This report is produced without prejudice.

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1 Web Page: Ph: INSPECT DIRECT Pty Ltd Property Address: Dwelling Sample.Frame.stage.inspection Building Construction Advice Inspection Report This is not a Pest Inspection Stage of construction: Frame Stage Inspection.. This report is produced without prejudice.

2 Ph: Construction Advice Report This is not a Pest Inspection Site Address: Dwelling Victoria Clients Name: Clients Phone: Date of report: 15/08/13 Date of inspection: 15/08/13 Weather conditions at time of inspection: Fine Cloudy Wet Windy Name of prescribed building practitioner: Salvatore Mamone B.Arch (Architect) Address: 144 Centenary Drive Mill Park Victoria Post Code: 3082 Architects Registration No Signature: Salvatore Mamone Stage of Construction for this building: 3.0 Frame Stage 1.0 Contract Stage - An explanation of common contract terms with explanation of client/builder obligations. 2.0 Base Stage - After concrete footings are poured, or after stumps, piers, columns are installed, or the concrete floor slab has been poured and is completed. 3.0 Frame Stage - When the wall frame and roof frame is complete; 4.0 Lock Up - When external walls are complete, and all windows are installed, doors are installed, roof coverings are fixed, and the flooring is installed; 5.0 Fix Stage - When timber skirtings, timber architraves, and joinery units are installed the house is ready for paint; 6.0 Pre-handover Inspection: Preliminary Pre-handover inspection house is nearing completion with some incomplete works & incomplete repairs. 6.2 Final Pre-handover - When the home is presented for handover: 7.0 Maintenance Period Expiry - A final inspection just before the Maintenance or Defects Liability period expires (typically 3-6 months after completion): Advice Summary: This inspection was performed in accordance with current Australian Standards & in accordance with current Standards & Tolerances as outlined by the Victorian Building Commission. The inspection is a visual inspection of the property as presented by the builder. This inspection performed does not in any way attempt to verify site dimensions, finished dimensions of the completed sections or parts of the building, levels, wall alignments, floor alignments, or ceiling alignments. The inspection performed does not in any way attempt to verify contractual conditions. This report contains a list of a number of defects that in our judgement require rectification. Note: This report will note incomplete and /or defective work in reference to the Guide to Standards and Tolerances published by the Victorian Building Commission or similar in each State or Territory. 1

3 Ph: Description of the building/s & Site: Services Connected to Property: Footings: Concrete Alarm System: Floor Structure: Ducted Vacuum: Brick Piers - Timber Floor Trusses Floor Coverings: Electrical Meter Box & Switch Board: Wall Structure: Gas: - Timber Frame Roof Structure: Water: - Timber Frame External Wall Cladding: Sewerage / Drains: - Not Yet Complete Internal Wall Lining: Rain Tank: Internal Ceiling Lining: Air-Conditioning: Roof Cladding: Heating: Concrete Tiles Window Frames: Hot Water System: Aluminium Number of storeys: Smoke Detectors: Two Site Slope: Trees: Nil - Downwards Slope to Rear *List of Defects Detected During Inspection* 1. Floor Frame: 1.1 Section of AS Residential Timber Framed Construction requires that floor frame to be protected from moisture rising through the substructure In this instance that requires that an impervious weatherproofing moisture battier is installed between the underside of all timber frame members & the top of base brickwork Commonly used moisture barrier to use is: Bituminous strips. 1.2 Detailed inspection of the sub floor revealed instances where the timber floor frame is in direct contact with the substructure / base brickwork This does not comply with section of AS Rectification will require reinspection of all floor frame supports & ensuring that impervious bituminous strips cover all parts of contact between the timber floor frame & the sub structure / base brickwork Ensure that all floor frames around the perimeter of the building is protected from moisture transfer from the base brickwork Ensure that all floor frame within the sub floor area underneath the house is protected from moisture transfer from the base brickwork. 2

