects inspection should be allowed for on stage 2 roof.

Recommendations: -


154. Location: Roof

Finding: 3 phase wire not terminated correctly.

Recommendations: Wires to be terminated with a junction box and electrician to ensure they have no power running to them.


Finding: Wrongly labelled pipes throughout.

Recommendations: Ensure all pipes are labelled correctly.

Part 3: Stage 2, 14 Chancellor Avenue Bundoora, VIC 3083


156. Location: Ground Floor Carpark

Finding: Concrete splatter at entrance

Recommendations: Builders clean required to remove concrete splatter and clean area.


Finding: Builders rubble at entrance to carpark.

Recommendations: Builder clean required to remove rubble and clean area.

158. Location: Ground Floor – Bin Room

Finding: Missing escutcheon plate to bin room door.

Recommendations: Install a new escutcheon plate to bin room door.


159. Location: Ground Floor Bin Room

Finding: Door grille is loose (Refer to video)

Recommendations: Re-install door grille ensuring it is fixed in place correctly.


Finding: Unsealed penetration.

Recommendations: Ensure penetration is sealed with an approved fire rated material.


Finding: Paint on bin room door hinges.

Recommendations: Builders clean required to remove paint from hinges and clean area.



Finding: Unsealed penetration and concrete slurry on wall and floor.

Recommendations: Seal penetration and builders clean required to remove concrete slurry from wall and floor.


Finding: Unsealed penetration.

Recommendations: Seal penetration with an approved fire rated material to ensure the fire integrity of the building is not compromised.


Finding: Circuit breakers require to be enclosed.

Recommendations: Install lockable cover/doors to circuit breakers.



Finding: Holes in concrete slab in carpark 1.

Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.


Finding: Storage enclosure door does not lock as there is a service pit directly beneath the pad bolt.

Recommendations: Swap the door around so that the door locks from the other side away from the service pit.


Finding: Carpark storage enclosures need more support fixings to either side as they are loose (Refer to video).

Recommendations: Install extra supports to carpark storage enclosures as they are very loose.



Finding: Unsealed penetration above carpark 3.

Recommendations: Seal the penetration an approved fire rated material to maintain the fire integrity of the building.


Finding: Unsealed penetration near the ground floor water meters.

Recommendations: Seal the penetration an approved fire rated material to maintain the fire integrity of the building.


Finding: Paint splatter on blockwork wall.

Recommendations: Builders clean required to remove paint and clean area.



Finding: Temporary water pipe brackets still evident on slab soffit from construction phase above carpark 26.

Recommendations: Remove brackets from slab soffit, fill holes and make good to match existing finishes.


Finding: Unsatisfactory isolation of water pipes.

Recommendations: Remove tape and install a physical barrier to unused water pipes so they cannot be tampered with.


Finding: Holes in concrete slab.







Finding: Unsatisfactory wall/ceiling junction along south boundary.

Recommendations: Chip out all existing sealant/concrete and re-apply flexible


Finding: Concrete splatter in the storage compartment of carpark 25.







Finding: Temporary water pipe brackets still evident from construction phase adjacent to carpark 24.

Recommendations: Remove brackets, fill hole and make good to match existing finish.






Finding: Concrete slurry on wall from core hole above in carpark 23 storage.

Recommendations: Builders clean required to remove concrete slurry and clean area.


Finding: Gaps to top of blocks in southern boundary wall allowing moisture penetration and efflorescence is visible from possible lack of waterproofing on garden bed side.

Recommendations: Dig up garden bed and waterproof blockwork wall, fill tops of blocks so that no water can penetrate wall and clean off efflorescence from face of blockwork wall.


Finding: Concrete splatter evident along southern boundary wall to carpark 22.




Finding: Dynabolts to storage cage to carpark 22 are loose and coming out of the wall.

Recommendations: Remove existing dynabolts and replace with correct size and ensure they are fixed into the wall securely.


Finding: Builders notes evident on carpark wall to carpark 22 storage cage.

Recommendations: Builders clean required to remove builders notes and clean area.






Finding: Concrete splatter and paint to carpark storage cage 21.

Recommendations: Builders clean required to remove paint and concrete splatter and clean area.


Finding: Gaps to top of blocks in southern boundary wall allowing moisture penetration and efflorescence is visible from possible lack of waterproofing on garden bed side.

Recommendations: Dig up garden bed and waterproof blockwork wall, fill tops of blocks so that no water can penetrate wall and clean off efflorescence from face of blockwork wall.









Finding: Temporary water pipe brackets still evident from construction phase above fire door adjacent to carpark 20.



Finding: Fill gap to top of carpark storage cage 20.

Recommendations: Using a flexible sealant caulk the top edge of the carpark storage cage to fill the evident gap.



