PRE PLASTER INSPECTION REPORT & DEFECTS LIST

Transcription

1 PRE PLASTER INSPECTION REPORT & DEFECTS LIST Lot 4337 Sample St, Cranbourne East Call us on: Postal Address: P.O. Box 22 Greensborough VIC 3088

2 TABLE OF CONTENTS Client & Property Details... 2 Inspection & Report Details... 2 Inspection Notes... 2 Report Purpose... 2 General... 2 Schedule of Building Defects... 3 Terms & Conditions for the Provision of this Report Plaster_Inspection_Report Page 1 of 24

3 CLIENT & PROPERTY DETAILS Client Name(s): Subject Property: Builder: Dwelling Type: BCA Classification: Construction Type: Footing Type: Roofing Type: Mr & Mrs Sample Lot 4337 Sample St, Cranbourne East Joke Homes Double Storey 1a & 10a Brick Veneer Concrete Slab Concrete Roof Tiles INSPECTION & REPORT DETAILS Inspection Date: Friday 21 st March 2017 Inspection Time: 9:30am Weather Conditions: Fine Stage of Works: Approaching Lock-Up Stage Date of this Report: Sunday 2 nd April 2017 INSPECTION NOTES At the time of this inspection, we note the following; 1. The roof sheets were being installed to the porch roof. 2. There was a perimeter scaffold in place, which will require the brickwork to be inspected at a later stage. 3. Several items from the frame stage report were covered over, and were unable to be viewed and confirmed as complete. REPORT PURPOSE The purpose of this inspection and report is to check on the progress of works and quality of workmanship at the specified construction stage, and to identify defects or faults in the new construction that do not reach an acceptable standard of quality, or have not been built in a proper workmanlike manner in relation to the Building Acts & Regulations, the Building Code of Australia (BCA), any relevant Australian Standard, any manufacturer s installation instruction or the acceptable standards & tolerances as set down by the Victorian Building Authority (VBA). GENERAL This report is the result of a visual inspection only and is intended to provide a reasonable confirmation of the progress and quality of the works to date and to note items that may need attention by the builder to ensure satisfactory quality of workmanship. Should the reader of this report have any questions in relation to the items set out within it, please do not hesitate to contact me. Yours faithfully, Brett Whittingham m: e: brett@correctinspections.com.au Plaster_Inspection_Report Page 2 of 24

4 SCHEDULE OF BUILDING DEFECTS The following is a list of newly identified defects that exist in the finishes and the quality of those finishes, for which rectification can reasonably be expected to be the responsibility of the builder. 1. Outstanding Item From Frame Report Dated Thursday 8 th December 2016 S1 Angle Brace Cut Depth The S1 angle braced walls throughout this home have been cut into the frame 27mm deep, however the engineering note on S11 specifies a maximum of 20mm, which has weakened every stud and plate. The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, clause Notching, Trenching and Holes in Studs and Plates states Studs may be designed as notched or notnotched. For common studs, the maximum notch depth for single or upper-storey or lower-storey construction shall be 20mm. These over cut wall studs will need to be replaced or strengthened to comply with the above. This item had not been rectified. 2. Outstanding Item From Frame Report Dated Thursday 8 th December B8 Beam Not Supported The end of the 1B8 beam along the front wall of the study has not been installed in such a way that it is being supported underneath. The entire front corner of the floor, upper walls and roof upstairs is currently being supported by a 90x45 top plate, with no studs underneath, and is at risk of collapse. This item should not have passed a building inspection by the building surveyor s inspector The engineer must be consulted immediately to design a rectification methodology. A copy of the rectification design, and a copy of the inspection by the relevant building surveyor s report should be provided. This item had not been rectified. This item must be immediately checked by the engineer to ensure this area is suitably constructed. Plaster_Inspection_Report Page 3 of 24