4 1.3 Steel post supporting first floor loads located within the centre of the house is inadequately supported This is a main support element Currently the builder has this main support beam supported on a piece of timber sitting directly onto the ground Recommend building a brick pier underneath this steel post to provide 3

5 adequate support. 1.4 Multiple Timber blocking installed around the perimeter of the sub floor have not been adequately laminated together in accordance with AS Ensure that all multiple timber blocks are adequately laminated together in accordance with AS to ensure lateral stability of the timber blocks Multiple timber blocks installed directly underneath the northwest corner of the Dining room are crooked displaying excessive lean These timber blocks will require straightening & lamination. 1.5 Base plate connections of the steel posts sitting on top of the floor frame are substandard: Inadequate bolt fixings have been installed not all required bolts have been installed in all fixing holes in the post base plate The post base plates have been placed over particleboard sheet flooring & bolts have been screwed into the particleboard sheet flooring without timber blocks installed to secure the fixing bolts Particleboard sheet flooring is not designed to support steel posts & inadequate for bolt fixing The author of this report recommend installation of timber blocks 4

6 Ph: to ensure that bolt fixing points are secure & that loads directed down from the steel posts is transferred adequately into the floor frame Recommend consultation with structural engineer for a solution. 5

7 Ph: Wall Frames: 2.1 General Frame requirements: Wall Junctions & Wall Corners: Ensure that all wall corners & wall junctions are adequately blocked in accordance with section of AS Residential Timber Framed Construction Minimum provision of 200mm long stud sized timber blocks spaced at maximum 900mm apart vertically up the wall corner or wall junction All studs & timber blocking to be secured / laminated together with nails to prevent delamination / separation Ensure that multiple studs are laminated together in accordance with section 9.5, table 9.4 of AS Residential Timber Framed Construction ensuring that 1 / 75 X 3.03mm nail is driven to laminate the studs at maximum 600mm centre spacing s vertically up the multiple studs Ensure that timber studs fixed to steel posts are laminated together in accordance with section 9.5, table 9.4 of AS Residential Timber Framed Construction ensuring that 1 / 75 X 3.03mm nail is driven to laminate the stud / posts at maximum 600mm centre spacing s vertically up the multiple studs Ensure that all base plates of wall frames sitting directly over steel beams are adequately laminated to the steel beams in accordance with section 9.5, table 9.4 of AS Residential Timber Framed Construction ensuring that 1 / 75 X 3.03mm nail is driven to laminate the bottom wall plate to the steel beams at maximum 600mm centre spacing s. 3. Exterior Frame Inspection: 3.1 West Side of the building: First floor wall frame of the Ensuite is overhanging floor frame by approximately 20mm Section 3 of BCA & section 4.08 of Guides to Standards & tolerances specify wall frames that overhang more than 10mm require support In this instance support of wall frame is required to Ensuite compliance with current regulations. 6

8 3.1.2 Timber blocking at wall corners does not comply with section of AS Steel beam supporting first floor loads located directly over entry porch is supported on 1/2 brick of entry porch brick pilaster Structural design documents not available to view At time of inspection unable to verify if this connection / support is adequate Recommend checking structural design to determine if this support & connection is adequate. 7

9 3.2 North Side of the House: First floor wall frame at western end of Bedroom No.1 is overhanging floor frame by approximately 20mm Section 3 of BCA & section 4.08 of Guides to Standards & tolerances specify wall frames that overhang more than 10mm require support In this instance support of wall frame is required to Ensuite compliance with current regulations Timber lintel above Dining room window is inadequately supported at ends There is no bracket fixing this timber lintel to the steel post Studs supporting the timber lintel are inadequately laminated to the steel post as well the timber studs are not sitting on the floor & are proud of the floor. 8

10 3.3 South Side of the House: Timber blocking at wall corners & wall junctions does not comply with section of AS Timber Frames Construction. 4. Garage: 4.1 Base of bottom plate of wall frames are not sitting on impervious moisture barrier strips Section of AS Residential Timber Framed Construction requires that timber frame to be protected from moisture rising through the substructure In this instance that requires that an impervious weatherproofing moisture battier is installed between the underside of all timber frame members & the top of base brickwork Commonly used moisture barrier to use is: Bituminous strips. 9