Finding: Chip in concrete near fire door adjacent to carpark 20.

Recommendations: Fill concrete and make good to match existing finish of wall


Finding: Temporary water pipe brackets still evident from construction phase above fire door adjacent to carpark 19.



Finding: Unused pipe protruding from caulking joint at carpark 19 storage cage.

Recommendations: Remove pipe and make good caulking joint to match existing.






Finding: Unsatisfactory concrete finish to carpark storage cage 19.

Recommendations: Make good concrete floor and surrounds to match existing finishes.


Finding: Unsatisfactory concrete finish to carpark storage cage 19.

Recommendations: Make good concrete floor and surrounds to match existing finishes.






Finding: Large crack evident in concrete panel.

Recommendations: Engage structural engineer to investigate cracks and propose solution.



Recommendations: Remove all expanda foam from penetrations and fill with an approved sealant and fire pillows to ensure fire integrity is achieved throughout the building..



Finding: Concrete splatter to fire door separating the carparks.



Finding: Concrete splatter to fire door separating the carparks.



Finding: Holes visible on concrete carpark wall.

Recommendations: Fill holes and make good to match existing wall finishes.



Finding: Redundant conduit can be seen protruding through concrete.

Recommendations: Terminate conduit and seal hole in concrete appropriately.


Finding: Unsealed penetration through slab.

Recommendations: Seal penetration with fire rated material to ensure the fire integrity of the building is not compromised.









Finding: Hole is evident in concrete slab to in between carpark 17 and 18.



Finding: Missing screw to carpark screen support adjacent to carpark 17.

Recommendations: Install new screw to carpark screen bracket.



Finding: Missing screw to carpark screen support adjacent to carpark 16.

Recommendations: Install new screw to carpark screen bracket.












Finding: Unsatisfactory paint finish in air lock from front foyer to carpark

Recommendations: Clean paint off the blockwork wall. Mask up wall/ceiling junction and re-paint.


Finding: Unsatisfactory paint finish in air lock and messy caulking joint.

Recommendations: Clean paint off the blockwork wall. Mask up wall/ceiling junction and re-paint. Remove messy caulking and make good by applying new caulking joint to wall junction.


228. Location: Front foyer

Finding: Unsealed tiles at main entry in foyer. Dirty grout and discoloured tiles evident.

Recommendations: Tiles required to be clean thoroughly prior to sealing entire area with an approved sealing agent to prevent further dirt and grime penetrating the tiles.

229. Location: Front Foyer

Finding: Exit door into carpark from front foyer not self closing.

Recommendations: Remove and adjust door closer to ensure that the door is self closing to maintain fire integrity to the building.


Finding: Scratches and paint missing to aluminium door frame.

Recommendations: Re-paint aluminium door frame to ensure even coverage and make good.



Finding: Entry matt to front foyer is lifting at the edges.

Recommendations: Remove matt, apply glue to entire area beneath matt evenly to ensure a strong bond, re-install the entry matt and hold down edges until dry.


Finding: Missing grout/caulking to tile trim around entry matt.

Recommendations: Apply a caulking joint to the perimeter of the entry matt ensuring all gaps to the tile/entry matt junction are sealed.

233. Location: Front Entry (Chancellor Avenue)

Finding: Holes evident in steel balustrade.

Recommendations: Fill and make good holes in steel balustrade to match existing balustrade finish.


234. Location: Front Entry (Chancellor Avenue)

Finding: Holes evident in steel balustrade.

Recommendations: Fill and make good holes in steel balustrade to match existing balustrade finish.

235. Location: Carpark entry to stage 2.

Finding: Carpark roller door is not sitting flush when in a closed position.

Recommendations: Remove carpark roller door, adjust track/runners and re-install ensuring correct operation and that the roller door sits flush to the block wall when closed.


Finding: Stair nosing to staircase on first step is lifting.

Recommendations: Remove stair nosing, ensure surface is clean before applying adhesive to fix down new stair nosing.



Finding: Carpet in lobby too short and gaps are visible along the skirting/carpet junction.

Recommendations: Remove short carpet pieces, cut new carpet tiles and install carpet ensuring there are no gaps along the skirting.


Finding: Ceiling is missing in the water meter cupboard.

Recommendations: Install new plasterboard ceiling including all trowelling and sanding ready to receive a paint finish to match existing ceiling finish in the lobby.









Finding: Paint stain on carpet tile.

Recommendations: Remove carpet tile and replace with new ensuring that it is cut to the correct size and there are no gaps along the skirting.






Finding: Poorly installed skirting in water meter cupboard. Skirting can be seen coming away from the wall with large gaps evident.

Recommendations: Remove skirting in water meter cupboard. Replace with new skirting board and paint to match existing finishes in lobby.


