Building Defects Report - Roscon Defect Reports Sample 3.pdf · Building Defects Report ... Bondek...
Transcript of Building Defects Report - Roscon Defect Reports Sample 3.pdf · Building Defects Report ... Bondek...
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.
2. Location: Carpark
Finding: Screw is missing from bike rack.
Recommendations: Install new screw and ensure that it is fixed correctly into the concrete wall.
3. Location: Carpark
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.
Item Defect Details Photographic Details
4. Location: Carpark
Finding: 2 x penetrations in concrete wall
Recommendations: Fill penetrations with an appropriate sealant to match existing finish.
5. Location: Carpark
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.
6. Location: Carpark
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.
Item Defect Details Photographic Details
7. Location: Carpark
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.
8. Location: Carpark
Finding: Unsealed penetrations evident/fire integrity compromised.
Recommendations: Install an approved fire rated sealant/fire pillows to all unsealed penetrations.
9. Location: Carpark
Finding: Wall contains splatter marks from core holes to the concrete wall
Recommendations: Builders clean required.
Item Defect Details Photographic Details
10. Location: Carpark
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.
11. Location: Carpark
Finding: Starter bar coming through brickwork.
Recommendations: Grind back the starter bar to ensure that it is flush with the brick and not protruding.
12. Location: Carpark
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.
Item Defect Details Photographic Details
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.
14. Location: 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.
15. Location: 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.
Item Defect Details Photographic Details
16. Location: Carpark
Finding: Unacceptable concrete finish to storage area of carpark 26.
Recommendations: Fill indentation in concrete and ensure a finish to match existing.
17. Location: Carpark
Finding: Temporary bracket used during construction phase still fixed to soffit of slab.
Recommendations: Remove unused bracket, fill hole and make good.
18. Location: Carpark
Finding: Concrete slurry on wall from core hole above.
Recommendations: Builders clean required to remove concrete slurry from wall.
Item Defect Details Photographic Details
19. Location: Carpark
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.
20. Location: Carpark
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.
21. Location: Carpark
Finding: Hole in carpark concrete slab.
Recommendations: Fill hole in concrete ad make good to match existing concrete finish.
Item Defect Details Photographic Details
22. Location: Carpark
Finding: Concrete slurry on wall from core hole above.
Recommendations: Builders clean required to remove concrete slurry from wall.
23. Location: Carpark
Finding: Unsealed hole in slab.
Recommendations: Fill hole and make good to match existing concrete finish.
24. Location: Carpark
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.
Item Defect Details Photographic Details
25. Location: Carpark
Finding: Bondek to concrete slab soffit is bending/bowing.
Recommendations: Engage the services of a structural engineer to investigate the cause and rectify.
26. Location: Carpark
Finding: Cracks evident on carpark concrete slab.
Recommendations: Engage the services of a structural engineer to investigate the cause of the cracking.
27. Location: Carpark
Finding: 2 x holes evident on the floor slab of carpark 21.
Recommendations: Fill holes, make good to match existing concrete finish.
Item Defect Details Photographic Details
28. Location: Carpark
Finding: Unused conduit hanging from carpark slab soffit.
Recommendations: Remove conduit, fill hole and make good to match existing concrete finish.
29. Location: Carpark
Finding: 3 x holes evident on the floor slab of carpark 21.
Recommendations: Fill holes, make good to match existing concrete finish.
30. Location: Carpark
Finding: Unsealed hole in slab.
Recommendations: Fill hole and make good to match existing concrete finish ensuring a fire rated seal.
Item Defect Details Photographic Details
31. Location: Carpark
Finding: Incorrectly used expanda foam to seal penetrations unacceptable above carpark 20.
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.
32. Location: Carpark
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.
33. Location: Carpark
Finding: Cracks evident on carpark concrete slab.
Recommendations: Engage the services of a structural engineer to investigate the cause of the cracking.
Item Defect Details Photographic Details
34. Location: Carpark
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.
35. Location: Carpark
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.
36. Location: Carpark
Finding: Concrete slurry on wall from core hole above.
Recommendations: Builders clean required to remove concrete slurry from wall.
Item Defect Details Photographic Details
37. Location: Carpark
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.
38. Location: Carpark
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.
39. Location: Carpark
Finding: Various holes evident in concrete wall.
Recommendations: Fill all holes in concrete wall and make good to match existing concrete finish.
Item Defect Details Photographic Details
40. Location: Carpark
Finding: Excess threaded rod protruding from cable tray.
Recommendations: Cut back excess threaded rod.
41. Location: Carpark
Finding: Unused dynabolt protruding from concrete wall.
Recommendations: Remove/grind back dynabolt, fill hole and make good to match existing wall finish.