11 4.2 Short studs installed at the base of the south wall frame are incorrectly supported with no timber bottom plate installed across the base of this wall This base wall is incorrectly constructed & does not comply with section 6 of AS1684 Residential Timber Framed Construction Recommend rebuilding this base wall in accordance with AS Residential Timber Framed Construction. 4.3 Wall frames of the south wall of garage are not protected from moisture & are not separated from base brickwork with impervious moisture barrier strips both vertically & horizontally on all studs & bottom plates Section of AS Residential Timber Framed Construction requires that timber frame to be protected from moisture rising through the substructure In this instance that requires that an impervious weatherproofing moisture battier is installed between the underside of all timber frame members & the top of base brickwork Commonly used moisture barrier to use is: Bituminous strips. 10

12 4.4 Inadequate blocking / support under threshold of door that leads into the house: Recommend installation of timber blocking to ensure that floor span across width of door openinig does not exceed 450mm. 5. Fire Wall: 5.1 Inspection of the fire wall between the two dwellings revealed substandard & inadequate installation that does not comply with Boral Partiwall Shaft Liner fire barrier plasterboard Two thirds of this wall was found to be loose Installation brackets do not comply with Boral specifications requiring a fixing bracket at every wall stud Not all Fixing brackets are not at wall studs a number of fixing brackets are fixed to noggings All shaft liner joints & connections & gaps at connections or joints to be filled with acoustic fire retardant caulking compound Timber wall or roof frames are not permitted to penetrate the shaft liner between dwellings All damaged sections of Shaft Liner plaster board to be adequately required / replaced Sections / panels of Shaft liner plasterboard have slipped located at the 11

13 northern end of the partiwall. Technical information from Boral attached to the back of this report 12

14 6. Entry: 6.1 Multiple studs on south side of entry door opening have not been adequately laminated together or to the steel post Recommend checking & rectifying all multiple stud laminations as required Recommend checking & rectifying all timber stud laminations to steel posts as required. 13

15 Ph: Dining room: 7.1 North west corner of room: Multiple studs have not been adequately laminated together or to the steel post. 7.2 North east corner of room: Multiple studs have not been adequately laminated together or to the steel post. 8. All ground floor non load bearing walls: 8.1 Section 6 of AS Timber Framed Construction requires that non load bearing walls to be supported / reinforced from / against lateral movement by installing slip brackets on top of non load bearing wall frames to underside of first floor frame or bottom chord of roof frame / trusses Slip brackets to be installed at maximum 1.8m spacing. 8.2 Detailed inspection of ground floor non load bearing walls revealed that slip brackets have not been installed to reinforce walls against lateral movement. 14

16 8.3 Powder room: Multiple studs have not been adequately laminated together or to the steel post. 8.4 Laundry: Threshold of doorway into garage is inadequately supported Recommend installation of timber blocks at mid length of door opening to reduce span of the floor frame. 15

17 8.4.2 Nogging missing west wall of room. 8.5 First Floor ensuite: Noggings missing south wall of room. 8.6 Bedroom No.1: Noggings missing under window north wall. 16

18 8.6.2 Nogging missing west end of north wall. 8.7 Bedroom No.2: Nogging damaged located northwest corner of room Nogging missing located northeast corner of room Nogging / blocking missing mid length of south wall within wardrobe. 17

19 8.8 Bedroom No.3: Nogging missing northeast corner of room. 8.9 First Floor Corridor: Noggings damaged located at the south end of east wall Wall frame incomplete window opening too large. 18

20 8.10First Floor toilet: Noggings damaged located southeast corner of room Top of fire wall between Dwelling #2 & Dwelling #1 along eaves line of dwelling #1 is incomplete & does not provide adequate fire separation / protection between the two dwellings. 8.11Bathroom: Nogging missing located southeast corner of room. 19

