FIX & WATERPROOFING INSPECTION REPORT & DEFECTS LIST. Lot 426 Sample Tce, Mernda

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1 FIX & WATERPROOFING INSPECTION REPORT & DEFECTS LIST Lot 426 Sample Tce, Mernda 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 Outstanding Items From our Previous Report... 3 Schedule of Newly Identified Building Defects... 7 Terms & Conditions for the Provision of this Report Fix&WP_Inspection_Report Page 1 of 14

3 CLIENT & PROPERTY DETAILS Client Name(s): Subject Property: Builder: Dwelling Type: BCA Classification: Construction Type: Footing Type: Roofing Type: Mr & Mrs Sample Lot 426 Sample Tce, Mernda Shonky Homes Double Storey 1a & 10a Brick Veneer Concrete Slab Concrete Tiles INSPECTION & REPORT DETAILS Inspection Date: Tuesday 29 th November 2016 Inspection Time: 1:00pm Weather Conditions: Fine Stage of Works: Fixing Stage Date of this Report: Wednesday 30 th November 2016 INSPECTION NOTES At the time of this inspection, we note the following; 1. The balcony waterproofing had not been done. 2. The garage ceiling had not been plastered. 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 Fix&WP_Inspection_Report Page 2 of 14

4 OUTSTANDING ITEMS FROM OUR PREVIOUS REPORT We last attended this property to conduct a Pre Plaster Inspection on Friday 7 th October 2016, and the following items have either not been completed, been incorrectly addressed, or not been fully rectified in all areas/instances. 1. Laundry Concrete Slab There is a gap of up to 62mm at the garage wall slab edge where the slab has been incorrectly formed and poured short. This item will need to be rectified in a manner that does not affect the structural stability of the adjacent garage wall. The Engineer may need to provide guidance on how this can be properly achieved. Tuesday 23 rd August 2016 This item had not been rectified. Friday 7 th October 2016 This item had not been rectified. Tuesday 29 th November 2016 This item had not been rectified. 2. Garage Slab Overhang The edge of the floor slab at the rear of the garage has been incorrectly formed and poured, and is protruding out past the wall frame by up to 68mm which has completely removed the required 40mm cavity width across to the back of the brickwork and compromising its ability to drain any water and moisture that collects in it away from the timber wall framing. +++ The relevant Australian Standard, AS 3700 Masonry Structures requires that In cavity walls and masonry veneer walls, cavities with a width of at least 40mm, which are properly detailed and constructed, shall be regarded as being resistant to the passage of moisture (with an allowable maximum 15mm deviation from this width). Additionally, AS 3700 requires that Cavities shall be free from mortar droppings or other materials that might bridge the cavity and allow transmission of moisture. The builder should therefore, after consultation with the design Engineer, carefully trim back the edges of the slab to achieve the required minimum 25mm cavity width, at least down to below the damp-proof Fix&WP_Inspection_Report Page 3 of 14

5 course/cavity flashing. This depth of cut will be exposing (or completely removing) the edge of the steel reinforcement, which may require the Engineer to design the rectification of this section of slab. The building permit may also need to be amended by the relevant Building Surveyor to reflect the changes to the original approved drawings. Tuesday 23 rd August 2016 This item had not been properly rectified as specified on the Slab Rectification Engineering Details provided. The beam and throat widths have almost certainly been reduced to below the specified minimums specified on sheet SK1, and the rectification steps specified on sheet SK2 have not been followed. This item will need to be reconstructed properly, as specified on the revised engineering. The owners should request that the test hole results and inspection results are provided for their records. Friday 7 th October 2016 This item has not been confirmed as properly rectified. The builder should provide the engineer s report and relevant test results for review. Tuesday 29 th November 2016 This item had not been confirmed as properly rectified. 3. Bath Waterstop There has not been a water stop installed around the periphery of the insert bath opening, and the bath has already been fitted off and connected to the waste in position. Fix&WP_Inspection_Report Page 4 of 14

6 The relevant Australian Standard AS 3740 Waterproofing of Domestic Wet Areas, requires in clause 3.8 Baths and Spas that For insert baths, a water stop shall be installed around the periphery, see figure 3.2 (c), which is shown above-right; These water stops will need to be correctly installed in accordance with the requirements of AS 3740 Waterproofing of Domestic Wet Areas. Tuesday 29 th November 2016 This item had not been rectified, and has been made worse by applying the waterproofing membrane up onto the bath edge, which will need to be carefully removed and reconstructed to AS Site Drainage The downpipes have not been connected (temporary or otherwise) to the stormwater system throughout most of this build, which has directed water onto the ground adjacent to the footings, and may be contributing to future slab heave issues. The following was noted at our frame stage inspection report from our site inspection on Friday 29 th July 2016, and subsequent report on Saturday 30 th July 2016; 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. The Site Drainage notes on drawing 1 of the Engineering states the following; Fix&WP_Inspection_Report Page 5 of 14

