This is a visual only Building Inspection & Report carried out in accordance with AS4349.

0
Handover REPORT (hereinafter called the “Report”)

Inspection Date: 21/01/2020

Property Address: 41 sample Circuit Sample QLD 4164

SERVICES
New Construction ALLINSPECT Pre-Purchase
Slab PO BOX 1104 Pre-Sale
Frame Park Ridge QLD Commercial
Lock-Up Licence 535928 Rental Safety Reports
Handover 1300254677 Maintenance Reports
6 Months Warranty ABN 66160880642 Renovation Reports

© Copyright Report Systems Australia Pty Ltd. This document is partly based on Standards Australia Ltd copyrighted
material that is distributed by SAI Global Ltd on Standards Australia Ltd’s behalf. It may be reproduced and modified in
accordance with the terms of SAI Global Ld’s Licence 1210-c029 to Report Systems Australia (‘the Licensee’).
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Contents

Special conditions or instructions

The parties

Section A Results of inspection - summary

Section B General

Section C Accessibility

Section D Condition Report Defects

1. Safety
2. Structural
3. Non-Structural

Section E Conclusion

Section F Important note

Section G Certification

If you have any queries with this report or require further information, please do not hesitate to
contact the person who carried out the inspection.

Special conditions or instructions

The client recognises that this is a sample report and things will be different in other reports.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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The parties

Report number: 10754

_________________________________ ______________________________________________________
Name of Client: Mr Sample
_________________________________ ______________________________________________________
Name of Supervisor Phone
Building company Phone
_________________________________ ______________________________________________________
Address of Client:
_________________________________ ______________________________________________________
Client’s email: [email protected]
_________________________________ ______________________________________________________
Client’s telephone number: 0407731461
_________________________________ ______________________________________________________
Consultant’s name: David Tacon
_________________________________ ______________________________________________________
Consultant’s licence number 535928
_________________________________ ______________________________________________________
Consultant’s mobile number: 0421235310
_________________________________ ______________________________________________________
Company name: ALLINSPECT
_________________________________ ______________________________________________________
Company address and postcode: PO BOX 1104 Park Ridge 4125
_________________________________ ______________________________________________________
Company email: [email protected]
_________________________________ ______________________________________________________
Company telephone number: 32970345 1300 25 46 77
_________________________________ ______________________________________________________

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Section A Results of inspection - summary

This Summary is not the Report. The following Report MUST be read in full in conjunction with this
Summary. If there is a discrepancy between the information provided in this Summary and that
contained within the body of the Report, the information in the body of the Report shall override this
Summary.
In respect of significant items:
Evidence of Serious Safety Hazards was observed - see Section D, Item D1.
Evidence of Structural Defects was observed - see Section D, Items D2 - D21.
Evidence of Non-Structural Defects was observed - see Section D, Item D22.

Strata or company title properties

Not applicable.

General description of the property

________________________________ ______________________________________________________
Residential building type: Detached house.
_________________________________ ______________________________________________________
Number of storeys: Two storey.
_________________________________ ______________________________________________________
Smoke detectors: There were Smoke detectors and Safety Switch
Safety Switch: IMPORTANT NOTE The adequacy and testing of smoke
detectors and safety switch is outside the scope of this standard
inspection and report. Accordingly, it is strongly recommended that
a further inspection be undertaken by a suitably qualified person.
_________________________________ ______________________________________________________

Orientation (to establish the way the The façade of the building faces south.
property was viewed): Note. For the purpose of this report the façade of the building
contains the main entrance door.
_________________________________ ______________________________________________________
Prevailing weather conditions at the Dry. Fine
time of inspection:
_________________________________ ______________________________________________________
Other:
_________________________________ ______________________________________________________

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Primary method of construction

________________________________ ______________________________________________________
Main building – floor construction: Slab-on-ground.
_________________________________ ______________________________________________________
Main building – wall construction: Brick veneer.
_________________________________ ______________________________________________________
Main building – roof construction: Timber framed. Colourbond
_________________________________ ______________________________________________________

Obstructions

The following obstructions may conceal defects:

Built in furniture, wall linings/coverings, floor linings/coverings, ceiling linings/coverings.
Landscaping, Insultaion, sarking, concrete paths/coverings, pipes, builders waste.