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22 BORAL PLASTERBOARD Build something great INSTALLATION OF PARTIWALL SHAFTLINER FIRE BARRIER Step 1: Fixing bottom track Position track at the base level centred in the Partiwall cavity and attach to foundation with power actuated fasteners at both ends and at 600mm maximum spacing. Use full lengths spaced 6mm apart and 20-40mm from the frame. Start and end nominal 40mm from inside of external brickwork or level with inside face of cladding material. Equal Step 2: Cut Shaftliner panels and Partiwall stud to the same length Step 3: First Shaftliner panel fitted into base track To enable later fixing of aluminium clips, cut this Shaftliner panel to width so that its edge falls at least 50mm from a wall frame stud. House the outside edge at the end of the wall with the track. Screw this end track to the base track where they meet with 10g x 16mm D type screw. Step 4: First Partiwall stud fits fully down into track Move it along the track to house the edge of the Shaftliner. Lightly tap up to give a snug fit. Fit the second Shaftliner panel. Fix H-stud to timber frame with Partiwall aluminium clip. Step 5: Continue fitting Partiwall studs and Shaftliner panels House last Shaftliner panel with track at the end of the wall. Exposed Shaftliner barrier, may be subjected to high wind forces and so must be adequately braced while exposed to the wind. Continue to erect Partiwall studs and Shaftliner panels progressively until the fire barrier is completed. Step 6: Aluminium Partiwall clips fasten all Partiwall studs to wall frame Must be at every Partiwall stud. Maximum 3000mm apart vertically. For aligned floors, must be directly opposite on both sides of the Partiwall studs. Alternatively, Partiwall clips can be staggered in line with offset floors. Where Shaftliner panels butt to external wall, cap the vertical edge of panels with Partiwall track screw fixed to base track with 10g x 16mm drill point wafer head screws. Step 7: Seal for acoustics and fire Provide continuous Partiwall batts at wall ends and roof as specified. Seal bottom track with a recommended fire rated acoustic sealant. PB202 September 2012