7 Additionally, the silt pits installed around this home to divert the surface water away have been covered with soil, which is not allowing the water to drain away from the edge of the building. There were multiple areas where localised water ponding adjacent to the footings was present at the time of this inspection. Temporary downpipes must be immediately fitted to the gutters, and the site drainage rectified to prevent further ponding of water against the footings. We reinspected the frame almost 1 month later on Tuesday 23 rd August 2016, and noted the following; Tuesday 23 rd August 2016 This item had not been rectified. It is clear that no care has been taken to prevent stormwater from entering the ground adjacent the footings, despite the site drainage requirements from the engineer, and our continuous formal requests to have this item rectified. Assuming the owner takes proper precautions to ensure landscaping works do not allow water to pond near footings, and structural movement at any time into the future should be the responsibility of the builder, as their carelessness has in my opinion greatly increased any chance of structural slab movement. Fix&WP_Inspection_Report Page 6 of 14

8 SCHEDULE OF NEWLY IDENTIFIED 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. Render DPC Line The rendered finish that has been applied across the front walls of this house bridges the damp-proof course (DPC). Australian Standard A.S Masonry Structures, clause Damp-proof Courses, and Flashings (DPC) states that Any render finish subsequently applied to the surface shall not be allowed to bridge a DPC or make ineffective any other moisture protection measures. Additionally, the Victorian Building Authority s Guide to Standards and Tolerances clause 9.05 Covering Articulation or Control Joints and Damp-proof Courses, states that Applied Finishes are defective in they impede the performance of any damp-proof course or sub-floor ventilation required in accordance with the BCA. The builder should have ruled or cut a line through the finished render back to the front edge of the damp-proof course where it penetrates the brick bed joint (see red line above), which would help control or stop the migration of moisture up the brick wall. These ruled or cut lines are especially effective at doing this, if they are then filled with a matching coloured flexible acrylic sealant. As a secondary effect, but while not stopping cracking along this point, these lines or cuts will help control it. 2. Stepped Articulation Joint The articulation joint (AJ) over the laundry sliding door has been installed with a horizontal step through the bed course, which will be restricting articulation movement of the joint. Articulation joints are the vertical gaps constructed into clay brickwork to absorb the expected structural movement of the buildings foundation material, and just as importantly to act as control joints to absorb the expected growth in the clay bricks from long-term thermal expansion. Clay brick manufacturers allow for an estimated 15 year coefficient of expansion of between 0.3 to 0.9mm per metre of brickwork, which would equate to between 5 and 15mm of possible expansion over the longer external walls of this home. For these reasons Part Vertical Articulation Joints, of the BCA requires that Vertical articulation joints with a width of not less than 10mm must be provided in straight, continuous un- Fix&WP_Inspection_Report Page 7 of 14

9 reinforced masonry walls having no openings, at not more than 6 metre centres; and where openings more than 900 x 900mm occur, at not more than 5 metre centres. This section of horizontal articulation joint will stop the ability of the individual sections of these walls from being able to move independently to each other as they experience the expected footing movement and brick growth. The owners should request written evidence from the original design engineer that this stepped AJ is acceptable in this case, and will not restrict the movement of the brickwork in this area, or alternatively this area should be reconstructed. 3. Chipped Brick Unit There is a chipped brick unit on the external corner of the alfresco area, which will need to be replaced with care taken not to damage adjoining areas, and with a mortar that matches the surrounding areas. 4. Brick Clean There are areas of brickwork around this house and garage that still has mortar residue across the faces and edges of the bricks. The Victorian Building Authority s Guide to Standards and Tolerances clause 3.07, Masonry Facing states that Masonry faces are defective if they are not cleaned and free of excess mortar and clause 3.11, Cleaning, Mortar Smears & Stains states that Stains, mortar smears and damage caused by cleaning are defects if they are visible from a normal viewing positioning. The faces and edges of these bricks will have to be properly re-cleaned. 5. Balcony Door The balcony door frame has been installed out of square, and 10mm out of parallel with the eave lining above, and now the door is starting to bind on the frame, causing damage to the aluminium sill. This door frame and surrounding area will need to be reconstructed so it is square and parallel. Fix&WP_Inspection_Report Page 8 of 14

