Technical Report: Prepared For: "The Owners - Strata Plan "

THIS SAMPLE REPORT IS A SANITISED VERSION OF AN ORIGINAL
TECHNICAL REPORT AND SHOULD BE CONSIDERED

CONFIDENTIAL AND NOT FOR PUBLICATION AS THE STYLE
AND STRUCTURE REMAIN COPYRIGHT TO
INTEGRATED CONSULTANCY GROUP
TECHNICAL REPORT
PREPARED FOR: “The Owners - Strata Plan <<>>”
PROJECT LOCATION:
PURPOSE OF THIS REPORT: Inspect and identify items of

defective work considered
attributable to the original Builder
DATE: 12th August 2010
PREPARED BY:
Senior Building Consultant - Mediator
OUR REFERENCE: <<>>-REP
DocControl: 20100421
Page 2
Address REP
TABLE OF CONTENTS
1. INTRODUCTION AND INSTRUCTIONS.......................................................... 6
1.1 INTRODUCTION AND INSTRUCTIONS ...................................................................... 6
1.2 AUTHOR’S RELEVENT TRAINING AND EXPERIENCE ................................................. 6
1.3 THE BUILDING CODE OF AUSTRALIA ..................................................................... 6
1.4 REFERENCED DOCUMENTS .................................................................................. 8
1.5 GLOSSARY OF TERMS ......................................................................................... 9
2. COMMENTARY................................................................................................ 9
2.1 BUILDING DESCRIPTION ....................................................................................... 9
2.2 BUILDING CLASSIFICATION ................................................................................. 10
2.3 BUILDING PARTICULARS ..................................................................................... 10
2.4 REPORT DETAILS .............................................................................................. 10
3 INSPECTION.................................................................................................. 15
3.1 INSPECTION DATE ............................................................................................. 15
3.2 ACCESS............................................................................................................ 15
3.3 WEATHER CONDITIONS ...................................................................................... 15
3.4 INSPECTION DETAILS ......................................................................................... 15
COMMON PROPERTY AREAS .............................................................................. 16

GARAGE - LOWER LEVEL ............................................................................................. 16
GARAGE - MID LEVEL .................................................................................................. 16
GARAGE - UPPER LEVEL ............................................................................................. 33
INTERNAL STAIRS/CORRIDORS - BUILDING 53 ............................................................... 34
EXTERNAL FAÇADES - BUILDING 53.............................................................................. 42
COMMON AREA - GROUNDS......................................................................................... 69
This document and its contents are intended for the Addressee only and contains opinions held by the Author based on material available at the
time and expressed for the purposes of consideration by the Addressee and not for general publication without written consent.
Document Control: 20100421
Page 3
Address REP
INDIVIDUAL UNITS - BUILDING 53........................................................................ 77

UNIT 11-53 ................................................................................................................ 77
UNIT 12-53 ................................................................................................................ 77
UNIT 13-53 ................................................................................................................ 77
UNIT 14-53 ................................................................................................................ 79
UNIT 15-53 ................................................................................................................ 80
UNIT 21-53 ................................................................................................................ 80
UNIT 22-53 ................................................................................................................ 81
UNIT 31-53 ................................................................................................................ 81
UNIT 32-53 ................................................................................................................ 81
UNIT 33-53 ................................................................................................................ 81
UNIT 34-53 ................................................................................................................ 82
UNIT 41-53 ................................................................................................................ 83
UNIT 42-53 ................................................................................................................ 83
UNIT 43-53 ................................................................................................................ 84
UNIT 44-53 ................................................................................................................ 84
UNIT 51-53 ................................................................................................................ 84
UNIT 52-53 ................................................................................................................ 84
UNIT 54-53 ................................................................................................................ 85
INDIVIDUAL UNITS - BUILDING 57........................................................................ 85

UNIT 11-57 ................................................................................................................ 85
UNIT 12-57 ................................................................................................................ 87
UNIT 21-57 ................................................................................................................ 89
UNIT 22-57 ................................................................................................................ 94
UNIT 31-57 ................................................................................................................ 96
UNIT 32-57 ................................................................................................................ 97
INDIVIDUAL UNITS - BUILDING 59...................................................................... 100

UNIT 11-59 .............................................................................................................. 100
UNIT 12-59 .............................................................................................................. 104
UNIT 21-59 .............................................................................................................. 108
UNIT 22-59 .............................................................................................................. 108

UNIT 11-61 .............................................................................................................. 108
UNIT 12-61 .............................................................................................................. 109
UNIT 21-61 .............................................................................................................. 110
UNIT 22-61 .............................................................................................................. 111

UNIT 11-63 .............................................................................................................. 111
UNIT 12-63 .............................................................................................................. 111
UNIT 21-63 .............................................................................................................. 113
UNIT 22-63 .............................................................................................................. 114
Page 4
Address REP

UNIT 11-67 .............................................................................................................. 114
UNIT 12-67 .............................................................................................................. 115
UNIT 13-67 .............................................................................................................. 116
UNIT 14-67 .............................................................................................................. 117
UNIT 21-67 .............................................................................................................. 117
UNIT 22-67 .............................................................................................................. 119
UNIT 31-67 .............................................................................................................. 119
UNIT 32-67 .............................................................................................................. 119
UNIT 33-67 .............................................................................................................. 120
UNIT 34-67 .............................................................................................................. 120
UNIT 41-67 .............................................................................................................. 121
UNIT 42-67 .............................................................................................................. 124
UNIT 43-67 .............................................................................................................. 125
UNIT 44-67 .............................................................................................................. 125
UNIT 51-67 .............................................................................................................. 126
UNIT 52-67 .............................................................................................................. 126
UNIT 54-67 .............................................................................................................. 126

UNIT 11-71 .............................................................................................................. 128
UNIT 12-71 .............................................................................................................. 128
UNIT 21-71 .............................................................................................................. 130
UNIT 22-71 .............................................................................................................. 133
UNIT 31-71 .............................................................................................................. 136
UNIT 32-71 .............................................................................................................. 136

UNIT 11-73 .............................................................................................................. 136
UNIT 12-73 .............................................................................................................. 139
UNIT 21-73 .............................................................................................................. 142
UNIT 22-73 .............................................................................................................. 143