Inaccessible areas

The inspection did not include areas, which were inaccessible, not readily accessible or obstructed at
the time of inspection. Please be aware that when there is defects and incomplete areas the inspector
cannot do a full inspection. We do not inspect new roofs due to slip hazard. It is a visual only

_____________________________________________________________________

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Section D Condition Report

1: Serious safety hazards

D1.1
Where it is: External
What it is: The dwelling has a Fire Attack Rating of 12.5. Must comply with AS3959
Results: At the time of inspection there was number of defects that do not comply with the
rating of 12.5 Fire attack. The BAL was introduced to stop ember attack to dwellings rated at
12.5 needs to be rectified before handover. As per AS3959

1. Weep holes not to BAL 12.5

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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2: Structural defects

D2.1
Where it is: External
What it is: Stormwater pipes damage and – not deep enough.
Results: It appears that some of the stormwater drainage is not deep enough and damage, this will need
reworking before handover.
I refer the Builder to the insert below AS 3500. 3.1.2.5 Stormwater drainage.
Where stormwater drainage system is installed, it must comply with the following:
a) The position and manner of discharge of the stormwater drainage system must be to the
satisfaction of the appropriate authority.
b) The stormwater drainage system must be designed so that any overflow during heavy rain
periods is prevented from flowing back into the building.
Explanatory information: The manner of discharge of stormwater drainage system includes consideration
of discharge points. Some examples of discharge points which may be acceptable to the appropriate
authority are: BCA 2010 Volume Two Australian Building Codes Board Page 102 S
SITE PREPARATION:
a) A legal discharge point at the allotment boundary.
b) On-site catchment systems, such as stormwater tanks.
c) On-site soil drainage systems, such as soaker wells.
d) Cover to stormwater drains: the cover to 90mm Class 6 UPVC stormwater drains installed
underground must be not less than
(i) Under soil-100mm
(ii) Under paved or concrete areas-50mm;or
(iii) Under areas subject to light vehicle traffic
(A) Reinforced concrete -75mm; or
(B) Paved -100mm
Explanatory information: Different depths of soil cover (or no cover at all) can be achieved using other
types of pipes. The cover specified is measured from the top of the pipe to either the finished ground
level or, in case of paved or concrete areas, to the underside of the paving or concrete.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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D2.2
Where it is: External Front Yard
What it is: Ground levels inadequate.
Results: Ground levels are inadequate and can cause water to lay against the footings.
I refer the Builder to Slab-on-ground-finished slab heights: the height of the slab-on-ground above
external finished surfaces must be not less than (see Figure 3.1.2.2)-
(i) 100 mm above the finished ground level in low rainfall intensity areas or sandy, well drained
areas; or
(ii) 50mm above impermeable (paved or concrete areas) that slope away from the building in
accordance with (a); or
(iii) 150mm in any other case.
Explanatory information: The appropriate slab height above the finished ground level and the slope of
the external finished surface surrounding the slab may vary depending on:
1. The local plumbing requirements; in particular, the height of the overflow relief gully relative to
drainage fittings and ground level (to work effectively they must be a minimum of 150mm below
the lowest sanitary.
2. The runoff from storms, particularly in areas of high rainfall intensity, and the local topography.
3. The effect of excavation on a cut and fill site.
4. The possibility of flooding.
5. Termite barrier provisions.
The ground beneath suspended floors must be graded so that the area beneath the building is above the
adjacent external finished ground level and the surface water is prevented from ponding under the
building. (See Figure 3.1.2.3)

________________________________________________________________

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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D2.3
Where it is: External
What it is: Brick over-hang.
Results: The brick over hang to the dwelling needs to be supported. The BCA, part 3.2.2.7
calls for a maximum overhang of 15 mm. All must be reworked and supported in accordance
with AS 2870 prior to handover.
3.2.2.7 Edge rebates
Edge rebates for slab-on-ground, stiffened raft or waffle raft with masonry cavity or veneer
construction must comply with the following:
(a) The rebate must not be less than 20 mm, except as provided for in (d).
(b) Exterior masonry must not overhang more than 15 mm past the edge of the slab.
(c) The edge rebate must be flashed and drained in accordance with Part 3.3.4 and where it
cannot be flashed it must be filled with mortar.