5 3. Outstanding Item From Frame Report Dated Thursday 8 th December 2016 Floor Joist To Steel Detail The floor joists have not been connected to the 1B2 UC steel beam in the living area as specified by the detail on S8 of the engineering. The engineer will need to be consulted to design a rectification for this item. A copy of the rectification design, and a copy of the inspection by the relevant building surveyor s report should be provided. This item had not been rectified. 4. Outstanding Item From Frame Report Dated Thursday 8 th December B6 Beam Over Cut The 1B6 beam has been completely overcut at the connection to 1B8 beam, which has left the beam undersized, with an effective size of approx mm smaller than that specified by the engineer. The engineer will need to be consulted to design a rectification for this item. A copy of the rectification design, and a copy of the inspection by the relevant building surveyor s report should be provided. This item had not been rectified. 5. Outstanding Item From Frame Report Dated Thursday 8 th December 2016 Stair Beam Connections The timber beams that form the stair void have not been connected as specified by the engineer with joist hanger brackets, instead inadequately connected using trip-l-grips. Plaster_Inspection_Report Page 4 of 24

6 Joist hanger brackets must be installed as specified by the engineer. This item had not been properly rectified. There has not been adequate fixings through the joist hanger bracket into 1B Outstanding Item From Frame Report Dated Thursday 8 th December B10 Beam To Beam Connection The 1B11 beam has not been extended 300mm past the wall for the proper connection to 1B10 as specified on the engineering. Additionally, the joist hanger connection at each end of 1B10 has not been installed. The beam at 1B11 must be replaced so it extends 300mm past the wall, and joist hanger brackets fitted to each end of 1B10 as specified. This item had not been rectified. Plaster_Inspection_Report Page 5 of 24

7 7. Outstanding Item From Frame Report Dated Thursday 8 th December 2016 Studs Supporting Roof Girder Loads All of the stud columns installed under the upper roof girder trusses are 3/90x35mm studs, however the engineer has specified DS, which is 2/90x45mm studs, nail laminated. These stud columns must be carefully replaced with the DS columns, or alternatively the engineer should be consulted to provide comment on the stud columns installed. A copy of this correspondence from the engineer should be forwarded. This item had not been rectified. 8. Outstanding Item From Frame Report Dated Thursday 8 th December 2016 Sheer Blocks The sheer blocks installed at the top of the walls to secure them to the roof trusses have not been installed as specified by the engineer on sheet S11. The sheer blocks will need to be reconstructed to match the engineering. This item had not been rectified. Plaster_Inspection_Report Page 6 of 24

8 9. Outstanding Item From Frame Report Dated Thursday 8 th December 2016 Downpipes Not Connected To Stormwater There have not been temporary downpipes fitted to the gutters of this house, which is directing water collected from the roof onto the ground immediately adjacent to the footings, and contributing to possible future structural movement and slab heave. The engineer has included the following General Note on sheet S1 of the engineering in regards to this issue, stating that Downpipes must be directed away from the building footings to legal point of discharge, to avoid/minimise edge heave ; Temporary downpipes must be immediately fitted to the gutters, and the site drainage rectified to prevent further ponding of water against the footings. This item had not been rectified. 10. Outstanding Item From Frame Report Dated Thursday 8 th December 2016 Jamb Studs Over Cut The jamb studs installed to the ends of the lintels over most of the window and door openings throughout this home have been overcut. Plaster_Inspection_Report Page 7 of 24

9 It is a requirement of A.S 1684 Residential Timber-Framed Construction, clause Jamb Studs (studs at sides of openings), that openings are to have 1 full-length stud on either side of the openings. Additional full-length jamb studs will have to be installed to the required ends of these lintels. This item had not been rectified. 11. Outstanding Item From Frame Report Dated Thursday 8 th December 2016 Nogging Alignment There are several noggings throughout the walls of this home that are offset or staggered from the ones beside it by up to 350mm. The relevant Australian Standard AS 1684 Residential Timber-Framed Construction, clause Nogging, states Noggings may be installed anywhere in the depth of the stud. Stagger in the row of noggings shall be not greater than 150 mm. Additional noggings must be installed so they are correctly aligned with the abutting ones as required by Australian Standard AS This item had not been rectified. 12. Outstanding Item From Frame Report Dated Thursday 8 th December 2016 Hip Trip-L-Grips The trip-l-grips designed to hold the hip roof trusses down throughout this home have been installed on their flat, which is not the correct orientation. The manufacturer s installation guidelines require four nails into the side of the top plates, two into the top of the top plate, and four into the side of the truss, as per their detail above right. These brackets will need to be re-installed in the correct orientation, with the required number of nails fitted through each section of the trip-l-grips. This item had not been rectified. Plaster_Inspection_Report Page 8 of 24