UNIT 11-77 .............................................................................................................. 147
UNIT 12-77 .............................................................................................................. 147
UNIT 13-77 .............................................................................................................. 148
UNIT 21-77 .............................................................................................................. 149
UNIT 22-77 .............................................................................................................. 151
UNIT 23-77 .............................................................................................................. 151
UNIT 31-77 .............................................................................................................. 151
UNIT 32-77 .............................................................................................................. 152
UNIT 33-77 .............................................................................................................. 153
UNIT 41-77 .............................................................................................................. 153
UNIT 42-77 .............................................................................................................. 153
UNIT 43-77 .............................................................................................................. 154
UNIT 51-77 .............................................................................................................. 154
UNIT 52-77 .............................................................................................................. 155
UNIT 53-77 .............................................................................................................. 157
Page 5
Address REP
SEPARATE ENTRY UNITS................................................................................... 157

UNIT 51 ................................................................................................................... 158
UNIT 55 ................................................................................................................... 159
UNIT 65 ................................................................................................................... 159
UNIT 69 ................................................................................................................... 159
UNIT 75 ................................................................................................................... 160
UNIT 79 ................................................................................................................... 160
4. SUMMARY ................................................................................................... 163
5. CONCLUSION.............................................................................................. 166
6. EXPERTS STATEMENT .............................................................................. 167
CONDITIONS RELATING TO THIS REPORT ...................................................... 168
APPENDIX A GLOSSARY OF BUILDING TERMS
APPENDIX B CURRICULUM VITAE OF AUTHOR
Page 6
Address REP
1. INTRODUCTION AND INSTRUCTIONS
1.1 INTRODUCTION AND INSTRUCTIONS
We are instructed by the Strata Manager, <<>>, , on 4 May, 2010, on

behalf of “The Owners - Strata Plan <<>>” to provide the following:
(i) Write to both unit owners and occupants advising of pending

inspection to their respective unit allotment;
(ii) Carry out an inspection of the property including individual

allotments and common property areas, compile a written and
photographic report in relation to the defects (including remedial
recommendations) that are considered to be the responsibility of
the original Builder.
(iii) Prepare a Building Defects Report which is suitable for use

litigation proceedings.
1.2 AUTHOR’S RELEVENT TRAINING AND EXPERIENCE
The Author’s training, study and experience within the building and
construction industry, is set out in the attached Curriculum Vitae. The
type and nature of the construction works and defect reports which the
Author has undertaken, cover building work and defects of the type
which the Author has observed in the subject premises.
1.3 THE BUILDING CODE OF AUSTRALIA
The subject building works are required to comply with Division 8A,
Section 98 of the Environmental Planning & Assessment Regulation
2000 ‘Compliance with Building Code of Australia and insurance
requirements under the Home Building Act 1989’ Clause (3)’, which in
summary states that building works subject to authority approval are
required to comply with the Building Code of Australia that was
adopted and in use at the time of lodgement of the Construction
Certificate relevant to those building works.
References to the Building Code of Australia made in this Report

therefore, based on the above, pertain to Volume 1 BCA. This further
includes those Australian Standards that were adopted by reference
under that BCA control.
On 1 July, 1997, Building Code of Australia 1996 (BCA) was

introduced, which is a performance based document that provides
greater flexibility for the use of new innovative building products,
systems and designs.
Page 7
Address REP
The BCA is published in two (2) Volumes:
• Volume 1 – for Class 2 to 9 buildings; and

• Volume 2 – for Class 1 and 10 buildings (Housing Provisions).
Each State and Territory’s legislation adopts the BCA subject to the
variation or deletion of some of its provisions, or the addition of extra
provisions.
1.3.1 Compliance with the Building Code of Australia
The structure of the BCA comprises of two (2) levels being

guidance levels, which consists of Objectives and Functional
Statements, and compliance levels, which consists of
Performance Requirements and Building Solutions.
A Building Solution will comply with the BCA if it satisfies the

Performance Requirements. Compliance with the Performance
Requirements can be achieved by:
(a) Complying with the ‘deemed to satisfy’ provisions; or

(b) Formulating an alternative solution which:
• Complies with the Performance Requirements; or
• Is shown to be at least equivalent to the ‘deemed to
satisfy’ provisions; or
(c) A combination of (a) and (b).
The following assessment methods can be used to determine

whether an alternative solution complies with the Performance
Requirements.
• Evidence to support that the alternative solution satisfies a

Performance Requirement;
• Verification methods deemed appropriate by the regulatory

authority that determines compliance with a Performance
Requirement;
• Comparison with the ‘deemed to satisfy’ provisions;
• Expert judgment.
1.3.2 Relationship with Australian Standards
The BCA overrules any differences arising between it and any

Australian Standard, rule, or specification.
Page 8
Address REP
1.4 REFERENCED DOCUMENTS
AS/NZS 1170.1-1989 Minimum Design Loads on Structures

Dead and Live Loads and load
combinations
AS/NZS 1170.1-2002 Structural Design Actions
Permanent, imposed and other actions
AS 1288 -1994 Glass in buildings – selection & installation
AS 1562.1-1992 Design and Installation of sheet roof and
wall cladding – metal
AS 1657-1992 Fixed platforms, walkways, stairways and
ladders – Design, construction and
installation
AS 1668.2-1991 The use of mechanical ventilation and air-
conditioning in buildings – Mechanical
ventilation for acceptable indoor air-quality
AS 1682.2-1990 Fire Dampers – Installation
AS 1684.2-1999 Residential Timber Framed Construction
AS 1905.1-1997 Components for the protection of openings
in fire resistant walls – Fire resistant door
sets
AS 2047-1999 Windows in buildings – Selection &
Installation
AS 2050-1995 Installation of roof tiles
AS 2311-2000 The painting of buildings
AS 2441-1988 Installation of fire hose reels
AS 2444-1995 Portable fire extinguishers and fire blankets
– selection & location
AS 2589.1-1997 Gypsum linings in residential and light
commercial construction
Application & finishing
AS 2870-1996 Residential slabs & footings - Construction
AS/NZS 3000-2000 Electrical Installations (Wiring Rules)
AS/NZS-2904-1995 Damp Proof Courses & Flashings
AS/NZS-3500.3.2-1998 National Plumbing & Drainage
Stormwater Drainage
AS/NZS 3500.5-2000 National Plumbing & Drainage
Domestic Installations
AS 3600-2001 Concrete structures
AS 3700-1998/2001 Masonry Structures
AS 3727-1993 Guide to residential pavements
AS 3740-1994/2004 Waterproofing of wet areas within
residential buildings
AS 3786-1993 Smoke alarms
AS 3958.1-1991 Ceramic Tiles Part 1: Guide to the
installation of ceramic tiles
AS 4349.1-1995 Inspection of buildings Part 1: Property
inspections – Residential buildings
Page 9
Address REP
Building Code of Australia Volume 1 Class 2-9