23 BCC Sep12 Step 8: At mid-floor Cut and screw laminate 16mm Firestop plasterboard to one side ensuring minimum 150mm overlap above floor and below ceiling level. It is recommended the gap from Partiwall panel to wall stud framing be increased to a minimum of 25mm on this side to ensure adequate clearance for the Firestop plasterboard. Screw laminate one layer of 16mm Boral Firestop plasterboard to one side of Shaftliner fire barrier as required. Fasten at maximum 400mm x 400mm centres with 10g x 40mm Type L laminating screws minimum 10mm from edge of the board. Fix clips to Partiwall studs with 2 x 10g x 16mm D type screws. Fix clips to timber plates with 2 x 2mm dia x 25mm nails or 2 x 6g x 25mm W type screws. Fix clips through 16mm Firestop to Partiwall studs with 2 x 10g x 30mm D type screws. As framing progresses, clip Partiwall studs to wall plates on the other side. Step 9: Cap top of Shaftliner panels and Partiwall studs with track Use full lengths, end to end, spaced 6mm apart. Houses top of Partiwall studs, end tracks and Shaftliner panels. Screw this capping track to the end tracks where they meet with 10g x 16mm D type screws. Step 10: Upper sections Back capping track with base track. Fasten with minimum 10g x 16mm screws at 600mm centres. Cut Shaftliner panels and Partiwall studs, cut to a length not exceeding 600mm above clip support points. Install as previously Partiwall studs to align vertically with bottom section. Step 11: At roof Measure and cut Shaftliner panels and Partiwall studs to pitch of roof. Cap on rake and clip Partiwall studs to roof frame on one side. Cut and screw laminate 16mm Firestop plasterboard to one side of Shaftliner fire barrier in the roof space with 10g x 40mm Type L laminating screws at 400mm x 400mm centres, minimum 10mm from edge of Firestop. Fix Partiwall clips to Partiwall studs through 16mm Firestop plasterboard with 10g x 30mm Type D drill point screws and to framing. Provide nominal 25mm gap between top end of Shaftliner fire barrier and roofing. Install Partiwall batts at wall ends and top, as specified. Do s Do use aluminium clips at every Partiwall stud and not more than 3000mm above lower clip line or base track. Do locate and fix down bottom track adequately. Do seal at bottom track. Do install Partiwall batts at wall ends and top, as specified. Do cut Partiwall stud and Shaftliner panels to the same length. Do insert Partiwall stud and Shaftliner fully into the base track. Do insert Shaftliner panels fully into the Partiwall studs. Do use the specified fasteners for aluminium Partiwall clips. Don ts Don t use damaged materials. Don t penetrate the Shaftliner other than in the roof space as per Boral s details. Don t exceed specified clip spacing. Don t use steel clips. Don t cut tracks between Partiwall studs. Tracks should be used in full lengths. Don t run services in the gap between Shaftliner fire barrier and framework. Don t use Partiwall H-stud in lieu of Partiwall track as edge capping nor as horizontal joint in Shaftliner fire barrier. Technical Enquiries Sales Enquiries Partiwall, Firestop, and ENVIRO are Registered Trade Marks of Boral Australian Gypsum. Soundstop Plasterboard Shaftliner Wet Area and Wet Area are Trade Marks of Boral Australian Gypsum. Firestop Board Villaboard is a Registered Trade Mark of James Hardie Australia Pty Ltd. Firesound is a Registered Trade Mark of HB Fuller Australia Pty Ltd. Tyvek HomeWrap is a registered trademark of E.I. dupont de Nemours and Company or related companies. Copyright Boral Limited 2012 The technical information contained in this manual was correct at the time of printing. Building systems and details are, however, subject to change. To ensure the information you are using is current, Boral recommends you review the latest building information available on the Boral website. For further information contact TecASSIST or your nearest Boral Plasterboard Sales Offi ce.

24 Inspect Direct Pty Ltd Terms & Conditions: The Report has been prepared by the registered inspector (named within), with reasonable care, subject however as follows; 1. This Report is not a Guarantee but is provided in accordance with the relevant State Act. 2. The Report is based on the condition of the property and the prevailing structural, soil and weather conditions at the time of the inspection. 3. Except where specifically stated otherwise, the Report is based on a visual inspection of such parts of the premises as the Report states the inspector has been able to have reasonable access to without the removal of any furniture, fittings be they fixed or other wise cladding, or lining materials, plants or soil. The Report will not disclose latent defects or defects which may be apparent in weather conditions which differ from those at the time of the inspection. 4. The Report will not disclose defects which have not yet arisen. Changes in usage can cause defects and any abuse of the premises is likely to do so. 5. The Report may not cover defects of a minor nature, such as hair-line plaster cracks, jamming doors, windows or catches and similar minor faults. 6. This Report has been prepared on the basis of and subject to the Terms and Conditions of the Contract. 7. If parts of the property have been noted as being inaccessible during the inspection, it is important that you contact the inspector and arrange for a second inspection when access to restricted areas has been made available. 8. Serious Defect A defect which seriously affects the structural integrity of the property or requires the substantial replacement of plumbing or electrical services. In the case of cracking, a serious structural defect denotes severe cracking as defined by Category 4, Appendix C Australian Standard AS Reasonably Accessible Reasonably accessible areas are those which can be accessed by a 3.6 metre ladder or those which have at least 600mm unimpeded vertical and horizontal clearance without the removal of any fixed or unfixed furniture, fittings, stored items, cladding or lining materials, plants or soil. Workplace Health and Safety access conditions apply subject to relevant State and Territory regulations. 10. Roof access reasonable roof access is dependent on unimpeded vertical & horizontal clearance, man hole height above floor level, man hole location, installation of walking platform, material stored within the roof, potential health hazards, potential safety issues. 21

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