10 13. Outstanding Item From Frame Report Dated Thursday 8 th December 2016 Truss Blocking There are several areas where the roof trusses have been incorrectly blocked/wedged down onto the top plates of non-load-bearing walls, making them load-bearing, and not allowing the trusses to deflect as they were designed to. The relevant Australian Standard AS 1684 Residential Timber-Framed Construction, states in section Internal Walls Trussed Roofs, that Non Load-bearing walls shall be kept a minimum of 10mm below the underside of the bottom chord, or ceiling battens when used. Also, Australian Standard AS 4440 Installation of Nail-plated Timber Roof Trusses, state in section Non Load-bearing Walls, that Non load-bearing walls, as designated, shall not carry any truss loading and shall not be packed to touch the underside of trusses (see Figure 2.1). Australian Standard AS 4440 Installation of Nail-plated Timber Roof Trusses, also state in Appendix B2 Camber, that Trusses are built with camber to allow for the initial deflection at the take up of load and some creep (i.e. long-term deflection) as the timber settles. Thus, packing to the underside of a truss over a non-load-bearing wall may stop these deflections and in turn support the truss in an incorrect position. These areas will need to be reconstructed to allow the trusses to deflect as designed. This item had not been rectified, and in fact there are now dozens more areas where this has been done, worsening the problem significantly. Plaster_Inspection_Report Page 9 of 24

11 14. Outstanding Item From Frame Report Dated Thursday 8 th December 2016 Broken Truss Chord The top chord near the apex of the truncated TS3 truss above the WIR has been damaged/broken during transport or installation, and has not been adequately supported. The truss manufacturer must be consulted to design and install an appropriate repair to ensure the structural integrity of this roof system is maintained. The builder should forward the engineering from the manufacturer specific to this rectification. This item had not been rectified. 15. Water Tightness There are several areas of this home that are not water tight. The house must be fully water tight prior to installing plaster, to avoid water damage and/or vermin entry into this home. Plaster_Inspection_Report Page 10 of 24

12 16. Master Suite Window Reveal The MDF reveal on the lower left hand side of the master suite window is badly damaged due to poor installation methodology, and appears beyond repair. This reveal should be replaced. 17. Sarking To Rear Wall There are areas on the rear upstairs wall of this house that have not had wall sarking installed. This must be completed prior to installing external cladding or plasterboard. 18. Wall Insulation Batts Many of the wall insulation batts throughout this home have dislodged from between the studs. Plaster_Inspection_Report Page 11 of 24

13 The relevant Australian Standard AS 3999 Thermal Insulation of Dwellings, Bulk Insulation Installation Requirements states in section 3.2 (d) that Bulk insulation shall be restrained where it may fall or slide out of position. The missing batts must be fully reinstalled and properly restrained into position, prior to plastering commencing. 19. Thin Ceiling Insulation Batt There has been a section of ceiling insulation installed where the batt has had its thickness reduced significantly, which will not provide adequate insulation to this area. All of the batts should be checked, and any reduced-thickness batts replaced with the correct type to ensure this house meets its energy rating value. 20. Wall Sarking Tears There are several tears, rips and holes in the wall sarking that are visible where no wall batts have been installed, which brings into question the areas that are not visible. These areas must be fully taped and sealed. 21. Multiple Holes In Top Plates There are several areas where multiple holes have been drilled through the top plates at closer than 270mm centres. Plaster_Inspection_Report Page 12 of 24