Office of Fair Trading Guide to Standards & Tolerances FT242
Environmental Planning & Assessment Act (As amended)
Environmental Planning & Assessment Regulation 2000
Local Government Act 1993
Home Building Act 1989
Home Building Regulation 2004
1.5 GLOSSARY OF TERMS
A Glossary of Building Terms is attached as Appendix A.
2. COMMENTARY
2.1 BUILDING DESCRIPTION
The subject property is a multi-building development of nine separate

buildings containing 87 residential units and constructed over three
levels of underground car parking.
The property is approximately five years of age based on the Strata

Plan registration date of 13 September, 2005.
For the purposes of this Report, all buildings within the development
are considered to face west towards <<>> Drive.
The property is constructed with load bearing masonry walls, concrete

floor slabs to all levels with plasterboard lined internal walls. The roof is
a combination of both pitched and flat roof areas. The cover is
Colorbond steel and membrane.
Page 10
Address REP
2.2 BUILDING CLASSIFICATION
The building is classified in accordance with Section A1.3 of the BCA

as follows:
Class 2 - building containing 2 or more sole occupancy units each

being a separate dwelling; and
Class 7 - a building which is a car park.
2.3 BUILDING PARTICULARS
The particulars for the respective building works are as follows:
Contractor: <<>>
Licence No: <<>>
Contractor’s Status: <<>>
Home Owner Warranty Insurer: TBA
Development Application: TBA
Construction Certificate: TBA
Registration of Strata Plan: 13th September 2005
2.4 REPORT DETAILS
2.4.1 REPORT EXCLUSIONS
We have not included within this Report, items that we consider

to be the unit owners or Owners Corporation responsibility under
their own maintenance programmes such as:
- Minor adjustments to doors;

- Creaking floorboards (if installed in accordance with AS
1684.2, and outside of 24 months from practical
completion);
- Failure or inefficiencies of electrical appliances such as
exhaust fans, stoves, air-conditioning systems, mechanical
ventilation systems as these are only covered for the period
of the manufacturers warranty etc.;
- Failure of fixtures and fittings such as taps, shower roses,
door hardware, kitchen cupboards and the like;
- Paint blemishes and failures unless caused by water leaks
or other items unless this damage is consequential damage
from another identified defect;
- Drummy sounding floor tiles unless the tiles have
delaminated from the base substructure and failed in
excess of the accepted tolerance levels;
- Blocked or partially blocked drains to where the cause has
Page 11
Address REP
not already been verified via CCTV;

- General wear and tear;
- Cracking to plaster or masonry finishes of less than 1mm in
width.
2.4.2 ITEMS IDENTIFIED WITHIN THIS REPORT
The items noted within the Defect Schedule of this Report have
all been determined to be the Contractors responsibility due to
non compliance of:
• The conditions noted within the BCA;

• The conditions noted within nominated Australian
Standards;
• Section 18B of the Home Building Act 1989, Statutory
Warranties.
2.4.2.1 Further substantiation of respective items identified

within this report has been provided by reference to
the following documents:
1. Office of Fair Trading ‘Guide to Tolerances &

Standards for Home Contractors and
Renovators’; and
2. AS 2870.1-1996 – ‘Residential Slabs and

Footings Part 1: Construction.’
2.4.2.1.1 Office of Fair Trading ‘Guide to Standards &

Tolerances’
The control limitation of the standards and tolerances
of acceptability prescribed by this document cannot be
relied on or regarded as legal advice. However, the
Guide provides an indication to the view of reasonable
standards and tolerances for residential building
works, where such standards and tolerances are not
articulated by the contract documents and are not
prescribed in:
• The Home Building Act 1989;

• The Home Building Regulation 1997;
• The BCA; or
• Standards adopted by Reference in the BCA, the
contract documents or Specifications.
As there are no other specific measures or

alternatives for making a determination on items such
as cracking, or other such items within a multi-unit
Page 12
Address REP
building such as this, the Guide is considered to be a

reasonable document for reference and inclusion.
Page 13
Address REP
2.4.2.1.2 AS 2870-1996 ‘Residential Slabs and Footings:

Construction’
The Australian Standard for Residential Slabs and

Footings is used in conjunction with the Guide to
Standards and Tolerances, as Tables C1 and C2 of
Appendix C (AS 2870) – Classification of Damage
with Reference to walls (C1) and Concrete floors (C2)
offers a tangible measure in regard to damage
classification. These Tables show crack widths and
place a damage category rating against them. This
damage category can then be related to the Guide for
Standards & Tolerances to determine ‘what is
deemed to be acceptable.’
AS 2870 however was provided with the following

scope of intention: ‘requirements for the classification
of a site and the design construction of a footing
system for a single dwelling house, town house or the
like which may be detached or separated by a party
wall or common wall but not situated vertically above
or below another building’ (ref: AS2870 Section 1.1
Scope paragraph 1). . This standard therefore does
not apply to the subject building in the technical
sense.
In saying this however, any cracks that I observed to

the walls and floors in the subject building were
viewed in accordance with Appendix C AS 2870
(Damage category classification) to determine their
acceptability. I have done this in this instance as it is
considered reasonable to include damage category
ratings in accordance with Tables C1 & C2 of
Appendix C (AS 2870.1) based on the grounds that
there are no other recognised alternatives to
determine acceptability of cracks to walls and floors.
When these Tables are used in consultation with