42. Location: Carpark
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.
Item Defect Details Photographic Details
43. Location: Carpark
Finding: Various holes in concrete wall.
Recommendations: Fill all holes and make good to match existing concrete wall finish.
44. Location: Carpark
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
Finding: Concrete slurry on wall from core hole above.
Recommendations: Builders clean required to remove concrete slurry from wall.
Item Defect Details Photographic Details
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.
47. Location: Carpark
Finding: Unsealed penetrations evident/fire integrity compromised.
Recommendations: Install an approved fire rated sealant/fire pillows to all unsealed penetrations.
48. Location: Carpark
Finding: Doors missing from electrical meters.
Recommendations: Doors required to be installed to electrical meters to provide security.
Item Defect Details Photographic Details
49. Location: Carpark
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.
50. Location: Carpark
Finding: Concrete splatter evident on wall in carpark 18.
Recommendations: Builders clean required to remove concrete splatter to wall.
51. Location: Carpark
Finding: Hole in concrete wall to carpark 18.
Recommendations: Fill hole and make good to match existing wall finish.
Item Defect Details Photographic Details
52. Location: Carpark
Finding: Hole in concrete slab to carpark 18.
Recommendations: Fill hole and make good to match existing concrete slab finish.
53. Location: Carpark
Finding: Large cracks evident on concrete slab in carpark 16.
Recommendations: Engage a structural engineer to investigate cracking in carpark slab.
54. Location: Carpark
Finding: Stalactites forming on carpark slab soffit.
Recommendations: Investigate leak and rectify above slab to stop water from leaking through carpark slab.
Item Defect Details Photographic Details
55. Location: Carpark
Finding: Holes evident in carpark 13 slab.
Recommendations: Fill holes and make good to match existing slab finish.
56. Location: Carpark
Finding: Large cracks evident on concrete slab in carpark 13.
Recommendations: Engage a structural engineer to investigate cracking in carpark slab.
57. Location: Carpark
Finding: Holes evident in concrete slab soffit.
Recommendations: Fill holes and make good to match existing finish.
Item Defect Details Photographic Details
58. Location: Carpark
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.
59. Location: Carpark
Finding: Chip is evident in concrete slab.
Recommendations: Fill hole and make good to match existing concrete floor slab.
60. Location: Carpark
Finding: Hole is evident in concrete slab to carpark 10.
Recommendations: Fill hole and make good to match existing concrete floor slab.
Item Defect Details Photographic Details
61. Location: Carpark
Finding: Hole is evident in concrete slab to carpark 8.
Recommendations: Fill hole and make good to match existing concrete floor slab.
62. Location: Carpark
Finding: Large cracks evident on concrete slab in carpark 6.
Recommendations: Engage a structural engineer to investigate cracking in carpark slab.
63. Location: Carpark
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.
Item Defect Details Photographic Details
64. Location: Carpark
Finding: Hole in slab soffit of carpark 3.
Recommendations: Fill hole and make good to match existing concrete finish.
65. Location: Carpark
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.
66. Location: Carpark
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.
Item Defect Details Photographic Details
67. Location: Carpark
Finding: Exposed blockwork wall promotes water ingress.
Recommendations: Install flashing or core fill blockwork to ensure no water can penetrate through blockwork wall.
68. Location: Carpark
Finding: Hole is evident in concrete slab to carpark.
Recommendations: Fill hole and make good to match existing concrete floor slab.
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.
Item Defect Details Photographic Details
70. Location: Fire Stair 6 – Lower Ground Floor
Finding: Fire door does not self close.
Recommendations: Adjust fire door closer and door to ensure that it self closes and does not compromise the fire integrity of the building.
71. Location: Fire Stair 6 – Lower Ground Floor
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.
Item Defect Details Photographic Details
73. Location: Fire Stair 6 – Ground Floor
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: Stair tread nosings are too short
Recommendations: Remove and replace with correctly cut and measured stair tread nosings.
75. 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.
Item Defect Details Photographic Details
76. Location: Fire Stair 7 – Lower Ground
Finding: Fire door does not self close.
Recommendations: Adjust fire door closer and door to ensure that it self closes and does not compromise the fire integrity of the building.
77. Location: Fire Stair 7 – Lower Ground
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.
78. 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.
Item Defect Details Photographic Details
79. Location: Fire Stair 7 – Lower Ground
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.
80. Location: Fire Stair 7 – 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.
81. Location: Fire Stair 7 – 1st Floor
Finding: Hole in the plasterboard wall.
Recommendations: Fill hole and make good to match existing paint finish to lobby walls.
Item Defect Details Photographic Details
82. Location: Fire Stair 7 – 1st Floor
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.