14 The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, clause Notching, Trenching and Holes in Studs and Plates states that the distance between holes and/or notches in a plate s depth is 3 times the width of plate. Therefore these 90mm top plates should not have any holes spaced at close than 270mm centres. The top plates in these areas will also need to be trimmed/strengthened. 22. Ply Clad Walls The ply cladded wall in the laundry is not straight, and will cause the plasterboard to bow once installed. This wall must be straightened prior to plaster, and the other similarly ply clad walls should also be checked and rectified where required. 23. Ceiling Insulation Batts There are areas of ceiling insulation not installed in the rear theatre room, which will be very difficult to check and install once plasterboard is installed. These batts must be securely installed into place for reasons already outlined in this report. Plaster_Inspection_Report Page 13 of 24

15 24. Meter Box Stud Centres The studs at the sides of the electricity meter box are currently at 685mm centres, which is much greater than the maximum of 600mm that plasterboard can span. Additional framing must be installed into this frame. 25. Water Run In Pipe The water run in pipe near the electrical meter box has not been connected, which will need to be done prior to plasterboard. 26. Guest Ensuite Studs Damaged The load bearing studs that carry the floor, wall and roof load of upstairs behind the guest ensuite shower taps have been checked into by up to 30mm. The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, clause Notching, Trenching and Holes in Studs and Plates states Studs may be designed as notched or notnotched. For common studs, the maximum notch depth for single or upper-storey or lower-storey construction shall be 20mm. These studs will have to be replaced or strengthened to comply with the above standard, and the engineering. Plaster_Inspection_Report Page 14 of 24

16 27. Plaster Ceiling Trimmer There is a plaster ceiling trimmer missing in the rear corner of the butler pantry. This must be installed prior to plaster. 28. Plaster Ceiling Trimmer Centres Many of the ceiling trimmers have been installed at up to 750mm centres, however ceiling plasterboard can only span 600mm centres maximum. Additional trimmers must be installed where these trimmers are spaced wider than 600mm centres. 29. Theatre Ceiling Trimmers There have not been any trimmers installed into the ceiling along the wall at the entry to the theatre to support the ceiling plasterboard. 30. Steel Post In Study The entry corner of the study has a steel post on the corner, which will make securing plasterboard on the corner impossible, and make this area susceptible to cracking. Plaster_Inspection_Report Page 15 of 24

17 31. Alfresco Beams The brickwork in the alfresco area has been installed hard up to the underside of the timber beams, which will not allow them to shrink or settle. The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, in Appendix E, Section E3 Allowance For Shrinkage states Allowance should be made for the effects of shrinkage when openings occur in external brick veneer. The brickwork must be reconstructed to meet the minimum standards mentioned above. 32. Wall Junctions The studs at the junction of each adjoining wall throughout this house have only been fixed with one nail into each corner block. Plaster_Inspection_Report Page 16 of 24

18 The relevant Australian Standard, A.S 1684 Residential Timber-Framed Construction clause Wall Junctions states Internal and external walls shall be fixed together with a minimum of 2/75mm nails at 900mm maximum centres. All of these junction studs need to have additional nails fixed through them in accordance with the above. 33. Activity Room Bulkhead Joists The ceiling joists installed into the activity room bulkhead to support the plasterboard have been installed on their flat, which has no effective strength, and up to 800mm centres. This area will need to be strengthened to properly support the plasterboard. 34. Wall Trimmers/Noggings There have not been any trimmers/noggings installed between the wall studs under the activity room bulkhead to pick up and support the edges of the wall sheets that are to be installed under it. It is a requirement of clause Perimeter Fixing of Australian Standard AS/NZS 2589 Gypsum Linings - Application and Finishing, that Fasteners shall be installed at 300 mm maximum centres at all internal angles, external corners and at openings. For perimeter fastening. Given the spacing of the existing studs, trimmers or noggings will need to be installed so that the edges of the wall sheets can be securely fixed to the wall framing at their required centres. 35. Short Noggings There are several short noggings throughout the walls of this home, which must be replaced. Plaster_Inspection_Report Page 17 of 24