Sub-Notes 1-5 of Appendix C (AS 2870), the crack
damage degree can be ascertained with more
certainty in terms of its acceptance for repair or
decline due to maintenance. Without this
classification of measure, the only available measure
relied on is personal opinion.
Page 14
Address REP
Table C1
CLASSIFICATION OF DAMAGE WITH REFERENCE TO WALLS
Description of typical damage and Approximate crack Damage

required repair width limit (see Note 3) category
Hairline cracks Less than 0.1mm 0
Fine cracks which do not need repair Less than 1.0mm 1
Cracks noticeable but easily filled Less than 5mm 2
Doors and windows stick slightly
Cracks can be repaired and possibly a small 5mm to 15mm (or a 3
amount of wall will need to be replaced. number of cracks 3mm
Doors and windows stick. Service pipes can or more in one group)
fracture. Weather tightness often impaired
Extensive repair work involving breaking out 15mm to 25mm but also 4
and replacing sections of walls, especially depends on number of
over doors and windows. Window and door cracks
frames distort. Walls lean or bulge
noticeably, some loss of bearing in beams.
Service pipes disrupted
Notes:
1. Crack width is the main factor by which damage to walls is categorised. The
width may be supplemented by other factors, including serviceability, in
assessing category of damage.
2. In assessing the degree of damage, account shall be taken of the location in the
building or structure where it occurs, and also the function of the building or
structure.
3. Where the cracking occurs in easily repaired plasterboard or similar clad-framed

partitions, the crack width limits may be increased 50% for each damage
category.
4. Local deviation of slope, from the horizontal or vertical, of more than 1/100 will
normally be clearly visible. Overall deviations in excess of 1/150 are undesirable.
5. Account should be taken of the past history of damage in order to assess

whether it is stable or likely to increase.
6. The straight edge is centred over the defect, usually, and supported at its ends by
equal height spacers. The change in offset is then measured relative to this
straight edge.
Page 15
Address REP
3 INSPECTION
3.1 INSPECTION DATE
The inspection was carried out on the 19th, 25th, 26th, 27th and 31st May,
2010.
3.2 ACCESS
Access to the units had been pre-arranged after notifying the

occupant/owners by Inspection Notices which had been delivered to
letterboxes within the complex as well as telephone and letter contact
with owners and Managing Agents.
Of the 87 unit allotments within the Strata Plan, I was unable to gain
access to Units: 31-57, 21-59, 22-63 and 31-71.
3.3 WEATHER CONDITIONS
The weather conditions at the time of the inspection were a

combination of fine through to heavy rain.
3.4 INSPECTION DETAILS
3.4.1 WATER ENTRY & MOISTURE TO INTERNAL

CONSTRUCTION ELEMENTS
Part of our inspection related to the identification of water entry

to the internals of the residential units from both internal and
external elements. To enable moisture to be identified a
Protimeter Surveymaster moisture meter was used. Any
examples of moisture observed that exceeded 20% were
recorded as being excessive. This is based on the average
equilibrium moisture content for the NSW Sydney regional area
being between 10-14%.
3.4.2 PHOTOGRAPHS
Photographs that have been included in this Report were taken

on the day of the inspection using an Olympus Camedia C-5060
wide zoom digital camera. Photographs have been added to the
Report using Olympus Master Version 1.1 software.
Photographs have not been edited or doctored other than the
addition of descriptive text boxes and arrows to highlight the
defective items for the attention of the reader.
Page 16
Address REP
Item Item Description & Nominated Breach Recommended Remedial Photograph If Necessary
No Cause Works Or Applicable
COMMON PROPERTY
AREAS
Garage - Lower Level
No claimable defects or N/A N/A N/A
breaches considered to be the
responsibility of the original
builder were observed to this
area at the time of my
inspection.
Garage - Mid Level

1. Description: Building Code of Australia Allow to carry out the following
There is no handrail servicing Section D Access and Egress works:
the two riser stairs to the Part D2 Construction of Exits • Supply and install a handrail
pathway leading to the Paragraph D2.17 Handrails to one wall over the stairs.
designated exit door positioned • The handrail is to match
immediately on the eastern side “(a) Except for handrails referred to in D2.18, those used to other stairs
of the garage car entrance handrails must be: within the garage area.
door. (i) located along at least one side of the • The installation is to comply
ramp or flight; and with current BCA regulations.
The stairs are positioned (ii) located along each side if the total • Make good any original
approximately 4m in from the width of the stairway or ramp is 2m or surface finish affected as part
designated exit door adjacent to more; and of the remedial works.
the fire hydrant and fire hose (iii) not more than 2m apart in the case of • Clean up on completion.
reel cabinet. intermediate handrails.”
The stairs in their current state Note, D2.18 refers to fixed platforms, walkways,
pose a safety concern due to stairways and ladders within machinery rooms,
there being no suitable place to boiler houses, lift motor rooms and the like or non
steady the user in case of a habitable rooms such as attics and store rooms
stumble. that are not used on a daily basis.
This document and its contents are intended for the Addressee only and contains opinions held by the Author based on material available at the time and expressed for the purposes of consideration by
the Addressee and not for general publication without written consent.
Page 17
Address REP
Cause: The stairs in question do not fit within this
Other than speculation, I am classification and therefore have to comply with
unable to determine as to why D2.17.”
the required handrail was not
installed.
Reason for builder being

considered liable for the
item:
The builder has failed to have
the stairs constructed so as to
be in compliance with the BCA,
Section D, Part D2, Paragraph
D2.17, which calls for a handrail
to be positioned along at least
one side of the stairs.
2. Garage – Mid Level AS 3700-2001 Masonry Structures Allow to carry out the following
Section 2 Performance Requirements for Design works:
Description: Sub-Section 2.5 Serviceability, Strength and • Carefully cut and remove the
Horizontal cracking measuring Stability area of delaminated render
2.0mm in width and Part 2.5.2 Design for Serviceability for a distance of
delamination to the wall render Paragraph 2.5.2.1 Differential Movements approximately 100mm past
is evident to the base area of “A masonry member or structure shall be the outer edge of the
the southern elevation wall of designed to allow movements to be controlled or delaminated render and into
st
the 1 ramp (from car entrance) isolated so that damage to the masonry, the the solid render.
leading from the mid to the building and its components is avoided and the • Treat the base masonry wall
upper level. structural and other requirements are satisfied.” with a bonding agent similar
to Bondcrete.
The render either side of the AS 2870-1996 Residential slabs and footings
crack was checked (tapped with • If considered necessary, cut
Table C1. and place stainless steel
a metallic object) and was
found in some areas to be expanded mesh over the
emitting a drummy noise crack line to provide some
indicating loss of adhesion with form of reinforcement and
the base wall. resistance to future cracking.
Page 18
Address REP
Other areas of render next to • Re-render the area of repair
the crack had already failed and ensuring the render is
fallen out. finished off flush with the
adjoining surfaces and with a
Cause: texture to match the existing.
The cracking is a result of this • Make good any original
section of wall being unable to surface finish affected as part
accommodate the movement of the remedial works.
experienced within the main • Clean up on completion.
structure of the building due to
the different rates of movement
between the concrete (will
shrink) and masonry (will
expand) members.
Without adequate precautions

such as functioning slip and
control joints, uncontrolled
cracking will be the result.