84. Location: Fire Stair 7 – 2nd Floor
Finding: Carpet is lifting.
Recommendations: Lift carpet, re apply glue and re-lay to ensure carpet does not lift in the future.
Item Defect Details Photographic Details
85. Location: Fire Stair 7 – 2nd Floor
Finding: Gaps visible along stair runner.
Recommendations: Apply an approved sealing agent along the entire stair runner.
86. Location: Fire Stair 7 – 2nd Floor
Finding: Paint visible to window frame.
Recommendations: Builders clean required to remove the paint on the window frames.
87. Location: Fire Stair 8 – 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.
Item Defect Details Photographic Details
88. Location: Fire Stair 8 – Lower Ground
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.
89. Location: Fire Stair 8 – 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.
90. Location: Fire Stair 8 – Ground Floor
Finding: Unsatisfactory paint finish to above ground floor aluminium framed door.
Recommendations: Re-paint ceiling and ensure clean finish up to aluminium frame.
Item Defect Details Photographic Details
91. Location: Fire Stair 8 – Ground Floor
Finding: Cracked plaster ceiling above stairs
Recommendations: Cut out cracked section of plaster, patch and make good with paint finish to match existing.
92. Location: Fire Stair 8 – Ground Floor
Finding: Loose light fitting
Recommendations: Remove and re-install light fitting and ensure it is mounted flush to the ceiling.
93. Location: Fire Stair 8 – Ground Floor
Finding: White paint on ceiling.
Recommendations: Sand and paint over to match existing ceiling paint finish in lobby.
Item Defect Details Photographic Details
94. Location: Fire Stair 8 – Ground Floor
Finding: Stair tread nosings are too short
Recommendations: Remove and replace with correctly cut and measured stair tread nosings.
95. Location: Fire Stair 8 – 1st Floor
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.
96. Location: Fire Stair 8 – 2nd Floor
Finding: Front door chipped at base.
Recommendations: Remove door and replace with new. Paint finish to match existing.
Item Defect Details Photographic Details
97. Location: Fire Stair 8 – 2nd Floor
Finding: Carpet is lifting.
Recommendations: Lift carpet, re apply glue and re-lay to ensure carpet does not lift in the future.
98. Location: Fire Stair 8 – 2nd Floor
Finding: Cracking stair runner.
Recommendations: Apply an approved sealing agent along the entire stair runner.
99. Location: Fire Stair 8 – 2nd Floor
Finding: Visible screws above door architrave.
Recommendations: Patch and paint over screws to match existing ceiling finish in lobby.
Item Defect Details Photographic Details
100. Location: Fire Stair 9 – Lower Ground
Finding: Fire door does not self close.
Recommendations: Adjust fire door closer and door to ensure that it self closes and does not compromise the fire integrity of the building.
101. Location: Fire Stair 9 – 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.
102. Location: Fire Stair 9 – 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.
Item Defect Details Photographic Details
103. Location: Fire Stair 9 – 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.
104. Location: Fire Stair 9 – Lower Ground
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.
105. Location: Fire Stair 9 – 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.
Item Defect Details Photographic Details
106. Location: Fire Stair 9 – Ground Floor
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.
108. Location: Fire Stair 8 – 1st Floor
Finding: Cracking stair runner.
Recommendations: Apply an approved sealing agent along the entire stair runner.
Item Defect Details Photographic Details
109. Location: Fire Stair 9 – 1st Floor
Finding: Carpet is lifting.
Recommendations: Lift carpet, re apply glue and re-lay to ensure carpet does not lift in the future.
110. Location: Fire Stair 9 – 1st Floor
Finding: Loose carpet.
Recommendations: Lift carpet, re apply glue and re-lay to ensure carpet does not lift in the future.
111. Location: Fire Stair 9 – 1st Floor
Finding: Scratched handrail.
Recommendations: Make good paint finish to handrail and blend in with surrounding paint finish to match existing.
Item Defect Details Photographic Details
112. Location: Fire Stair 9 – Ground Floor
Finding: Paint on exit switch
Recommendations: Builders clean required to remove paint and clean the exit switch.
113. Location: Fire Stair 9 – 1st Floor
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.
Item Defect Details Photographic Details
115. Location: Ground Floor
Finding: Electrical distribution board should be locked.
Recommendations: Source key and keep the electrical distribution board locked at all times.
116. Location: Ground Floor
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.
117. Location: Ground Floor
Finding: Builders rubble in services cupboard.
Recommendations: Builders clean required to remove rubbish and clean floors.
Item Defect Details Photographic Details
118. Location: Ground Floor
Finding: Unsatisfactory ceiling finish.