Finding: Paint marks evident on skylight.

Recommendations: Builders clean required to remove the paint marks from the skylight and clean the surrounding area.


Finding: Gauge visible on wall near stairs.

Recommendations: Fill, sand and paint wall to match existing paint finish to lobby walls.


246. Location: Ground Floor air lock to carpark

Finding: Caulking is missing to wall/floor junction to blockwork.

Recommendations: Scrape away al messy grout and apply new caulking joint to wall/floor junction to blockwork wall.












Finding: Aluminium framed glazed entry door scrapes on the tactiles (Refer Video).

Recommendations: Remove door from hinges, shave bottom of door, adjust hinges and re-install door.






Finding: Paint scratches to ceiling near smoke detector.

Recommendations: Sand area where scratches are visible, paint ceiling to match existing paint finish and make good.









Finding: Rough paint finish to plaster around window frame.

Recommendations: Scrape away all excess paint, sand and re-paint areas around window frame to match existing paint finish.


Finding: Paint marks on balustrade.

Recommendations: Builders clean required to remove the paint from the balustrade and clean surrounding area.






Finding: Paint left on door striker plate.

Recommendations: Builders clean required to remove the paint from the door striker plate and clean surrounding area.















Finding: Carpet in lobby too short and gaps are visible along the balustrade/carpet junction.

Recommendations: Remove short carpet pieces, cut new carpet tiles and install carpet ensuring there are no gaps along the bottom track of balustrade.






Finding: Carpark fire door not solid core, gaps visible above door and no paint coverage.

Recommendations: Ensure all fire doors are solid core and meet the performance requirements of the BCA. Tops and bottoms of doors are to be painted to match existing finishes.


Finding: Paint marks visible to door hardware.

Recommendations: Builders clean required to remove paint from door hardware and clean surrounding area.



Finding: Smoke detector has been covered.

Recommendations: Remove cover to smoke detector to ensure correct operation and detection of smoke can take place in case of an emergency.









Finding: Paint splatter to door.

Recommendations: Builders clean required to remove paint splatter from door and clean surrounding area.








279. Location: Fire Stair 5 – 1st Floor – 2nd Floor Landing


Recommendations: Remove carpet tile and replace with new ensuring that it is cut to the correct size and there are no gaps along the vertical riser.








282. Location: External – South Elevation Stage 1

Finding: Door frame to electrical meters has 4 holes visible at the lower section of the frame.

Recommendations: Patch and fill holes and make good to match existing finish of the existing door frame.


Finding: Door frame to electrical meters has 2 holes visible at the lower section of the frame. Concrete is chipping away at the corner of the plinth.

Recommendations: Patch and fill holes and make good to match existing finish of the existing door frame. Re-form concrete and patch to ensure smooth and even concrete corner finish to the plinth.


Finding: Water is entering the carpark block wall via non waterproofed garden bed causing efflorescence on the block work in the carpark.

Recommendations: Dig up garden bed and install crushed rock approximately 600mm down with an aggie pipe. Waterproof the blockwork wall to stop water ingress and re-fill garden bed.


285. Location: External – East Elevation Stage 1

Finding: Hole is evident in block work wall which may be causing water ingress into building.

Recommendations: Fill hole in block work with a water resistant sealant to prevent further moisture from entering into the building.

286. Location: Entry – Princeton Terrace

Finding: Unsatisfactory finish to bluestone paving. Gap evident to edge of tile.

Recommendations: Apply a flexible sealant with colour to match the existing tiles along the edge of the bluestone paver.

287. Location: Entry – Princeton Terrace

Finding: External bluestone tiles are not sealed causing dirt and grime to penetrate into the tile.



288. Location: External – East Elevation Princeton Terrace

Finding: Timber cladding has been damaged.

Recommendations: Remove section of timber cladding and replace with new. Ensure that the new timber cladding matches the existing colour.


Finding: Carpark ventilation shaft missing grille.

Recommendations: Builder to install new grille to carpark ventilation shaft.


Finding: Efflorescence is visible on the blockwork wall below the timber cladding junction.

Recommendations: Ensure that the timber cladding/blockwork wall junction is correctly flashed so that water is diverted away from the top of the blockwork wall. Pressure wash the blockwork wall to get rid of the efflorescence.



Finding: Blockwork is dirty and discoloured and evidence of minor efflorescence can be seen.

Recommendations: Ensure that the blockwork wall is correctly waterproofed from the garden bed side. Dig up garden bed and install crushed rock approximately 600mm down with an aggie pipe. Waterproof the blockwork wall to stop water ingress and re-fill garden bed.

292. Location: External – North Elevation – McMaster Walk

Finding: Defective precast panel.

Recommendations: Fill and make good precast panel to match existing finish.