item:
The builder has failed to
construct and detail the
masonry finishes within the
building in order to be in
compliance with Section 2 of
AS 3700-2001, Sub-Section
2.5, Part 2.5.2, which calls for
the building movements to be
controlled or isolated to avoid
damage being caused.
Page 19
Address REP
3. Garage – Mid Level AS 3600-1994 Concrete structures Allow to carry out the following
Section 4 Design for durability works:
Description: Part 4.10 Requirements for cover to reinforcing • Grind back the exposed
A steel reinforcing bar is steel and tendons sections of steel to a
evident/exposed to the western Paragraph 4.10.3.1 minimum of 15mm below the
face of the concrete beam over surface level of the concrete.
st
the base of the 1 ramp (from “For corrosion protection cover shall not be less • Treat the top of the steel with
car entrance) leading from the than the appropriate value given in clause a zinc rich primer.
mid to the upper level. 4.10.3.2 to 4.10.3.5.” • Fill the hole with a polymer
modified sand cement mix
The steel is positioned at the The above mentioned clauses all refer to the with a waterproof additive.
southern end of the nominated cover listings given in tables 4.10.3.2 and 4.10.3.4 • Make good any original
beam and currently in line with surface finish affected as part
a minor soffit water leak which The minimum coverage noted within each of of the remedial works.
is running directly down to and these tables is 15mm. • Clean up on completion.
around the steel.
The steel is showing signs of

corrosion which will in time lead
to spalling.
Cause:
The steel was incorrectly
placed initially which has
resulted in it not achieving
concrete cover.
Page 20
Address REP
item:
the reinforcing steel installed so
as to be in compliance with AS
3600-1994, Section 4, Part
4.10, Paragraph 4.10.3.1, which
calls for a minimum 15mm of
concrete coverage for all steel
reinforcement.
4. Garage – Mid Level Building Code of Australia Allow to carry out the following
Section D Access and Egress works:
Description: Part D2 Construction of Exits • Supply and install a handrail
There is no handrail servicing Paragraph D2.17 Handrails to one wall over the ramp.
the ramp which leads up from “(a) Except for handrails referred to in D2.18, • The handrail is to match
the drive area to the common handrails must be: those used to other stairs
WC and cleaner’s room. (i) located along at least one side of the within the garage area.
ramp or flight; and • The installation is to comply
The ramp is approximately (ii) located along each side if the total with current BCA regulations.
1100mm in length and has a width of the stairway or ramp is 2m or • Make good any original
rise of 170mm. more; and surface finish affected as part
(iii) not more than 2m apart in the case of of the remedial works.
The ramp in its current state intermediate handrails.” • Clean up on completion.
poses a safety concern due to
there being no suitable place to Note, D2.18 refers to fixed platforms, walkways,
steady the user in case of a stairways and ladders within machinery rooms,
stumble. boiler houses, lift motor rooms and the like or non
habitable rooms such as attics and store rooms
Cause: that are not used on a daily basis.
Other than speculation, I am
unable to determine as to why The stairs in question do not fit within this
the required handrail was not classification and therefore have to comply with
installed. D2.17.”
Page 21
Address REP
item:
the ramp constructed so as to
one side of the ramp.
Description: Sub-Section 2.5 Serviceability, Strength and • Fill the line of the cracks
Vertical cracking measured Stability using paintable and flexible
from 1.8mm up to 3.5mm in Part 2.5.2 Design for Serviceability internal grade filler similar to
width is evident to the return Paragraph 2.5.2.1 Differential Movements Sikaflex-Pro.
sections of brickwork to the “A masonry member or structure shall be • Ensure the filler is only used
following areas along the designed to allow movements to be controlled or within the crack and finished
eastern elevation wall: isolated so that damage to the masonry, the off flush with the existing
building and its components is avoided and the external surface finish.
• Return positioned structural and other requirements are satisfied.” • Patch paint the areas of
immediately to the northern repair prior to re-painting the
end of the car wash bay; AS 2870-1996 Residential slabs and footings affected areas from shadow
• Southern return positioned Table C1. line to shadow line.
immediately opposite car • Make good any original
parking spot 21-63; surface finish affected as part
• Northern return positioned of the remedial works.
nd
opposite 2 ramp (from • Clean up on completion.
garage car entrance door)
leading from mid to upper
level.
The brick walls were found to

still be structurally sound.
Page 22
Address REP
Cause:
The cracking is a result of this
section of wall being unable to
accommodate the movement
experienced within the main
expand) members.
Northern end of car wash bay

item:
Opposite car parking spot 21-63
Page 23
Address REP
Opposite mid to upper level

garaging ramp
Page 24
Address REP
Part F1 Damp and Weatherproofing works:
Description: Section FP1.3 • Access the line of the
A water leak from the soffit area construction joint from within
over the northern elevation “A drainage system for the disposal of surface the courtyard planter box
concrete block wall separating water must: area.
the northern end mid to upper (a) convey surface water to an appropriate outfall; • Allow to rake out and re-seal
level ramp and the adjoining and the construction joint with a
garage area. (b) avoid the entry of water into a building; and suitable sealant similar to
(c) avoid water damaging the building.” Sikaflex-Pro.
The location of the leak has • Allow to provide and install a
stained water from the garden “bandage” style membrane
bed between buildings 67 and over the top of the
77 leaking down the face of the construction joint line to
concrete block wall to both the ensure uniformity of the
ramp and adjoining garage area existing membrane.
creating unsightly staining. • Make good any original
surface finish (including
At the time of my inspection, garden bed, plants etc.)
the moisture readings taken affected as part of the
from the wall were all remedial works.
approximately 14%, which is • Clean up on completion.
within the “dry” range.
I am instructed by the Building