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ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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D2.4
Where it is: Slab
What it is: There are large areas of open concrete voids to the slab edge. These areas are now
showing the exposed reinforcement bars and that the slab has not been mechanic all
compacted in areas as per the requirements of AS 2870. It is clear that the steel was not
installed with the minimum concrete coverage area as per the mandated requirements of the
BCA. I refer all to part 3.2.3.2. and AS 2870, part 6.4.7 and Part C6.1 that calls for the vibration
in the 4th paragraph of that clause.

The builder must:

• Seek engineering process and design for rectification of this defect form 15.
• Send the engineer to the site surveyor for approval form 16.
• Have the site Engineer witness the repair of the slab to ensure that the builder has
carried out the works in accordance with the process’s and rectification statements in
the engineering documentation.
• Satisfy the defect has not been hidden by placing soil over the edge-beam of the slab.
• Copies of the engineering documentation sent to our client.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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D2.5
Where it is: External Meter Box & Hot Water System
What it is: No Head flashings and wide gaps.
Results: It was noted at the time the inspection that I was unable to detect the head flashings above the
meter box and gas hot water system. Either expose the DPC flashings above the meter box and hot
water system or install them. I refer the builder to the BCA, page 220, part 3.3.4.7, under the heading of
Location of flashings. At the time of inspection, it was noted that there are gaps in the render near the
hot-water system that need to be closed off. The gaps either require caulking or depending on the
opening, an infill installed. The infill will need to be coloured the same as the render. Any caulking must
also match the exterior colour. this to be rework before Handover.

____________________________________________________________________________
ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich
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D2.6
Where it is: Front Windows
What it is: It appears the window have no header flashing installed
Results It was noted that windows don’t have header flashing installed for weatherproofing. All
needs to be reworked before handover and Deemed-to-Satisfy Provisions are an optional
means of achieving compliance with the mandatory Performance Requirements of BCA/NCC.
The Australian Window Association (AWA)
Head Flashing
Provided to stop water wetting the inner skin by bridging across the window or door head.
Provided above any wall penetrations not specifically designed to stop water reaching the inner
skin, ie; exhaust fans and ventilation ducts. Must project horizontally a minimum of 150mm both
sides past the opening. Must be of approved materials to AS2904. Must be provided with weep
holes to let the water out.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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D2.7
Where it is: Internal Ensuite
What it is: Mechanical Ventilation needs to be ducted or vented.
Results: There is no ducting or venting from the mechanical ventilation this will need to be rectified
before handover. I refer the Builder to the B.C.A section 3.8.5.2 sub section (c) outlines the
requirements of a builder in relation to ventilation of a sanitary compartment. The sanitary compartment
on this dwelling needs to be mechanically vented, via a ducting system, to the external of the building.
This item needs to be rectified. 3.8.5.2 Ventilation Requirements: ventilation must be provide to a
habitable room, sanitary compartment, bathroom, shower room, laundry and any other room occupied by
a person for any purpose by any of the following means: (a) Permanent openings, windows, doors or
other devices which can be opened.
(i) With an aggregate opening or openable size not less than 5% of the floor area of the room
required to be ventilated; and An exhaust fan or other means of mechanical ventilation
may be used to ventilate a sanitary compartment, laundry, or bathroom provided
contaminated air exhausts
(ii) Directly to outside the building by way of ducts; or
(iii) Into a roof space that- is (A) adequately ventilated by open eaves, and/or roof vents; or (B) is
covered by roof tiles without the sarking or similar materials which would prevent venting
through the gaps between the tiles.