Finding: Top of blockwork wall is not sealed and mortar is missing. Loose block is evident.

Recommendations: Ensure top block is laid and fixed securely into place complete with mortar to stop water ingress into block work wall.



Finding: Stairs separating stage 1 and 2 buildings contains large amounts of efflorescence. (Refer thermal images).

Recommendations: As the water is most likely coming from adjacent garden beds on both sides, the garden beds need to be dug up, aggie pipe and crushed rock installed 600mm deep and then the planter bed walls waterproofed to ensure no moisture can pass through the underside of the pavers and into the stairs.


Finding: Corner of blockwork wall is not caulked which can promote moisture to enter the blockwork wall resulting in efflorescence with prolonged exposure.

Recommendations: Apply a water resistant flexible caulking joint to the corner junction of the blockwork walls.


Finding: Concrete blowout evident during concrete pour of stairs.

Recommendations: Grind back concrete blow out to be flush with edges of tiles and ensure a smooth finish and make good as per existing concrete finish.


297. Location: External – West Elevation in between stage 1 and 2 buildings

Finding: Builders rubble and dirty on roof.

Recommendations: Builders clean required to remove debris and to clean the surrounding area.


Finding: Builders rubble and dirty on roof.

Recommendations: Builders clean required to remove debris and to clean the surrounding area.


Finding: Chip to brickwork is evident just under window frame.

Recommendations: Fill and make good to face of brick wall and ensure finish matches existing.


300. Location: External – Front entry Stage 2

Finding: Large cracks evident to base of balustrades.

Recommendations: Remove balustrades and replace the damaged tiles. Re-install balustrades and clean area.

301. Location: External – Front entry Stage 2

Finding: Silicone/paint marks to above shopfront window frame.

Recommendations: Builders clean required to remove silicone and paint and clean surrounding area.

302. Location: External – South East Elevation

Finding: Blockwork wall is very discoloured and dirt is clearly visible on the surface,

Recommendations: Acid wash blockwork wall to remove all dirt and discolouration on the surface.


303. Location: External – West Elevation Chancellor Avenue

Finding: Unsealed gap between cement sheets adjacent to downlight.

Recommendations: Apply a water resistant caulking material to either side of light to seal any gaps and prevent water from entering.

304. Location: External – Chancellor Avenue Entry

Finding: Paint splatter is evident on the concrete column at the entry of the building on Chancellor Avenue.

Recommendations: Builders clean required to remove paint splatter and to clean the surrounding area.

305. Location: External – South Elevation

Finding: Brown stains are running down blockwork wall from the timber feature panels.

Recommendations: Ensure the timber panels are treated and stained with an approved system which can withstand the rain. Acid wash blockwork to remove brown stains.






Finding: Large crack evident on concrete kerb.

Recommendations: Fill and make good holes in concrete kerb to match existing concrete finish.


Finding: Duct tape used on bracket.

Recommendations: Remove duct tape from bracket.



Finding: Door frame to electrical meters has 1 hole visible at the lower section of the frame.



Finding: Builders debris in electrical meter cupboards.

Recommendations: Builders clean required to remove debris and clean surrounding area.


Finding: Packers still visible underneath balustrade base plates.

Recommendations: Remove packers from beneath balustrade and install at an appropriate level.






Finding: Unsatisfactory installation of sprinkler system in garden bed.

Recommendations: Re-install sprinkler pipes and ensure they are buried under the ground so the drippers can work effectively at the plant roots.








319. Location: External – South Elevation – McMaster Walk

Finding: Stairs separating stage 1 and 2 buildings contains large amounts of efflorescence. (Refer thermal images).

Recommendations: As the water is most likely coming from adjacent garden beds on both sides, the garden beds need to be dug up, aggie pipe and crushed rock installed 600mm deep and then the planter bed walls waterproofed to ensure no moisture can pass through the underside of the pavers and into the stairs.


Finding: Blockwork is dirty and discoloured and evidence of efflorescence can be seen.

Recommendations: Ensure that the blockwork wall is correctly waterproofed from the garden bed side. Dig up garden bed and install crushed rock approximately 600mm down with an aggie pipe. Waterproof the blockwork wall to stop water ingress and re-fill garden bed.



Finding: Paint splatter to brickwork is evident underneath window.

Recommendations: Builders clean required to remove paint and to clean surrounding area.









Finding: Paint splatter evident to grilles.

Recommendations: Builders clean required to remove paint splatter and clean surrounding area.

Part 4: Video Evidence

Video 1 – This video shows in detail the loose door grille to the bin chute room doors. This grille should be removed and replaced with a grill that is cut correctly to size and fits securely in position without any movement.

Video 2 – This video shows the lack of fixings on the carpark storage cages. This cage in particular only has a fixing towards the bottom of the side rail and nothing at the top. As you can see from the video it is very loose and needs extra fixings into the slab so that this does not occur.