19 36. Ensuite 2 Stud Damaged The studs behind the ensuite 2 shower taps have been checked into by up to 35mm. The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, clause Notching, Trenching and Holes in Studs and Plates states Studs may be designed as notched or notnotched. For common studs, the maximum notch depth for single or upper-storey or lower-storey construction shall be 20mm. These studs will have to be replaced or strengthened to comply with the above standard. 37. Top Plate Holes The top plates in several walls have had holes of up to 70mm drilled through the centre of their 90mm depth. The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, clause Notching, Trenching and Holes in Studs and Plates states that Holes in studs and plates shall be located within the middle half of the depth and breadth of the member respectively, and that a maximum hole of 25mm in diameter may be drilled through the wide face of a plate. It also notes that Top and bottom plates in internal non-loadbearing and non-bracing walls may be discontinuous up to 60mm (cut or drilled) to permit installation of services provided that, at the discontinuity, the plates are trimmed or otherwise reinforced either side of the discontinuity to maintain the lateral and longitudinal integrity of the wall. These plates will have to be properly trimmed/strengthened. 38. Sewer Breather Cap The sewer breather cap has not been installed over the bed 3 WIR wall, and is left simply sitting in the ceiling space not connected. This must be properly installed. Plaster_Inspection_Report Page 18 of 24

20 39. Wall Stud Crippling There has been numerous studs within the walls of this home, which have been crippled to straighten them. These cuts into this studs are up to 60mm deep, or 2/3rds the depth of the stud, while the cleats that have then been fixed to the sides of the studs only extend up past the cut by 50mm. The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, clause Straightening of Studs states that Common studs may be straightened by crippling with saw cuts and cleats (see Figure 6.2) shown below- As the above Figure shown the depth of the cut into this stud should have been no deeper than ½ its depth and the cleat is required to extend a minimum of 300mm above and below the cut. The present crippled stud does not comply with the requirements of A.S 1684 Residential Timber-Framed Construction and must be replaced before it fails. Plaster_Inspection_Report Page 19 of 24

21 40. Door Jamb Stud Crippling Further to the above item, there are door opening jamb studs which have been crippled. The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, clause Straightening of Studs states that Common studs may be straightened by crippling with saw cuts and cleats (see Figure 6.2). As the standard only allows for common studs to be crippled, these jamb studs must be replaced. 41. Truss Deflection There are numerous areas (between 12-20) where the roof trusses have been incorrectly blocked/wedged down onto the top plates of non-load-bearing walls, making them load-bearing, and not allowing the trusses to deflect as they were designed to. These areas will need to be reconstructed to allow the trusses to deflect for reasons already outlined in this report. 42. Ensuite Studs Damaged There are studs in the ensuite that have also been checked into by up to 35mm. This item will need to be rectified for reasons already outlined in this report. Plaster_Inspection_Report Page 20 of 24

22 43. Ensuite Bath Noggings/Trimmers There have not been noggings or trimmers installed above and beside the bath hob to support the ends of the plasterboard sheets. This item will need to be rectified for reasons already outlined in this report. 44. Holes Not In Centre Of Wall Top Plate Several of the holes drilled through the top plates of the walls throughout this home to route the services have been cut through the top plate near the edge, not in the centre. The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, clause Notching, Trenching and Holes in Studs and Plates states that Holes in studs and plates shall be located within the middle half of the depth and breadth of the member respectively, and that a maximum hole of 25mm in diameter may be drilled through the wide face of a plate. As these holes are not in the middle half of the plate, these plates will have to be properly trimmed/strengthened, or otherwise replaced. Plaster_Inspection_Report Page 21 of 24

23 45. Wall Noggings Several wall noggings have only been nailed with one nail through the studs, instead of the minimum of two nails specified by AS Additional nails will need to be installed into these noggings. 46. Ensuite Nogging Damaged There is a nogging in the ensuite that has been almost completely cut away where the sewer pipe and wall brace run through it in the same area. The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, clause Noggings states that Unless otherwise specified, the minimum nogging size shall be the depth of the stud minus 25 mm by 25mm thick, or the nogging shall have a minimum cross-section of 50 mm 38 mm for unseasoned timber and 42 mm 35 mm for seasoned timber, and shall be suitable, where required, for the proper fixing of cladding, linings, and bracing.. This nogging will need to be replaced. Plaster_Inspection_Report Page 22 of 24