Recommendations: Plaster ceiling to conceal all service pipework. Paint to match existing ceiling finish in lobby.
119. Location: Ground Floor
Finding: Builders rubble on the floor of services cupboard.
Recommendations: Builders clean required to remove rubbish and clean floors.
120. Location: Ground Floor
Finding: Unsatisfactory ceiling finish.
Recommendations: Plaster ceiling to conceal all service pipework. Paint to match existing ceiling finish in lobby.
Item Defect Details Photographic Details
121. Location: Ground Floor
Finding: Service cupboard doors unlocked.
Recommendations: Service cupboard doors to remain locked at all times.
122. Location: Ground Floor
Finding: Paint splatter on window.
Recommendations: Builders clean required to remove pint and clean the window.
123. Location: Ground Floor
Finding: No door stop evident to glazed aluminium door.
Recommendations: Install door stop.
Item Defect Details Photographic Details
124. Location: Ground Floor
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.
126. Location: Fire Stair 9 – Ground Floor
Finding: Cracking stair runner.
Recommendations: Apply an approved sealing agent along the entire stair runner.
Item Defect Details Photographic Details
127. Location: Fire Stair 9 – Ground Floor
Finding: Paint on balustrade.
Recommendations: Builders clean required to remove paint from balustrade and clean area.
128. Location: Fire Stair 9 – 1st Floor
Finding: Hole in plasterboard wall.
Recommendations: Patch and fill hole, paint to match existing lobby wall finishes.
129. Location: Fire Stair 9 – 1st Floor
Finding: Cracking stair runner.
Recommendations: Apply an approved sealing agent along the entire stair runner.
Item Defect Details Photographic Details
130. Location: Fire Stair 9 – 1st Floor
Finding: Carpet is lifting.
Recommendations: Lift carpet, re apply glue and re-lay to ensure carpet does not lift in the future.
131. Location: Fire Stair 9 – 1st Floor
Finding: Hole in plasterboard wall.
Recommendations: Patch and fill holes, paint to match existing lobby wall finishes.
132. Location: Fire Stair 9 – 1st Floor
Finding: Unfinished floor in water meter.
Recommendations: Install carpet to match existing lobby floor finishes.
Item Defect Details Photographic Details
133. Location: Fire Stair 9 – 1st Floor
Finding: Cracking stair runner.
Recommendations: Apply an approved sealing agent along the entire stair runner.
134. Location: Fire Stair 9 – 1st Floor
Finding: Gauge in wall.
Recommendations: Patch and fill gauge, paint to match existing wall finishes.
135. Location: Fire Stair 9 – 1st Floor
Finding: Scratched handrail.
Recommendations: Make good paint finish to handrail and blend in with surrounding paint finish to match existing.
Item Defect Details Photographic Details
136. Location: Fire Stair 9 – 2nd Floor
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.
137. Location: Fire Stair 9 – 2nd Floor
Finding: Unsatisfactory finish around light.
Recommendations: Fill, patch and paint around light fitting.
138. Location: Fire Stair 9 – 2nd Floor
Finding: Paint on skylight.
Recommendations: Builders clean required to remove the paint from the skylight.
Item Defect Details Photographic Details
139. Location: Fire Stair 9 – 2nd Floor
Finding: Raw plasterboard finish in services cupboard
Recommendations: Paint plasterboard to match existing wall finish lobby.
140. Location: Fire Stair 9 – 2nd Floor
Finding: Builders rubble in services cupboard.
Recommendations: Builders clean required to remove rubble and clean carpet.
141. Location: Fire Stair 9 – 2nd Floor
Finding: Carpet cut too short from edge of skirting.
Recommendations: Remove carpet and install a new piece which fits correctly with no gaps.
Item Defect Details Photographic Details
142. Location: Fire Stair 9 – 2nd Floor
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.
Item Defect Details Photographic Details
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.
Item Defect Details Photographic Details
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.
Item Defect Details Photographic Details
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: -
Item Defect Details Photographic Details
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.
155. Location: Carpark
Finding: Wrongly labelled pipes throughout.
Recommendations: Ensure all pipes are labelled correctly.
Part 3: Stage 2, 14 Chancellor Avenue Bundoora, VIC 3083
Item Defect Details Photographic Details
156. Location: Ground Floor Carpark
Finding: Concrete splatter at entrance
Recommendations: Builders clean required to remove concrete splatter and clean area.
157. Location: Ground Floor Carpark
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.
Item Defect Details Photographic Details
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.
160. Location: Ground Floor Bin Room
Finding: Unsealed penetration.
Recommendations: Ensure penetration is sealed with an approved fire rated material.
161. Location: Ground Floor Bin Room
Finding: Paint on bin room door hinges.