Video 3 – This video shows a sealing technique used throughout to attempt to seal the penetrations through the slab. Expanda foam is unsuitable for this application as the fire integrity of the building needs to be maintained. The use of a fire rated pillow and fire rated caulking needs to be utilized here.

Video 4 – This video shows the aluminium framed glazed door to the north elevation clashes with the tactile indicators on the ground. The door should be re- adjusted so that the bottom rail does not clash with the tactiles to prevent further damage.

Part 5: Marked Up Plan – Location of Defects

STAGE 2

Carpark Defect

#156-235,281

Front Entry Stage 2,

Defect # 300-304 STAGE 1

Carpark Defect

#1-69, 155

Grnd Flr Lobby,

Defect #115-117,

Fire Stair 4,

Defect #267-273

Fire Stair 1, Defect #236-246

Fire Stair 3, Defect

#257-266 Fire Stair 6,

Defect #70-75 Fire Stair 9, Defect

#100-114, 128-142

Fire Stair 2,

Defect #247-256

Fire Stair 5, Defect

#274-280

Fire Stair 7, Defect #76-86

Fire Stair 8,

Defect #87-99

Roof, Defect

#143-154

North Elevation,

Defect #292-296

East Elevation,

Defect #285-291

South Elevation,

Defect #282-284,

305-324

West Elevation,

Defect #297-299

Part 6: Thermal Report

Measurements °C

Ar1 Min 19.6

Parameters

15/04/2015 8:02:53 AM °C

23.3

Emissivity 0.8

Refl. temp. 20 °C

External Stairs separating stage

1 and 2 development -

Findings -

Moisture can be seen penetrating

the stairs and is becoming

visible on the surface.

On either side of the stairway

there are 2 garden beds which

may be contributing to this

issue due to waterproofing

failure on inside of garden beds.

Ar1

19.0

This is evident for Photos:

1089, 1090, 1091 & 1092

FLIR1089.jpg FLIR E6 63931855

15/04/2015 8:02:53 AM


1/17

Emissivity 0.8

Refl. temp. 20 °C

Measurements °C

Ar1 Min 19.9

Parameters

15/04/2015 8:03:03 AM °C

22.9

Ar1

18.7


15/04/2015 8:03:03 AM


2/17

Emissivity 0.8

Refl. temp. 20 °C

Measurements °C

Ar1 Min 18.6

Parameters

15/04/2015 8:03:18 AM °C

25.9

Ar1

18.4


15/04/2015 8:03:18 AM


3/17

Measurements °C

Ar1 Min 18.0

Parameters

15/04/2015 8:03:38 AM °C

28.7

Emissivity 0.8

Refl. temp. 20 °C

Ar1

18.1


15/04/2015 8:03:38 AM


4/17

Measurements °C

Ar1 Min 21.5

Parameters

15/04/2015 8:05:04 AM °C

27.4

Emissivity 0.8

Refl. temp. 20 °C

Carpark - Stage 1

Findings:

Moisture can be seen penetrating

the blockwork wall and causing

efflorescence to be seen on the

surface of the blockwork wall.

On the other side of this block

work wall there is a garden bed

which may be contributing to

the water ingress if it is not

correctly water proofed.

This is evident in photos:

Ar1

21.3

1093, 1094 and 1095 FLIR1093.jpg FLIR E6 63931855

15/04/2015 8:05:04 AM


5/17

Emissivity 0.8

Refl. temp. 20 °C

Measurements °C

Ar1 Min 22.9

Parameters

15/04/2015 8:05:14 AM °C

27.6

Ar1

22.8


15/04/2015 8:05:14 AM


6/17

Emissivity 0.8

Refl. temp. 20 °C

Measurements °C

Ar1 Min 21.5

Parameters

15/04/2015 8:05:30 AM °C

26.9

Ar1

21.3


15/04/2015 8:05:30 AM


7/17

Measurements °C

Ar1 Min 22.8

Parameters

15/04/2015 8:06:56 AM °C

25.1

Emissivity 0.8

Refl. temp. 20 °C

Carpark - Stage 1

Findings:

Stalactites can be seen forming

on the soffit of the concrete

slab. This is the result of a

continuous water leak coming

from the apartment above.

Investigative works are to be

carried out by a licensed

plumber to determine the origin

of the water leak and to rectify

Ar1

21.0

it to ensure no further water

penetrates the slab.

Prolonged exposure to water can

result in the slab losing its

structural integrity over a long

period of time.