Manager that the leak will occur
after heavy rain.
Page 25
Address REP
It was noted that the concrete
block wall in question is running
along the line of an east/west
construction joint within the
concrete soffit slab which also
forms the ground slab for the
common area courtyard.
Cause:
The actual cause of the leak is
unable to be determined
without destructive exploratory
works, however it is considered
to be due to movement along
the line of the construction joint
causing a failure within the
garden bed membrane and
sealant applied within the
construction joint to provide an
effective seal for the water
which lands on and within the

item:
the surface water drainage
system installed so as to be in
compliance with the BCA,
Section F, Part F1, which calls
for the building to be
constructed so as to prevent
water entry.
Page 26
Address REP
A water leak from the soffit area construction joint from within
is evident running down the “A drainage system for the disposal of surface the open courtyard area.
eastern elevation painted wall water must: • Allow to rake out and re-seal
leaving staining and minor (a) convey surface water to an appropriate outfall; the construction joint with a
damage to the painted finish. and suitable sealant similar to
(b) avoid the entry of water into a building; and Sikaflex-Pro.
The location of the leak has it (c) avoid water damaging the building.” • Allow to provide and install a
opposite the northern end ramp “bandage” style membrane
leading down from the upper over the top of the
level garage level. construction joint line to
ensure uniformity of the
It is noted that the water existing membrane.
appears to be originating from • Make good any original
within an east west direction surface finish (including
construction joint line within the garden bed, plants etc.)
soffit slab. affected as part of the
remedial works.
Cause: • Clean up on completion.
Page 27
Address REP
item:
water entry.
Building managers photos

Part F1 Damp and Weatherproofing works: No Photo
I am instructed by the owner of construction joint from within
unit 12/53 that a water leak “A drainage system for the disposal of surface the open courtyard area.
from the soffit area is evident water must: • Allow to rake out and re-seal
leaking down both within the (a) convey surface water to an appropriate outfall; the construction joint with a
individual garage area as well and suitable sealant similar to
as the path area outside. (b) avoid the entry of water into a building; and Sikaflex-Pro.
(c) avoid water damaging the building.” • Allow to provide and install a
I am instructed that the water “bandage” style membrane
appears to be originating from over the top of the
within an east west direction construction joint line to
construction joint line within the ensure uniformity of the
soffit slab. existing membrane.
• Make good any original
Ia m further instructed that surface finish (including
Page 28
Address REP
previously the builder has garden bed, plants etc.)
attempted to carry out remedial affected as part of the
works in order to correct the remedial works.
leak, however in the last round • Clean up on completion.
of heavy rains the leak re-
appeared
Cause:
common area pathway.

item:
water entry.
Page 29
Address REP
Description: Section FP1.3 • Carry out all works necessary
A water leak is evident running within the courtyard in order
down the eastern elevation wall “A drainage system for the disposal of surface to determine the point and
immediately over the top of the water must: cause of the water entry.
garage to building 71 glass (a) convey surface water to an appropriate outfall; • Carry out all works necessary
garage access doors. and to correct the current leak and
(b) avoid the entry of water into a building; and to prevent any further
The location of the leak has (c) avoid water damaging the building.” occurrences.
water from the open area in • Make good any original
front of building 71 leaking surface finish (including
down the face of the wall and garden bed, plants etc.)
over the door leaving stains and affected as part of the
a wet area directly in front of remedial works.
the door. • Clean up on completion.
Cause:
to be due to movement and
failure within the membrane
system to the common area
courtyard.

considered liable for the Building Managers photos
item:
Page 30
Address REP
water entry.
Horizontal cracking measuring Stability area of delaminated render
in excess of 2.0mm in width Part 2.5.2 Design for Serviceability for a distance of
and delamination to the wall Paragraph 2.5.2.1 Differential Movements approximately 100mm past
render is evident to the “A masonry member or structure shall be the outer edge of the
rendered and painted head designed to allow movements to be controlled or delaminated render and into
band over the top of the isolated so that damage to the masonry, the the solid render.
entrance door leading to the building and its components is avoided and the • Treat the base masonry wall
entrance foyer of building 73. structural and other requirements are satisfied.” with a bonding agent similar
to Bondcrete.
The render either side of the AS 2870-1996 Residential slabs and footings • If considered necessary, cut
crack was checked (tapped with Table C1. and place stainless steel
a metallic object) and was expanded mesh over the
found to be emitting a drummy crack line to provide some
noise indicating loss of form of reinforcement and
adhesion with the base wall. resistance to future cracking.
• Re-render the area of repair
Other areas of render next to ensuring the render is
the crack had already failed and finished off flush with the
fallen out. adjoining surfaces and with a
texture to match the existing.
Cause: • Seal and patch paint the
The cracking is a result of this areas of repair prior to re-
section of wall being unable to painting the affected areas
accommodate the movement from shadow line to shadow
experienced within the main line.
structure of the building due to • Make good any original
the different rates of movement surface finish affected as part
between the concrete (will of the remedial works.
Page 31
Address REP
expand) members. • Clean up on completion.


item:
Section D Access and Egress works:
Description: Part D2 Construction of Exits • Supply and install a handrail
There is no handrail servicing Paragraph D2.17 Handrails to one wall over the stairs.
the three riser stairs to the • The handrail is to match
pathway leading to the “(a) Except for handrails referred to in D2.18, those used to other stairs
designated exit door positioned handrails must be: within the garage area.
immediately on the eastern side (i) located along at least one side of the • The installation is to comply
of the garage car exit door. ramp or flight; and with current BCA regulations.
(ii) located along each side if the total • Make good any original
The stairs are positioned width of the stairway or ramp is 2m or surface finish affected as part
approximately 4m in from the more; and of the remedial works.
designated exit door adjacent to (iii) not more than 2m apart in the case of
Page 32
Address REP
the fire hydrant and fire hose intermediate handrails.” • Clean up on completion.
reel cabinet.
The stairs in their current state Note, D2.18 refers to fixed platforms, walkways,
pose a safety concern due to stairways and ladders within machinery rooms,
there being no suitable place to boiler houses, lift motor rooms and the like or non
steady the user in case of a habitable rooms such as attics and store rooms
stumble. that are not used on a daily basis.
Cause: The stairs in question do not fit within this