____________________________________________________________________________

D2.7
Where it is: Internal.
What it is: It was noted at the time of inspection that the control joint does not continue through
the cornice. This will need to be rework so that the control joint continues through to comply
with the standard AS 2589 see insert.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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_____________________________________________________________________

D2.8
Where it is: Bathrooms
What it is: Shower nook not draining away and the waste is to high water will not drain away,
and lippage more than the allowable rate.
Results: It was noted at the time of inspection after testing the shower, the nook and base
appears to be holding water and there are tiles that are level and have some back fall to the
wall and waste is too high, this is preventing the water from draining to the floor waste, this will
need to be reworked to the minimum standard set out as per, I refer the Builder to,
103 AS 3958.1-2007 Appendix D FALLS IN FLOOR FINISHES D1 General.
The primary consideration for falls in finishes is to ensure water does not remain on the finished
floor in a manner that can adversely affect the health or amenity of the occupants or deteriorate
building elements. Falls in finishes should ensure water exits the area at the floor waste or
doorway if that is the designed exit point (e.g. laundry door to exterior) Water should not pond
on the finished floor, with the exception of residual water remaining due to surface tension.
D2 FACTORS AFFECTING FALLS: The ratio of fall achieved in a floor may vary depending
upon the
a) Finished height requirements at doorways;
b) Heights of fixtures or fittings;
c) Dimensions’ of the tiles used, adequate falls become more difficult to achieve as the
size of the tiles used increase;
d) Area of the floor to be drained; and
e) Requirements of a person with disabilities.
D3 FALL RATIOS
The recommended ratio of fall within a shower are is between 1:60 and 1:80
The recommended ratio of fall in other areas is between 1:80 and 1:100
In some circumstances the fall in the floor finishes in the same area may vary. Where falls
steeper than 1:100 are not achievable, the effectiveness of the floor drainage should be
confirmed to ensure it meets the primary consideration set down in Paragraph D1 AS 3740 D1
General.
B3 FALL RATIOS: Clause 3.4 specifies that a fall ratio of 1:100 in shower areas.
B4 DIAGONAL CUTTING OF TILES may be required in the area around the waste to achieve
the required falls, sufficient drainage and to ensure lipping is kept within the guidelines of AS
3958.1.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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As per AS 3958.1, lippage between tiles must be restricted to 2 mm maximum

_____________________________________________________________________

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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D2.9
Where it is: Main Bathroom
What it is: Top of the tiles have gaps. This will allow moisture/water to penetrate behind
fittings/linings and cause unhealthy conditions and damage into concealed spaces.
The BCA part F2.4.1, P2.4.1 and O2.4.1 call for all wet areas, or a like to be fully sealed to all
parts. This will need to be reworked and rectified before handover as this is a health hazard.

_____________________________________________________________________
ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich
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3: Non-Structural defects

1. It was noted that the ridge capping has been poorly installed and is defective. This will need
rework before handover, not in an appropriate, skilful way or with reasonable care and skill
listed below:
Section 24 Schedule 1B of the Queensland Building and Construction Commission Act
1991 (‘QBCC Act’). Division 2—Implied warranties for all contracts
Standard of work and exercise of care and skill
44. The building contractor warrants the subject work will be carried
out—
(a) in an appropriate and skilful way; and
(b) with reasonable care and skill.

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2. The Colourbond gutter to the dwelling is defective and is holding water which needs to be
reworked. The gutter is bowed to the side of the dwelling; this will need to be replace as the
manufacture did not make the guttering bow out of shape.
I refer the builder to BCA 3.5.2.4 Installation of gutters.
3.5.2.4 Installation of gutters
(a) Gutters must be installed with a fall of not less than—
(i) 1:500 for eaves gutters, unless fixed to metal facia; and
(ii) 1:100 for box gutters.
(b) Eaves gutters must be supported by brackets securely fixed at stop ends and at not more
than 1.2 m centres.
All must be made as new prior to handover and fit for purpose.