1096, 1097 & 1098


15/04/2015 8:06:56 AM


8/17

Emissivity 0.8

Refl. temp. 20 °C

Measurements °C

Ar1 Min 23.2

Parameters

15/04/2015 8:07:03 AM °C

25.2

Ar1

21.1


15/04/2015 8:07:03 AM


9/17

Emissivity 0.8

Refl. temp. 20 °C

Measurements °C

Ar1 Min 23.1

Parameters

15/04/2015 8:07:34 AM °C

25.2

Ar1

21.2


15/04/2015 8:07:34 AM


10/17

Measurements °C

Ar1 Min 15.2

Parameters

15/04/2015 8:12:51 AM °C

23.4

Emissivity 0.8

Refl. temp. 20 °C

Carpark - Stage 1

Findings -

Moisture in the garden bed,

in particular up against the

blockwork wall is contributing

to the efflorescence which is

visible on the surface of the

blockwork wall inside the

carpark. To ensure this does

not keep happening, the garden

bed must be dug up, an aggie

Ar1

14.8

drain and crushed rock be

installed along the blockwork FLIR1099.jpg FLIR E6 63931855

wall at 600mm deep, and then be15/04/2015 8:12:51 AM

correctly waterproofed to

ensure no further water ingress

takes place.


1099 & 1100


11/17

Emissivity 0.8

Refl. temp. 20 °C

Measurements °C

Ar1 Min 14.7

Parameters

15/04/2015 8:12:57 AM °C

23.4

Ar1

13.7


15/04/2015 8:12:57 AM


12/17

Emissivity 0.8

Refl. temp. 20 °C

Measurements °C

Ar1 Min 23.4

Parameters

15/04/2015 8:23:00 AM °C

36.9

Carpark - Stage 1

Findings:

Water can be seen penetrating

through the blockwork wall

and running down the entire

corner. On the other side of

this wall there is a garden

bed which is the main

contributor to the water

ingress. Efflorescence

should be pressure washed

Ar1

24.1

off the wall, and

rectification works include


the digging up of the garden, 15/04/2015 8:23:00 AM

installation of an aggie drain

and crushed rock along the

wall at 600mm deep, and the

application of a waterproof

membrane to prevent further

water damage to the

blockwork wall.


1101, 1102 & 1103.


13/17

Emissivity 0.8

Refl. temp. 20 °C

Measurements °C

Ar1 Min 21.8

Parameters

15/04/2015 8:23:26 AM °C

25.2

Ar1

21.2


15/04/2015 8:23:26 AM


14/17

Emissivity 0.8

Refl. temp. 20 °C

Measurements °C

Ar1 Min 22.8

Parameters

15/04/2015 8:23:37 AM °C

26.7

Ar1

22.7


15/04/2015 8:23:37 AM


15/17

Measurements °C

Ar1 Min 22.5

Parameters

15/04/2015 8:23:57 AM °C

35.0

Emissivity 0.8

Refl. temp. 20 °C

Stairway separating stage 1

and stage 2 buildings

Findings:

Water can be seen on the

surface of the stairs and in

some cases running down the

face of each step.

There are garden beds on either

side of these stairs which

the lack of waterproofing

membrane is contributing to

Ar1

24.6

the water penetration.


1104 & 1105


15/04/2015 8:23:57 AM


16/17

Emissivity 0.8

Refl. temp. 20 °C

Measurements °C

Ar1 Min 25.7

Parameters

15/04/2015 8:24:02 AM °C

31.9

Ar1

27.0


15/04/2015 8:24:02 AM


17/17

Part 7: Terms and Conditions

The following information is very important and forms an integral part of this report.

Before you decide to purchase this property you should read and understand the following important information. It will help explain what is involved in a Standard Property Inspection, the difficulties faced by an inspector and why it is not possible to guarantee that a property is free of defects, latent or otherwise. This information forms an integral part of the report. The general adequacy of site drainage is not included in the Standard Property Inspection Report. Comments on surface water drainage are limited as where there has been either little or no rainfall for a period of time, surface water drainage may appear to be adequate but then during periods of heavy rain, may be found to be inadequate. Any comments made in this section are relevant only in light of the conditions present at the time of inspection. It is recommended that a Smoke Test be obtained to determine any illegal connections, blocked or broken drains.

1. This is a Visual Inspection only and in Accordance with AS4349.1

This visual inspection is limited to those areas and sections of the property fully accessible and visible to the Inspector at the time and on the date of Inspection. The inspection DID NOT include breaking apart, dismantling, removing or moving objects including, but not limited to, foliage, mouldings, roof insulation/sarking membrane , floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The Inspector CANNOT see inside walls, between floors, inside skillion roofing, inside the eaves, behind stored goods in cupboards, or other areas that are concealed or obstructed. The inspector DID NOT dig, gouge, force or perform any invasive procedures. In an occupied property it must be understood that furnishings or household items may conceal defects which may only be revealed when the items are removed. No detailed inspection is inferred to external areas over 3.6 metres above the natural ground level.