Recommendations: Builders clean required to remove paint from hinges and clean area.
Item Defect Details Photographic Details
162. Location: Ground Floor Carpark
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.
163. Location: Ground Floor Carpark
Finding: Unsealed penetration.
Recommendations: Seal penetration with an approved fire rated material to ensure the fire integrity of the building is not compromised.
164. Location: Ground Floor Carpark
Finding: Circuit breakers require to be enclosed.
Recommendations: Install lockable cover/doors to circuit breakers.
Item Defect Details Photographic Details
165. Location: Carpark
Finding: Holes in concrete slab in carpark 1.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
166. Location: Carpark
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.
167. Location: Carpark
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.
Item Defect Details Photographic Details
168. Location: Carpark
Finding: Unsealed penetration above carpark 3.
Recommendations: Seal the penetration an approved fire rated material to maintain the fire integrity of the building.
169. Location: Carpark
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.
170. Location: Carpark
Finding: Paint splatter on blockwork wall.
Recommendations: Builders clean required to remove paint and clean area.
Item Defect Details Photographic Details
171. Location: Carpark
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.
172. Location: Carpark
Finding: Unsatisfactory isolation of water pipes.
Recommendations: Remove tape and install a physical barrier to unused water pipes so they cannot be tampered with.
173. Location: Carpark
Finding: Holes in concrete slab.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
Item Defect Details Photographic Details
174. Location: Carpark
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.
175. Location: Carpark
Finding: Unsatisfactory wall/ceiling junction along south boundary.
Recommendations: Chip out all existing sealant/concrete and re-apply flexible
176. Location: Carpark
Finding: Concrete splatter in the storage compartment of carpark 25.
Recommendations: Builders clean required to remove concrete splatter and clean area.
Item Defect Details Photographic Details
177. Location: Carpark
Finding: Concrete splatter in the storage compartment of carpark 25.
Recommendations: Builders clean required to remove concrete splatter and clean area.
178. Location: Carpark
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.
179. Location: Carpark
Finding: Concrete splatter in the storage compartment of carpark 23.
Recommendations: Builders clean required to remove concrete splatter and clean area.
Item Defect Details Photographic Details
180. Location: Carpark
Finding: Concrete slurry on wall from core hole above in carpark 23 storage.
Recommendations: Builders clean required to remove concrete slurry and clean area.
181. Location: Carpark
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.
182. Location: Carpark
Finding: Concrete splatter evident along southern boundary wall to carpark 22.
Recommendations: Builders clean required to remove concrete splatter and clean area.
Item Defect Details Photographic Details
183. Location: Carpark
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.
184. Location: Carpark
Finding: Builders notes evident on carpark wall to carpark 22 storage cage.
Recommendations: Builders clean required to remove builders notes and clean area.
185. Location: Carpark
Finding: Temporary water pipe brackets still evident from construction phase adjacent to carpark 22.
Recommendations: Remove brackets, fill hole and make good to match existing finish.
Item Defect Details Photographic Details
186. Location: Carpark
Finding: Temporary water pipe brackets still evident from construction phase adjacent to carpark 21.
Recommendations: Remove brackets, fill hole and make good to match existing finish.
187. Location: Carpark
Finding: Concrete slurry on wall from core hole above in carpark 21 storage.
Recommendations: Builders clean required to remove concrete slurry and clean area.
188. Location: Carpark
Finding: Builders notes evident on carpark wall to carpark 21 storage cage.
Recommendations: Builders clean required to remove builders notes and clean area.
Item Defect Details Photographic Details
189. Location: Carpark
Finding: Concrete splatter and paint to carpark storage cage 21.
Recommendations: Builders clean required to remove paint and concrete splatter and clean area.
190. Location: Carpark
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.
191. Location: Carpark
Finding: Builders notes evident on carpark wall to carpark 20 storage cage.
Recommendations: Builders clean required to remove builders notes and clean area.
Item Defect Details Photographic Details
192. Location: Carpark
Finding: Temporary water pipe brackets still evident from construction phase adjacent to carpark 20.
Recommendations: Remove brackets, fill hole and make good to match existing finish.
193. Location: Carpark
Finding: Temporary water pipe brackets still evident from construction phase above fire door adjacent to carpark 20.
Recommendations: Remove brackets, fill hole and make good to match existing finish.
194. Location: Carpark
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.
Item Defect Details Photographic Details
195. Location: Carpark
Finding: Chip in concrete near fire door adjacent to carpark 20.
Recommendations: Fill concrete and make good to match existing finish of wall
196. Location: Carpark
Finding: Temporary water pipe brackets still evident from construction phase above fire door adjacent to carpark 19.