Other than speculation, I am classification and therefore have to comply with
unable to determine as to why D2.17.”
installed.

item:
Page 33
Address REP
Garage - Upper Level

A water leak from the soffit are Part F1 Damp and Weatherproofing works:
area within the walkway Section FP1.3 • Correct the current water leak
immediately to the southern issue by using a high
side of garage space 31-71 is “A drainage system for the disposal of surface pressure epoxy inject system
evident. water must: into the concrete soffit.
(a) convey surface water to an appropriate outfall; • Electrician to check on the
The location of the leak has and light fitting to ensure it and
water tracking across the soffit (b) avoid the entry of water into a building; and the wiring are safe and
to an area above a fluorescent (c) avoid water damaging the building.” unaffected by water.
light fitting. • Make good any original
surface finish affected as part
This is creating a situation of the remedial works.
where moisture and the • Clean up on completion.
electrical supply/fittings come
together which may result in
short circuits or possible
electrification of the light fitting
body.
At the time of my inspection,

the moisture readings taken
from the soffit were all
approximately 14%, which is
within the “dry” range.
I am instructed by the Building

Manager that the leak will occur
after heavy rain.
Page 34
Address REP
Cause:
that moisture from the open
courtyard above is entering the
concrete slab due to
deficiencies within the
membrane and then running
through small fissures before
leaking out at the soffit.

item:
water entry.
Internal Stairs/Corridors
- Building 53
Page 35
Address REP
inspection.
- Building 57
inspection.
- Building 59
inspection.
- Building 61
External water entry is noted in Section F Health and Amenity works:
the form of staining and Part F1 Damp and Weatherproofing • Carry out all works necessary
damage to the plasterboard Paragraph F01, FF1.2 and FP1.4 on the roof to determine the
ceiling linings to the area of precise cause of water entry
level ceiling between Units 21 “F01 The objective of this part is to: and rectify.
and 22 entrance doors. • Carry out minor plaster
(a) safeguard occupants from illness or injury and repairs to the ceiling sheets,
When tested with a moisture protect the building from damage caused by: prior to sealing, patch
meter, readings were all (i) surface water; and
Page 36
Address REP
approximately 14%, which is (ii) external moisture entering a building; and painting and then re-painting
within the “dry” range. (iii) the accumulation of internal moisture in a the affected ceiling area from
building.” shadow line to shadow line.
With no safe access to the roof • Make good all original surface
area (due to height and access “FF1.2 A building is to be constructed to provide finishes affected as part of
restrictions), it is therefore resistance to moisture penetrating from the the remedial works.
considered the leak has either outside including rising from the ground.” • Clean up on completion.
been addressed and the
resultant damage is still to be “FP1.4 A roof and external wall (including
rectified and/or the leak will only openings around windows and doors) must
occur during particular climatic prevent the penetration of water that could cause:
conditions. (a) unhealthy or dangerous conditions, or loss of
amenity for occupants; and
The positioning of the damage (b) undue dampness or deterioration of building
area has it approximately below elements.”
the soaker flashing for the “high
lite” windows where they come
down on top of the flat (pebble
covered) roof.
Cause:
Without carrying out destructive
exploratory works, an exact
cause is unable to be
determined at this point of time,
however it is considered the
cause is incorrectly
installed/detailed soaker/sill
flashing or an issue with the
roof top membrane at the
flashing junction.
Page 37
Address REP

item:
the flashings/membrane
installed so as to be in
water entry.
- Building 63
inspection.
- Building 67
14. Description: AS 3700-2001 Masonry Structures Allow to carry out the following
Cracking, delamination and Section 2 Performance Requirements for Design works:
failure of the wall render is Sub-Section 2.5 Serviceability, Strength and • Carefully cut and remove the
evident within the fire escape Stability area of delaminated render
stairs, level 3 to the western Part 2.5.2 Design for Serviceability for a distance of
elevation wall directly under the Paragraph 2.5.2.1 Differential Movements approximately 100mm past
stair soffit for a length of the outer edge of the
Page 38
Address REP
approximately 2m. delaminated render and into
the solid render.
The render was seen to have “A masonry member or structure shall be • Treat the base masonry wall
formed a step along the crack designed to allow movements to be controlled or with a bonding agent similar
line and sections had already isolated so that damage to the masonry, the to Bondcrete.
failed and fallen out to the stairs building and its components is avoided and the • Re-render the area of repair
below. structural and other requirements are satisfied.” ensuring the render is
finished off flush with the
The remainder of the render AS 2870-1996 Residential slabs and footings adjoining surfaces and with a
was tested and found to still be Table C1. texture to match the existing.
soundly attached to the base • Ensure the junction between
masonry walls. the repaired render and stair
soffit is detailed with a
It was noted that there was no suitable construction joint.
form of control joint between • Make good any original
the wall render and the surface finish affected as part
concrete stair soffit. of the remedial works.
• Clean up on completion.
Cause:
section of wall render being
unable to accommodate the
movement experienced within
the main structure of the
building due to the different
rates of movement between the
concrete (will shrink) and
masonry (will expand)
members.

Page 39
Address REP

item:
- Building 71
the two riser stairs within the Part D2 Construction of Exits • Supply and install a handrail
entrance foyer area just inside Paragraph D2.17 Handrails to one wall over the stairs.
the garage access door. • The handrail is to match
“(a) Except for handrails referred to in D2.18, those used to the higher level
The stairs are presently handrails must be: stairs within the common area
1940mm in width. (i) located along at least one side of the staircase of this building.
The stairs in their current state (ii) located along each side if the total with current BCA regulations.
pose a safety concern due to width of the stairway or ramp is 2m or • Make good any original
there being no suitable place to more; and surface finish affected as part
steady the user in case of a (iii) not more than 2m apart in the case of of the remedial works.
stumble. intermediate handrails.” • Clean up on completion.
Page 40
Address REP
Cause: Note, D2.18 refers to fixed platforms, walkways,