_________________________________________________________________________

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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3. The roof sheets and guttering has scratches/marks and the roof sheeting has marks caused
during the carrying out of building work. Roofs and Guttering are defective if they are dented
or mark in the first 12 months of completion, this will need to be rectified. We refer the
Builder to Below
QBCC Standards and Tolerances. 7.3 Roof cladding
Within 12 months from date of completion of the works, staining, folds, splits, dents, open joints
between panels, cracking and other distortions in roof cladding, are defects if they are visible
from a normal viewing position at ground level or an upper floor level,
Roof cladding and/or flashings screws and other fixings are defective if they do not comply with
the corrosion resistance provisions of the BCA for the exposure conditions of the site.
Roof cladding and/or flashings, screws and other fixings are defective if they have not been
installed in accordance with the requirements of the BCA and manufacturer’s installation
instructions.

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ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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4. Substandard finished to the render in a few areas, and substandard finish on the paint in
some external areas. This will need rework before handover as marked. Not in an
appropriate, skilful way or with reasonable care and skill.
QBCC Tolerance & Standards 10.2 Cracking and other blemishes in external rendered
surfaces on masonry substrate
Assess crack categories and defects in external rendered surfaces on masonry substrate in
accordance with Table 4.2. Category 0 and 1 cracks are not defects. Category 2 cracks are
defects if they are identified within 12 months from the date of completion of the work.
Within the first 12 months after completion of the work, obvious spot rust marks, due to the
composition of the material and other blemishes, are defects if they are visible from a normal
viewing position.
QBCC Standards and tolerances 13.2 Surface finish of paintwork
Within the first 12 months after completion of the work, paintwork is defective if application
defects or blemishes such as paint runs, paint sags, wrinkling, dust, bare or starved painted
areas, colour variations, surface cracks, irregular and coarse brush marks, sanding marks,
blistering, uniformity of gloss level and other irregularities are visible in the surface from a
normal viewing position.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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5. Substandard finish on the cladding with gaps, open joints. This will need to be rectified
before handover. Not in an appropriate, skilful way or with reasonable care and skill.
Standards & Tolerances 6.2 Wall cladding
Within the first 12 months of completion of the work, staining, folds, splits, dents, open joints
between panels, cracking and other distortions in wall cladding, are defects if they are visible
from a normal viewing position at ground level or an upper floor level. Within 6 years and 6
months from completion of the work, the wall cladding is defective if it compromises the
structural adequacy of the wall or building, allows water penetration into the building or
compromises the health and safety of those who use the building.

6. External wall mortar voids/holes and a hole in the brick. This will all need to be rectified
before handover.
QLD Standards & Tolerances 4.10 Voids and holes in mortar
Within 12 months from date of completion of the work, voids and holes in mortar in masonry
walls, excepting weepholes and vents, are defects if they are visible from a normal viewing
position.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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7. Substandard finish to the wall not as per plan showing flush to the concrete, the front
elevation, as well as the air-con not as per plan. This will all need reworking to bring it up to
a suitable standard that is acceptable before handover. Not in an appropriate, skilful way or
with reasonable care and skill.
Section 24 Schedule 1B of the Queensland Building and Construction Commission Act
1991 (‘QBCC Act’). Division 3—Implied warranties for particular contracts
˙Adherence to plans and specifications
45.(1) This section applies to a regulated contract if plans and
specifications form part of the contract.
(2) The building contractor warrants the subject work will be carried out
in accordance with the plans and specifications.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Front Elevation

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Correct Location as
per plan