2. Scope of Report The Standard Property Report is not intended as a certificate of compliance of the property within the requirements of any Act, regulation, ordinance or by-law, or, as a warranty or an insurance policy against problems developing with the building in the future.

3. Limitations

Nothing contained in the Report implies that any inaccessible or partly inaccessible area(s) or section(s) of the property being inspected by the Inspector on the date of the inspection were free from defects latent or otherwise.

No responsibility can be accepted for defects which are latent or otherwise not reasonably detected on a visual inspection without interference with or removal of any of the structure including fixtures or fittings within the building.

This Standard Property Report does not contain any assessment or opinion in relation to any item, which is the subject of a Special Purpose Property Report (as defined in AS4349.1), or any matter where the inspection or assessment of which is solely regulated by Statute. Special Purpose Property Reports include comment on the following: Common property areas, environmental concerns such as sunlight, privacy, streetscape and views. Proximity of property to flight paths, railways and busy traffic or other neighbourhood issues. Noise levels, health and safety issues including the presence of asbestos or lead. Heritage concerns. Security or fire protection. Analysis of site drainage apart from surface water drainage. Swimming pools and spas. Detection and identification of illegal and unauthorised building and plumbing work. Durability of exposed finishes.

4. Important Information Any person who relies upon the contents of this Report does so acknowledging that the above clauses, definitions and disclaimers that follow define the Scope and Limitations of the inspection and form an integral part of the report.

5. Disclaimer of Liability No liability shall be accepted on account of failure of the Report to notify any problems in any area(s) or section(s) of the subject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector (including but not limited to any area(s) or section(s) so specified by the Report.

6. Disclaimer of Liability to Third Parties This report is made solely for the use and benefit of the Client named on the front of this report. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the Report wholly or in part. Any third party acting or relying on this Report, in whole or in part does so at their own risk.

7. Report Definition

This report is limited to a visual inspection of areas where reasonable access is available at the time of inspection. It does not purport to be geological as to foundation integrity or soil conditions, engineering as to structural, nor does it cover the condition of electrical, plumbing, gas or motorised appliances. It is strongly recommended that an appropriately qualified contractor check these services prior to purchase.

As the date if this report we have identified the items as listed herein, we do not accept any responsibility for items which may be damaged after the inspection has been completed.

As a matter of course, and in the interests of safety, all prospective purchasers should have an electrical report carried out by a suitably qualified contractor. This report is limited to (unless otherwise noted) the main structure on the site and any other building, structure or outbuilding specifically named within the report.

This Report attempts to assist in judging a building according to its age and level of maintenance and in providing relative comparisons. This inspection and report is not to be considered all-encompassing dealing with a building from every aspect. Rather it should be seen as a reasonable attempt to identify any significant defects visible at the time of the inspection. It is unrealistic to expect comment on minor defects or imperfections in the Standard Property Report. If this is required, a Special Purpose Property Report is recommended.

Whilst buildings may have many pleasing features there are few without defects and many are due naturally to age deterioration. Subject to the level of maintenance on the building it is common for the number of faults to have increased with age.

All items that are considered to be concealed or latent defects are excluded.

Shower Recesses: Tests may be made on shower recesses to detect leaks (if water is connected). The tests may not reveal leaks or show incorrect waterproofing if silicone liquid or masonry sealant has been applied prior to the inspection. Such application is a temporary waterproofing measure and may last for some months before breaking down. The tests on shower recesses are limited to running water within the recesses and visually checking for leaks. As showers are only checked for a short period of time, prolonged use may reveal leaks that were not detected at the time of inspection. If there is no evidence of a current leak during inspection that does not necessarily mean that the shower does not leak.

Glass Caution: Glazing in older houses (built before 1978) may not necessarily comply with current glass safety standards AS1288. In the interests of safety, glass panes in doors and windows especially in trafficable areas should be replaced with safety glass or have shatterproof film installed unless they already comply with the current standard.

Stairs & Balustrades: Specifications have been laid down by the Australian Building Code - Section 3.9 covering stairs, landings and balustrades to ensure the safety of all occupants and visitors in a building. Many balustrades and stairs built before 1996 may not comply with the current standard. You must upgrade all such items to the current standard to improve safety.

Swimming Pools: If a swimming pool is present it should be the subject of a Special Purpose Property Report. A detailed inspection on the status or serviceability of any swimming pool or associated pool equipment has not been carried out and is not within the scope of this report. Additionally, to adequately inspect a swimming pool, the water must be completely drained and all internal surfaces must be fully accessible. This report may contain notable observations, together with what is considered to be helpful information and advice.