Recommendations: Remove brackets, fill hole and make good to match existing finish.
197. Location: Carpark
Finding: Unused pipe protruding from caulking joint at carpark 19 storage cage.
Recommendations: Remove pipe and make good caulking joint to match existing.
Item Defect Details Photographic Details
198. Location: Carpark
Finding: Concrete slurry on wall from core hole above in carpark 19 storage.
Recommendations: Builders clean required to remove concrete slurry and clean area.
199. Location: Carpark
Finding: Unsatisfactory concrete finish to carpark storage cage 19.
Recommendations: Make good concrete floor and surrounds to match existing finishes.
200. Location: Carpark
Finding: Unsatisfactory concrete finish to carpark storage cage 19.
Recommendations: Make good concrete floor and surrounds to match existing finishes.
Item Defect Details Photographic Details
201. Location: Carpark
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.
202. Location: Carpark
Finding: Large crack evident in concrete panel.
Recommendations: Engage structural engineer to investigate cracks and propose solution.
203. Location: Carpark
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..
Item Defect Details Photographic Details
204. Location: Carpark
Finding: Concrete splatter to fire door separating the carparks.
Recommendations: Builders clean required.
205. Location: Carpark
Finding: Concrete splatter to fire door separating the carparks.
Recommendations: Builders clean required.
206. Location: Carpark
Finding: Holes visible on concrete carpark wall.
Recommendations: Fill holes and make good to match existing wall finishes.
Item Defect Details Photographic Details
207. Location: Carpark
Finding: Redundant conduit can be seen protruding through concrete.
Recommendations: Terminate conduit and seal hole in concrete appropriately.
208. Location: Carpark
Finding: Unsealed penetration through slab.
Recommendations: Seal penetration with fire rated material to ensure the fire integrity of the building is not compromised.
209. Location: Carpark
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.
Item Defect Details Photographic Details
210. Location: Carpark
Finding: Hole is evident in concrete slab to carpark 17.
Recommendations: Fill hole and make good to match existing concrete floor slab.
211. Location: Carpark
Finding: Hole is evident in concrete slab to in between carpark 17 and 18.
Recommendations: Fill hole and make good to match existing concrete floor slab.
212. Location: Carpark
Finding: Missing screw to carpark screen support adjacent to carpark 17.
Recommendations: Install new screw to carpark screen bracket.
Item Defect Details Photographic Details
213. Location: Carpark
Finding: Missing screw to carpark screen support adjacent to carpark 16.
Recommendations: Install new screw to carpark screen bracket.
214. Location: Carpark
Finding: Holes in concrete slab in carpark 14.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
215. Location: Carpark
Finding: Holes in concrete slab in carpark 13.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
Item Defect Details Photographic Details
216. Location: Carpark
Finding: Holes in concrete slab in carpark 12.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
217. Location: Carpark
Finding: Holes in concrete slab in carpark 11.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
218. Location: Carpark
Finding: Holes in concrete slab in carpark 10.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
Item Defect Details Photographic Details
219. Location: Carpark
Finding: Holes in concrete slab in carpark 9.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
220. Location: Carpark
Finding: Holes in concrete slab in carpark 9.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
221. Location: Carpark
Finding: Holes in concrete slab in carpark 8.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
Item Defect Details Photographic Details
222. Location: Carpark
Finding: Holes in concrete slab in carpark 7.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
223. Location: Carpark
Finding: Holes in concrete slab in carpark 6.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
224. Location: Carpark
Finding: Holes in concrete slab in carpark 5.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
Item Defect Details Photographic Details
225. Location: Carpark
Finding: Holes in concrete slab in carpark 4.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
226. Location: Carpark
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.
227. Location: Carpark
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.
Item Defect Details Photographic Details
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.
230. Location: Front Foyer
Finding: Scratches and paint missing to aluminium door frame.
Recommendations: Re-paint aluminium door frame to ensure even coverage and make good.
Item Defect Details Photographic Details
231. Location: Front Foyer
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.
232. Location: Front Foyer
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.
Item Defect Details Photographic Details
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.
236. Location: Fire Stair 1 – Ground Floor
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.
Item Defect Details Photographic Details
237. Location: Fire Stair 1 – 1st Floor
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.
238. Location: Fire Stair 1 – 1st Floor
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.
239. Location: Fire Stair 1 – 2nd Floor
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.
Item Defect Details Photographic Details
240. Location: Fire Stair 1 – 2nd Floor
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.
241. Location: Fire Stair 1 – 2nd Floor
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.
242. Location: Fire Stair 1 – 2nd Floor
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.
Item Defect Details Photographic Details
243. Location: Fire Stair 1 – 2nd Floor
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.