10 6. Floor Level Grand Family The finished floor level in the corner of the grand family room is up to 10mm out of level. The Victorian Building Authority s Guide to Standards and Tolerances clause 2.08 Levelness of Timber & Concrete Floors, states that Except where documented otherwise, new floors are defective if within the first 24 months they differ in level by more than 10mm in any room or area, or more than 4mm in any 2 metre length. This floor will need to be properly rectified so that it complies with this tolerance. 7. Floor Level Bed 2 The finished floor level in the entrance of bed 2 is up to 10mm out of level. This item will need to be rectified for reasons already stated in this report. 8. Ceiling Bow/Level There is a sag of up to 20mm in the ceiling and cornice lines across the rear walls of the grand meals area. The Victorian Building Authority s Guide to Standards and Tolerances clause 4.03 Straightness of Steel and Timber Frame Surfaces, states that Frames are defective if they deviate from plane (horizontal or vertical bow) by more than 4mm in any 2 metre length of wall and clause 9.18 Straightness and Alignment of Plaster Cornices, states that Plaster cornices are defective if they deviate from a straight line greater than 4mm over a length of up to 2 metres. This ceiling and cornice lines must be properly straightened prior to painting. Fix&WP_Inspection_Report Page 9 of 14

11 9. Cornice Bow - Entry The top of the wall and cornice on the entry wall has a bow of up to 6-7mm along its length. This item will need to be rectified for reasons already stated in this report. 10 Cornice Bow Alfresco The timber cornice and ceiling in the alfresco area has large bows of up to 8mm, and is out of parallel with the brickwork. This item will need to be rectified for reasons already stated in this report. 11 Waterproofing Holes - Generally These are numerous holes in the waterproofing membranes applied to the wet areas of this home, which will likely lead to water leaks and damage into the future. Fix&WP_Inspection_Report Page 10 of 14

12 As this waterproofing has been poorly applied with no care taken whatsoever, all of these areas will need to be rectified and properly waterproofed so the wet areas are actually waterproof. 12 Waterproofing Holes Shower Heads The waterproofing membrane has been applied up to and around the temporary tap stops, which when removed to fit the permanent tapware will create a large hole where water can enter the wall frames and cause damage. The waterproofing in these areas will need to be re-done properly. 13 Waterproofing Extent Bathroom Shower Area The waterproofing in the bathroom shower area has not been extended to the correct size of the shower footprint. This shower area will need to be reconstructed and re-waterproofed to the correct footprint size, with extreme care taken to avoid damage to the adjacent water-resistant building elements. 14 Waterproofing Extent Wall/Floor Junctions None of the wall/floor junctions or door openings throughout the wet area rooms of this home have been properly waterproofed as required by the BCA and the relevant Australian Standard - AS 3740, which will allow water to leak into the frame and cause possible future damage. Fix&WP_Inspection_Report Page 11 of 14

13 Part of the Building Code of Australia (NCC/BCA) - Wet Areas, states that; Building elements in wet areas within a building musta) be waterproof or water resistant in accordance with Table ; and b) comply with AS 3740 Table in the NCC/BCA shows that the wall/floor junctions of the area outside shower areas for particleboard flooring must be waterproofed; The relevant Australian Standard, AS 3740 Waterproofing of domestic wet areas states in section Perimeter flashing that Perimeter flashing to wall/floor surfaces shall be continuously sealed to the horizontal surface and have a vertical leg of a minimum of 25 mm above the finished floor level, except across doorways, and the horizontal leg shall be a minimum width of 50 mm, and section Perimeter flashing at floor level openings for other than whole wet area floor waterproofing that A water stop that has a vertical leg finishing flush with the top of the finished floor level shall be installed at floor level openings. The water stop shall be waterproofed to the perimeter flashing. The builder must install waterproof wall/floor junctions to all of the wet areas of this home as required by the NCC/BCA and the relevant Australian Standard - AS Plaster Fixings For Tiled Walls The contract drawings I have been issued with show that the elevation plans for several wet area rooms are tiled across the walls, however the wall sheets have not been fixed back to the wall studs at the required centres within this area. Fix&WP_Inspection_Report Page 12 of 14

14 The wall sheet manufacturer s installation manual requires that In tiled areas position fasteners at 200mm centres maximum at sheet edges, internal and external angles as well as in the body of the sheet. These fixing details are suitable for wall tiles up to 20kg/m2 in weight. For wall tiles up to 32kg/m2, sheets must be fixed at 100mm maximum centres to all studs. The builder must establish the weight of the wall tiles to be installed to these wall areas and properly fix these sheets off at the required centres. 16 Blotchy Render The render finish on the left of the façade has been poorly finished, with several areas clearly visible as blotchy and inconsistent. The Victorian Building Authority s, Guide to Standards and Tolerances clause 9.02 Cracking and Other Blemishes in External Rendered Surfaces on Masonry Substrate states that Obvious spot marks, due to the composition of the material and other blemishes, are defects if they are visible from a normal viewing position. The walls will need to be re-rendered so there are no obvious blemishes the faces of these walls. 17 Incorrect Window Installed The window frame fitted in the lounge room is not the same type specified on the contract drawings, with the mullion in the centre, and a low-level transom under the awning sash (see elevation below); This window frame must be replaced with the correct type. Fix&WP_Inspection_Report Page 13 of 14

15 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. Fix&WP_Inspection_Report Page 14 of 14