Incorrect

Correct

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8. Some of the stormwater pipes have not been painted, this needs to be rectified before
handover. We refer the Builder to the insert:
The installation of the storm water plumbing system is regulated under AS3500.3
In section 2.3 and section 2.4.4 of this Australian Standard it clearly states that materials and
products used in a plumbing and sanitary installation shall be selected to ensure satisfactory
service for the life of the installation.
Note the requirements in section (c). Note section (a) in 2.4.4 The white PVC storm water pipes
that are exposed to direct sunlight is not UV rated and MUST be protected from direct sunlight.
The pipes must be painted in a UV rated paint in a colour that matches the downpipe. Polyvinyl
chloride (PVC) pipes and fittings as specified in AS 1254, AS/NZS 1260. AS 1273. AS/NZS
1477 and AS/NZS 2179.2 (Int) shall where exposed to direct sunlight, have resistance to UV
radiation or alternatively be protected in accordance with AS 2032. This Australian Standard is
called for in the BCA and the NCC and is adopted.

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ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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9. The water tank is hard against the brick wall.

This is creating a Bridging and Breaching of termite management, this will need to be reworked to
comply with insert below
DEEMED TO SATISFY REQUIREMENTS AS 3660.1:2014
SECTION2DESIGNREQUIREMENTS
2.1 SCOPE OF SECTION
This Section sets out the design requirements for termite management systems for new
building work.
2.2 ATTACHMENTS AND ITEMS ADJACENT TO BUILDINGS
Attachments to buildings such as downpipes and service pipes shall have a nominal gap, to
allow clear and uninterrupted visual inspection across the inspection zone.
Attachments and items adjacent to buildings such as steps, verandas, porches, access ramps,
carports, trellises, decks, hot-water systems, air conditioners, downpipes, service pipes, or
similar attachments, shall be separated from the building by a gap of at least 25 mm, to
allow clear and uninterrupted visual inspection across the inspection zone.
NOTE: Sufficient clearance and access should be provided between any building and adjacent
items to allow for inspection and maintenance.
Where attachments or structures abut a building and there is no clear gap, the system shall
be provided or extended to the attachment so that a continuous inspection zone is preserved.
Where a plate or grid is used to cover the gap (e.g. for providing wheelchair access),
it shall be detachable.
2.3 ELEMENTS THAT BRIDGE OR BREACH TERMITE MANAGEMENT
SYSTEMS
Structures, fixtures or fittings attached to a building shall not bridge or breach a termite
management system unless that attachment is also provided with a termite management
system.

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10. The IO pipe and Water Meter Box have been damage caused during the carrying out of building
work, all will need to be rectified and present as new at handover, listed below:
QBCC Standards & Tolerances 1.5 Responsibility to rectify
Contractors do not have to rectify damage caused by the owner’s actions or inactions or
those of other people engaged by the owner. Contractors will be liable to repair any
consequential damage caused by, or as a consequence of carrying out building work
on a residential building site or to a residential building on an adjacent site.
Section 24 Schedule 1B of the Queensland Building and Construction Commission Act
1991 (‘QBCC Act’).
Division 2—Implied warranties for all contracts
Suitability of materials
42.(1) The building contractor warrants that all materials to be supplied
for use in the subject work—
(a) will be good and, having regard to the relevant criteria, suitable for
the purpose for which they are used; and
(b) unless otherwise stated in the contract, will be new.

____________________________________________________________________________

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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11. External cleaning required, there are areas with excessive over-painting, stains/mortar
smears all will need to be cleaned off before handover. Not in an appropriate, skilful way or
with reasonable care and skill.
QBCC Standards and Tolerances 4.8 Masonry facing
Within the first 12 months from completion of the work and unless documented otherwise,
masonry faces are defective if they are not cleaned and free of excess mortar or stains
when viewed from the normal viewing position.
QBCC Standards and Tolerances 4.12 Cleaning, mortar smears and stains
Within the first 12 months from completion of the work, stains, mortar smears and damage
caused by cleaning are defects if they are visible from a normal viewing position.
QBCC Standards and tolerances 13.2 Surface finish of paintwork
Within the first 12 months after completion of the work, excessive over-painting of fittings, trims,
skirtings, architraves, glazing and other finished edges is a defect.