This report does not identify timber-destroying pests. A timber pest inspection report should be obtained from a qualified timber pest inspector.If any cost of work estimates is given, these are merely opinions and should be taken as a general guide only. In the building industry, experience has shown that prices vary considerably and you must obtain independent quotations on any significant notable item from several contractors prior to purchase.

The operation of fireplaces, chimneys, alarm systems, intercom systems, electrical and mechanical appliances, air conditioning systems, smoke detectors and residual current devices have not been tested and are the subject of a Special Purpose Property Report. Should you require an inspection to be carried out on any item not specifically covered by this report, please request a Special Purpose Property Report on the specific item required.

No report is made on the presence, operation, installation or cabling of any free to air or pay television system.

8. Lighting Installations It should be noted that this inspection was done during daylight hours and therefore the adequacy of lighting in darkness could not be directly assessed.

9. Electrical Installations We have carried out a thorough visual inspection of the common property and assets visible from the common property areas. If there were any visible electrical installation issues they have been included in this section of the report. We have not carried out a thorough inspection of electrical installation and the main switchboard, as we are not qualified to do so, please ensure that a suitably qualified electrical contractor carries out a thorough visual inspection at least every 2 years, this inspection can be incorporated with the testing of the Residual Current Device if Community Circuits are present.

10. Plumbing, Gutters & Downpipes and Roofs We have carried out a thorough visual inspection of the common property and assets visible from the common property areas. If there were any visible plumbing, gutters and downpipes or roof issues they have been included in this section of the report. We have not carried out a thorough inspection of the plumbing, gutters and downpipes and roof, as we are not qualified to do so, please ensure that a suitably qualified plumbing contractor (who is qualified to undertake roof inspections) carries out a thorough regular inspection. We will recommend a qualified plumber to inspect if an issue is found.

11. Lifts Please ensure that if lifts are in the building(s) that regular maintenance programs are in place. This report does not cover lifts.

12. Painting Painting surfaces not exposed to the elements/corrosion should be included in the next painting cycle. Painting for aesthetic purposes is not included in this report.

13. Air Conditioning Only a general external inspection of air conditioning units is carried out where installed, therefore please ensure that if the Owners Corporation has air conditioner(s) in the building(s) they have regular maintenance programs in place. This report does not cover air conditioning units and air condition cooling towers.

14. Glass This report only addresses glass requiring obvious replacement. It does not cover the Building Code, Australian Standard and safety requirements of glass installed in the common property.

15. Plant and Equipment

Please ensure that if the Owners Corporation has plant and equipment in the building(s) that regular maintenance programs are in place for each piece of plant and equipment. This report does not cover plant and equipment.

16. Balcony Balustrades Wherever balcony balustrades are installed, please be advised that a comprehensive inspection of balcony railings was not carried out as part of this report. Also this report is only a visual inspection of areas accessible from the common property; therefore all balcony balustrades are not viewed. If there are any visible signs of corrosion on the balustrade including fixings and/or if the balustrades are over 10 years old a detailed inspection and testing of balustrades should be undertaken.

17. Pest Reports

If there are any visible signs of termite damage it is included in this report. We have not carried out a pest inspection of the site; as we are not qualified to do so, please ensure that a suitably qualified pest inspection contractor carries out thorough regular inspections.

18. Fire Fighting Equipment and Statutory Requirements It has been assumed that any building needing fire fighting equipment to meet legislative requirements such as the Building Code of Australia 1996 did meet those requirements at the time of construction. We have not examined the fire safety requirements for the building and make no comment as to the adequacy of the measures found in the complex. We have not and do not assess the condition of any fire fighting equipment within the complex. If the Bodies Corporate wishes to ascertain its position with respect to fire safety compliance it may carry out its own assessment. These guidelines should be placed on the Owners Corporation notice board. We have visually inspected the fire fighting equipment but have not carried out any testing and therefore cannot determine if the equipment has been tampered with or will be effective in case of fire.

Rooms below ground level: If there are any rooms under the house or below ground level (whether they be habitable or non-habitable rooms), these may be subject to dampness and water penetration. Drains are not always installed correctly or could be blocked. It is common to have damp problems and water entry into these types of rooms, especially during periods of heavy rainfall and this may not be evident upon initial inspection. These rooms may not have council approval. The purchaser should make their own enquiries with the Council to ascertain if approval was given. Where the property is covered by an Owners Corporation (Strata Title), we strongly recommend that an Owners Corporation search be conducted to ascertain the financial position, the level of maintenance and any other relevant information available through the conduct of such an inspection.

19. Services

Important Notes: In regard to plumbing or electrical, it should be noted that we are not plumbers or electricians and any comment made is not that of a qualified plumber or electrician. We recommend that a qualified contractor be engaged to make comment.

Service | Quality | Value

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