244. Location: Fire Stair 1 – 2nd Floor
Finding: Paint marks evident on skylight.
Recommendations: Builders clean required to remove the paint marks from the skylight and clean the surrounding area.
245. Location: Fire Stair 1 – 2nd Floor
Finding: Gauge visible on wall near stairs.
Recommendations: Fill, sand and paint wall to match existing paint finish to lobby walls.
Item Defect Details Photographic Details
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.
247. Location: Fire Stair 2 – 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.
248. Location: Fire Stair 2 – Ground Floor
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.
Item Defect Details Photographic Details
249. Location: Fire Stair 2 – 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.
250. Location: Fire Stair 2 – Ground Floor
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.
251. Location: Fire Stair 2 – Ground Floor
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.
Item Defect Details Photographic Details
252. Location: Fire Stair 1 – 1st Floor
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.
253. Location: Fire Stair 1 – 1st Floor
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.
254. Location: Fire Stair 1 – 1st Floor
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.
Item Defect Details Photographic Details
255. Location: Fire Stair 2 – 2nd Floor
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.
256. Location: Fire Stair 2 – 2nd Floor
Finding: Paint marks on balustrade.
Recommendations: Builders clean required to remove the paint from the balustrade and clean surrounding area.
257. Location: Fire Stair 3 – 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.
Item Defect Details Photographic Details
258. Location: Fire Stair 3 – Lower Ground Floor
Finding: Paint left on door striker plate.
Recommendations: Builders clean required to remove the paint from the door striker plate and clean surrounding area.
259. Location: Fire Stair 3 – Lower Ground Floor
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.
260. Location: Fire Stair 3 – 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.
Item Defect Details Photographic Details
261. Location: Fire Stair 3 – 1st Floor
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.
262. Location: Fire Stair 3 – 1st Floor
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.
263. Location: Fire Stair 3 – 2nd Floor
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.
Item Defect Details Photographic Details
264. Location: Fire Stair 3 – 1st Floor
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.
265. Location: Fire Stair 3 – Lower Ground Floor
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.
266. Location: Fire Stair 3 – Lower Ground Floor
Finding: Paint marks visible to door hardware.
Recommendations: Builders clean required to remove paint from door hardware and clean surrounding area.
Item Defect Details Photographic Details
267. Location: Fire Stair 4 – 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.
268. Location: Fire Stair 4 – Lower Ground Floor
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.
269. Location: Fire Stair 4 – 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.
Item Defect Details Photographic Details
270. Location: Fire Stair 4 – 1st Floor
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.
271. Location: Fire Stair 4 – 2nd Floor
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.
272. Location: Fire Stair 4 – 2nd Floor
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.
Item Defect Details Photographic Details
273. Location: Fire Stair 4 – Lower Ground Floor
Finding: Paint splatter to door.
Recommendations: Builders clean required to remove paint splatter from door and clean surrounding area.
274. Location: Fire Stair 5 – 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.
275. Location: Fire Stair 5 – Lower Ground Floor
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.
Item Defect Details Photographic Details
276. Location: Fire Stair 5 – 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.
277. Location: Fire Stair 5 – Ground Floor
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.
278. Location: Fire Stair 5 – 1st Floor
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.
Item Defect Details Photographic Details
279. Location: Fire Stair 5 – 1st Floor – 2nd Floor Landing
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 vertical riser.
280. Location: Fire Stair 5 – 2nd Floor
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.
281. Location: Carpark
Finding: Holes in concrete slab in carpark 5.
Recommendations: Fill and make good holes in concrete slab to match existing floor finishes.
Item Defect Details Photographic Details
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.
283. Location: External – South Elevation Stage 1
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.
284. Location: External – South Elevation Stage 1
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.
Item Defect Details Photographic Details
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.
Recommendations: Thoroughly clean tiles and apply an approved sealer to ensure no further dirt and grime can damage the tiles over time.
Item Defect Details Photographic Details
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.
289. Location: External – East Elevation Princeton Terrace
Finding: Carpark ventilation shaft missing grille.
Recommendations: Builder to install new grille to carpark ventilation shaft.
290. Location: External – East Elevation Princeton Terrace
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.
Item Defect Details Photographic Details
291. Location: External – East Elevation Princeton Terrace
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.
293. Location: External – North Elevation – McMaster Walk
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.
Item Defect Details Photographic Details
294. Location: External – North 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.
295. Location: External – North Elevation – McMaster Walk
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.
296. Location: External – North Elevation – McMaster Walk
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.
Item Defect Details Photographic Details
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.
298. 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.
299. Location: External – West Elevation in between stage 1 and 2 buildings
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.
Item Defect Details Photographic Details
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.
Item Defect Details Photographic Details
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.