24 47. Missing Wall Noggings There are noggings in the ensuite wall that have been removed, and will need to be reinstated prior to the installation of plasterboard. 48. Window Installation There are several windows that do not fit properly into their respective openings, and have been poorly installed, not in accordance with manufacturer s guidelines or general industry good practice. These windows should be properly installed to avoid possible future issues. Plaster_Inspection_Report Page 23 of 24

25 TERMS & CONDITIONS FOR THE PROVISION OF THIS REPORT 1. The Report is expressly produced for the sole use of the Client. Legal liability is limited to the Client. 2. No advice is given regarding the presence, or effect, of termites on the Property. A specialist company should be approached to provide such certification if required. 3. Any dimensions given are approximate only. Should any dimensions be considered critical, or important, they should be accurately measured. 4. The Client acknowledges, and agrees that any comments contained in the Report relating to matters of an electrical or plumbing nature, are based on a visual inspection only carried out by the Inspector on the day of the inspection, and should not in any way be relied upon by the Client as a substitute for obtaining expert professional advice from a licensed electrician or plumber. 5. Any charge-out rate quoted relates to normal work and are not applicable for work relating to arbitration, mediation, conciliation, expert witness, court appearance or any other legal application. 6. The Report comments on only those features that were reasonably visible and reasonably accessible at the time of the inspection, without recourse to viewing platforms, the removal, or moving, of building components, or any other materials of any kind or any other unusual methodology. 7. We have not inspected framework or other parts of the structure/property that are covered, unexposed or inaccessible, and are therefore unable to report that any such part of the structure is free from defect. 8. Only those items in the Report that have been commented upon, have been inspected. If there is no comment against an item, it has not been inspected. The Inspector gives no undertaking that they will inspect all items present on the day of the inspection. 9. This report, its layout and contents are the copyright of Correct Inspections. Any person, party or entity, other than the party named as the client on this report hereof that uses or relies upon this report without our expressed written permission is in breach of this copyright. 10. All advice given by the Inspector and not included in the Report is given in good faith. However, no responsibility is accepted for any losses, either direct or consequential, resulting from the advice. 11. The Report is confirmation of a visual inspection of the Property carried out by the Inspector on the day of the inspection, and only covers those items that could reasonably be detected by such visual inspection at the time of such inspection. 12. All statutory or implied conditions and warranties are excluded to the extent permitted by law. 13. To the extent permitted by law, liability under any condition or warranty that cannot legally be excluded, is limited to: a. Supplying the Report again; or b. Paying the cost of having the Report supplied again. 14. If the Report fails to conform in any material respect to the terms and conditions set out herein, then: a. The Inspector is not liable unless the Client notifies the Inspector of the failure within 28 days after the date of delivery of the Report; and b. The liability of the Inspector is, in any case, limited to the cost of providing this inspection, and the Inspector is not liable for any consequential damage. 15. The provisions of clause 13 above are subject to the provision of any statutory condition or warranty that cannot legally be excluded. 16. Payment to the Inspector will be made at the time of inspection or prior to the supply of the report. 17. The terms and conditions contained herein: a. Constitute the entire agreement and understanding between the Client and the Inspector, on everything connected to the subject matter of the Agreement; and b. Supersede any prior agreement or understanding or anything connected with that subject matter. 18. These are the standard terms and conditions under which we provide our service to you. When we provide you our service, we do so on the basis that: a. These terms and conditions make up the terms of the contract between you and us; and b. You agree to be bound by these terms and conditions. 19. If you do not agree to be bound by these terms and conditions, then you must contact us prior to us providing you our service to advise us that: a. You do not want to make a contract with us; and b. Do not want us to provide our service to you. Plaster_Inspection_Report Page 24 of 24