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12. Tiles are not supported in a proper workmanlike manner

As per AS 3958.1, all tiling installed must be supported. I noted that porch tiling has an over lipping of
about 25mm. That is 25mm of unsupported tile hanging over the edge. This will need to be re-worked
before handover.

____________________________________________________________________________

13. End grains need to be fully painted, completed before handover

As per AS 2311 2.2.3 Painting end-grain
During wetting or drying the rate of water movement along the grain of timber is extremely rapid
compared with the rate of water movement across the grain. This explains why cracking often
begins at the unsealed cut ends of butt and mitre joints and at the bottom edge of vertical
boards. Design should make provision for the protection of all end-grain of external timber. To
retard the ingress of moisture, exposed timber cladding should be coated all round before being
attached to the building framework.

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ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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14. Roof void: Insulation is defective this will need to be rectified before handover.
Other trades appear to have removed batts from their work areas with little regard for the
information inserted below. Note that batts must be installed up to the 50 mm area around
protected down lights. The insulation needs to be reworked so as to be installed in a manner that
complies with AS 3999 with all areas covered and the batts flush to the top of the plaster. The
inserted diagrams demonstrate the minimums that must be achieved. These diagrams are basic
and easily to adhered too. Installing insulation Installation guidelines. It is vital that insolation is
installed with careful attention to detail, as incorrect or inappropriate installation will significantly
decrease performance. For instance, failure to but all ends and edges of batts to give a snug fit
could result in 5% of the ceiling area not been covered, losing up to 50% of the potential insulation
benefits.

____________________________________________________________________________

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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15. Doors substandard installation with door margins not even and binding as marked. This will
need to be reworked before handover, I refer the builder to the insert below
QBCC Standards and Tolerances 9.4 Internal door clearances
With the exception of fire doors and unless documented otherwise, the installation of doors is
defective, if within 12 months of completion of the work, clearances between door leaves and
frames and between adjacent door leaves are not uniform and within 1 mm of the documented
dimension. Within the first 12 months after completion and if not otherwise documented:
a) A clearance between door leaves or between a door leaf and the frame is defective if it is
less than 2 mm or greater than 5 mm in width
b) Unless additional clearance is required for removable toilet doors or air ventilation, a
clearance between the door and the floor finish is defective if it is greater than 20 mm after
installation of the floor covering.
QBCC Standards & Tolerances 9.5 Distortion of doors
Door leaves are defective if, within 12 months of completion of the works, they twist or bend to
the extent that the door will not properly close, latch or lock.
Door leaves are defective if they allow water penetration into the building under weather
conditions anticipated by the BCA.
QBCC Standards & Tolerances 9.7 Operation of windows and doors
Within the first 12 months after completion of the work, doors and windows are defective if they
bind or jam as a result of the contractor’s poor workmanship.

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16. Some of the internal doors as marked appeared to be staved of paint coverage, all will need
to be reworked before Hanover.
AS 2311 states:

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17. There are internal areas that have been damage caused during the carrying out of building
work, all will need to be rectified and present as new at handover, listed below:
QBCC Standards & Tolerances 1.5 Responsibility to rectify
Contractors do not have to rectify damage caused by the owner’s actions or inactions or
those of other people engaged by the owner. Contractors will be liable to repair any
consequential damage caused by, or as a consequence of carrying out building work
on a residential building site or to a residential building on an adjacent site.
Section 24 Schedule 1B of the Queensland Building and Construction Commission Act
1991 (‘QBCC Act’).
Division 2—Implied warranties for all contracts
Suitability of materials
42.(1) The building contractor warrants that all materials to be supplied
for use in the subject work—
(a) will be good and, having regard to the relevant criteria, suitable for
the purpose for which they are used; and
(b) unless otherwise stated in the contract, will be new.

A. Bathroom Chipped Bath and overcut tile around the spout.

B. Ensuite shower flick-mixer damaged

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18. Poorly applied and missing silicon.