Item Defect Details Photographic Details
306. 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.
307. Location: External – South Elevation
Finding: Large crack evident on concrete kerb.
Recommendations: Fill and make good holes in concrete kerb to match existing concrete finish.
308. Location: External – South Elevation
Finding: Duct tape used on bracket.
Recommendations: Remove duct tape from bracket.
Item Defect Details Photographic Details
309. Location: External – South Elevation Stage 2
Finding: Door frame to electrical meters has 1 hole 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.
310. Location: External – South Elevation Stage 2
Finding: Builders debris in electrical meter cupboards.
Recommendations: Builders clean required to remove debris and clean surrounding area.
311. Location: External – South Elevation Stage 2
Finding: Packers still visible underneath balustrade base plates.
Recommendations: Remove packers from beneath balustrade and install at an appropriate level.
Item Defect Details Photographic Details
312. Location: External – South Elevation Stage 2
Finding: Door frame to electrical meters has 1 hole 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.
313. Location: External – South Elevation Stage 2
Finding: Builders debris in electrical meter cupboards.
Recommendations: Builders clean required to remove debris and clean surrounding area.
314. 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.
Item Defect Details Photographic Details
315. 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.
316. Location: External – South Elevation
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.
317. Location: External – South Elevation Stage 1
Finding: Builders debris in electrical meter cupboards.
Recommendations: Builders clean required to remove debris and clean surrounding area.
Item Defect Details Photographic Details
318. Location: External – South Elevation Stage 1
Finding: Builders debris in electrical meter cupboards.
Recommendations: Builders clean required to remove debris and clean surrounding area.
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.
320. Location: External – South Elevation
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.
Item Defect Details Photographic Details
321. Location: External – South Elevation
Finding: Paint splatter to brickwork is evident underneath window.
Recommendations: Builders clean required to remove paint and to clean surrounding area.
322. Location: External – South Elevation Stage 2
Finding: Door frame to electrical meters has 1 hole 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.
323. Location: External – South Elevation Stage 1
Finding: Builders debris in electrical meter cupboards.
Recommendations: Builders clean required to remove debris and clean surrounding area.
Item Defect Details Photographic Details
324. Location: External – South Elevation Stage 1
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
FLIR1089.jpg FLIR E6 63931855
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
FLIR1090.jpg FLIR E6 63931855
15/04/2015 8:03:03 AM
FLIR1090.jpg FLIR E6 63931855
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
FLIR1091.jpg FLIR E6 63931855
15/04/2015 8:03:18 AM
FLIR1091.jpg FLIR E6 63931855
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
FLIR1092.jpg FLIR E6 63931855
15/04/2015 8:03:38 AM
FLIR1092.jpg FLIR E6 63931855
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
FLIR1093.jpg FLIR E6 63931855
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
FLIR1094.jpg FLIR E6 63931855
15/04/2015 8:05:14 AM
FLIR1094.jpg FLIR E6 63931855
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
FLIR1095.jpg FLIR E6 63931855
15/04/2015 8:05:30 AM
FLIR1095.jpg FLIR E6 63931855
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.
This is evident in photos:
1096, 1097 & 1098
FLIR1096.jpg FLIR E6 63931855
15/04/2015 8:06:56 AM
FLIR1096.jpg FLIR E6 63931855
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
FLIR1097.jpg FLIR E6 63931855
15/04/2015 8:07:03 AM
FLIR1097.jpg FLIR E6 63931855
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
FLIR1098.jpg FLIR E6 63931855
15/04/2015 8:07:34 AM
FLIR1098.jpg FLIR E6 63931855
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.
This is evident in photos:
1099 & 1100
FLIR1099.jpg FLIR E6 63931855
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
FLIR1100.jpg FLIR E6 63931855
15/04/2015 8:12:57 AM
FLIR1100.jpg FLIR E6 63931855
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
FLIR1101.jpg FLIR E6 63931855
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.
This is evident in photos:
1101, 1102 & 1103.
FLIR1101.jpg FLIR E6 63931855
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
FLIR1102.jpg FLIR E6 63931855
15/04/2015 8:23:26 AM
FLIR1102.jpg FLIR E6 63931855
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
FLIR1103.jpg FLIR E6 63931855
15/04/2015 8:23:37 AM
FLIR1103.jpg FLIR E6 63931855
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.
This is evident in photos:
1104 & 1105
FLIR1104.jpg FLIR E6 63931855
15/04/2015 8:23:57 AM
FLIR1104.jpg FLIR E6 63931855
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
FLIR1105.jpg FLIR E6 63931855
15/04/2015 8:24:02 AM
FLIR1105.jpg FLIR E6 63931855
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
roscon.com