This will need to be reworked and finished before Handover.
Kitchen bench missing silicon and behind vanities, behind bath missing silicone. All needs to be
reworked and completed before handover.
QBCC Standards & Tolerances 11.9 Sealing around benches and items installed in
benches
Within the first 12 months after completion of the work and where required, junctions between
bench tops and adjoining surfaces are defective if they are not sealed with an agreed or
suitable flexible sealant of matching colour. Within the first 12 months after completion of the
work, sealing around items such as sinks, hand basins etc., is defective if the joint leaks, or if it
is not carried out in accordance with the manufacturer’s installation instructions.

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19. No (durable notice) has been installed in the kitchen cupboard this will need to be installed
before handover. I refer the Builder to BCA 2010 Volume Two Australian Building Codes
Board 117 3.1.3.2 (b) At least two durable notices must be permanently fixed to the building
in prominent locations, such as in a meter box and a kitchen cupboard or the like,
indicating-
i. The method of termite risk management; and
ii. The date of installation of the termite management measures; and
iii. Where a chemical Authority label; and
iv. The installer’s or manufacture’s recommendations for the scope and frequency of future
inspections for termite activity. (B) A durable notice must be permanently fixed to the
building in prominent location.
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20. Paint Touch-ups required; general paint defects as marked to be completed before handover.
QBCC Standards and tolerances 13.2 Surface finish of paintwork
Within the first 12 months after completion of the work, paintwork is defective if application defects or
blemishes such as paint runs, paint sags, wrinkling, dust, bare or starved painted areas, colour
variations, surface cracks, irregular and coarse brush marks, sanding marks, blistering, uniformity of
gloss level and other irregularities are visible in the surface from a normal viewing position.

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21. Internal cleaning required, there are areas with excessive over-painting, stains/mortar smears as
marked, all will need to be cleaned off before handover. Not in an appropriate, skilful way or with
reasonable care and skill.
Owners are entitled to expect that the building site and works are clean and tidy on completion. Where
handover is delayed for any reason the owner must expect that dust may have settled on interior
exposed surfaces. Building sites are defective if, upon handover, they are not clear of building debris.
Building works are defective where windows are not clean, floors are not swept, mopped or vacuumed
as appropriate, tiles, sinks, basins, troughs, baths, etc. are not cleaned and shelving, drawers and
cupboards ready for use.
QBCC Standards and tolerances 13.2 Surface finish of paintwork
Within the first 12 months after completion of the work, excessive over-painting of fittings, trims,
skirtings, architraves, glazing and other finished edges is a defect.

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Section E Conclusion

In conclusion, following the inspection of surface work in the readily accessible areas of the property,
this property is clearly not ready for practical completion. Our clients have requested that we place in
writing a formal request that all items in this report are rectified. We refer the builder to the builders
own contract with our client which calls for the builder to act on ALL KNOW DEFECTS. All items in
this report are therefore brought to the builder’s attention and are therefore know to the builder. We
would suggest that the builder rework the dwelling so that it complies with the minimums set out in the
BCA, the Australian Standard and all other relevant requirements. If the builder feels that we are in
error, we request that they justify with a counter reference that would support that position and show
cause why they do not have to rectify the defects found.
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Section F Important note

Australian Standard AS4349.0-2007 Inspection of Buildings, Part 0: General Requirements

recognises that a property report is not a warranty or an insurance policy against problems
developing with the building in the future. Accordingly, a preventative maintenance program should
be implemented for the property which includes systematic inspections, detection and prevention of
incipient failure. Please contact the Consultant who carried out this inspection for further advice.
Your attention is drawn to the advice contained in the Terms and Conditions of this Report including
any special conditions or instructions that need to be considered in relation to this Report.

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Section G Certification

This document certifies that the property described in this Report has been inspected by the Building
Consultant in accordance with the level of service requested by the Client and the Terms and
Conditions set out in this Report, and in accordance with the current edition of the Report Systems
Australia (RSA) Handbook Standard Property Inspection Reports ‘Uniform Inspection Guidelines for
Building Consultants’.

Authorised Signatory: David Tacon

Name: David Tacon Date of Issue: 21 January, 2020

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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