Other than speculation, I am stairways and ladders within machinery rooms,
unable to determine as to why boiler houses, lift motor rooms and the like or non
the required handrail was not habitable rooms such as attics and store rooms
installed. that are not used on a daily basis.
Reason for builder being The stairs in question do not fit within this
considered liable for the classification and therefore have to comply with
item: D2.17.”
- Building 73
inspection.
Page 41
Address REP
- Building 77
16. Description: Home Building Act 1989 Allow to carry out the following
The ceiling sheets to the level 3 Section 18B Warranties as to Residential Work works:
corridor adjacent to Unit 33 Paragraphs A, B & C • Carry out all works necessary
have dropped down from their in order to ensure the ceiling
fixing position on the southern (a) a warranty that the work will be performed in sheets all show the same line
side of the control joint. a proper and workmanlike manner and in either side of the control joint.
accordance with the plans and specifications • Make good all surface
The sheets to the southern side set out in the contract; finishes affected as part of
of the joint line are the remedial works.
approximately 10mm lower in (b) a warranty that all materials supplied by the • Clean up on completion.
plane than those on the holder or person will be good and suitable
northern side of the joint. for the purpose for which they are used and
that, unless otherwise stated in the contract,
Cause: those materials will be new; and
Without destructive exploratory
works an exact cause is unable (c) a warranty that the work will be done in
to be determined, however it is accordance with and will comply with, this or
most likely due to a failure any other law.
within the framing mechanism
to which the sheets are
attached.

item:
The builder has failed to ensure
the ceiling sheets were soundly
and correctly installed so as to
be in compliance with the Home
Page 42
Address REP
Building Act, Section 18B,
Paragraphs A, B & C.
External Façades -
Building 53
the two and three riser stairs Part D2 Construction of Exits • Supply and install a handrail
positioned at the northern and Paragraph D2.17 Handrails to one wall over each of the
southern side of the main street stairs.
front entrance to the western “(a) Except for handrails referred to in D2.18, • The handrails are to match
elevation. handrails must be: those used to the higher level
(i) located along at least one side of the stairs.
Handrails presently serve the ramp or flight; and • The installation is to comply
stairs leading down from the (ii) located along each side if the total with current BCA regulations.
entrance patio down to the width of the stairway or ramp is 2m or • Make good any original
northern and southern landing more; and surface finish affected as part
areas, however this has not (iii) not more than 2m apart in the case of of the remedial works.
been continued for the final intermediate handrails.” • Clean up on completion.
section of stairs down to the
garden path and street area. Note, D2.18 refers to fixed platforms, walkways,
stairways and ladders within machinery rooms,
The stairs in their current state boiler houses, lift motor rooms and the like or non
pose a safety concern due to habitable rooms such as attics and store rooms
there being no suitable place to that are not used on a daily basis.
steady the user in case of a
stumble. The stairs in question do not fit within this
classification and therefore have to comply with
Cause: D2.17.”
unable to determine as to why
the required handrails were not
installed.
Page 43
Address REP

item:
18. Ext Facades – Building 53 Home Building Act 1989 Allow to carry out the following
Section 18B Warranties as to Residential Work works:
Description: Paragraphs A, B & C • Mechanically clean down the
Excessive surface corrosion is posts of all existing paint and
evident to the top level north (a) a warranty that the work will be performed in surface corrosion.
eastern and south eastern open a proper and workmanlike manner and in • Apply a “cold galvanising”
balcony corner support posts. accordance with the plans and specifications type paint prior to coating with
set out in the contract; a two pack epoxy style paint.
The corrosion is seen to be • Make good all surface
constant to the post for its (b) a warranty that all materials supplied by the finishes affected as part of
height to where it runs into the holder or person will be good and suitable the remedial works.
balcony area soffit. for the purpose for which they are used and • Clean up on completion.
During subsequent individual those materials will be new; and
unit inspections, it appeared the
posts had been painted using (c) a warranty that the work will be done in
enamel based paint, however accordance with and will comply with, this or
preparation and the original any other law.
protection (galvanizing,
undercoat etc.) applied to the
post was unable to be
Page 44
Address REP
determined.
It is considered that if the posts

were galvanised, no corrosion
should be evident.
Cause:
Considering the development is
within 100m of the Parramatta
River, and the river being
approximately 500m wide
directly in front, the
development is therefore
considered to be in a marine
environment.
The treatment applied to the

posts to prevent corrosion has
not been effective and therefore
the corrosive elements within
the atmosphere (oxygen, water
and salts) have been able to
breach the protection layers,
reach the steel and commence
corrosion.

item:
provide suitably protected steel
or install suitable on-site
protection to be in compliance
with the Home Building Act,
Page 45
Address REP
Section 18B, Paragraphs A, B
& C.
External Façades -
Building 57
There are insufficient Section D Access and Egress works:
intermediate handrails servicing Part D2 Construction of Exits • Supply and install an
the long run of three riser stairs Paragraph D2.17 Handrails additional intermediate
running from the paved handrail.
common area garden pathway “(a) Except for handrails referred to in D2.18, • The handrail is to match
up to the main entrance area handrails must be: those already existing.
patio to the western elevation. (i) located along at least one side of the • The installation is to comply
The stairs are presently (ii) located along each side if the total • Make good any original
serviced by two intermediate width of the stairway or ramp is 2m or surface finish affected as part
handrails, however they are set more; and of the remedial works.
up to 3570mm apart which is in (iii) not more than 2m apart in the case of • Clean up on completion.
excess of the maximum intermediate handrails.”
2000mm spacing.
Note, D2.18 refers to fixed platforms, walkways,
The stairs in their current state stairways and ladders within machinery rooms,
pose a safety concern due to boiler houses, lift motor rooms and the like or non
the excessive handrail spacing habitable rooms such as attics and store rooms
thus limiting suitable places to that are not used on a daily basis.
Cause: D2.17.”
the required intermediate
handrails were not installed.
Page 46
Address REP

item:
D2.17, which calls for handrails
to be set at a maximum
2000mm spacing.
Description: Paragraphs A, B & C • Clean down the affected wall
Delamination of the painted sections so as to remove all
finish to the small brick wall (a) a warranty that the work will be performed in evidence of loose and
below the main western a proper and workmanlike manner and in delaminated paint.
elevation entrance patio is accordance with the plans and specifications • Allow to re-paint the wall
evident along with unfinished set out in the contract; areas so as to match the
mortar repairs around two air original for specification and
bricks. (b) a warranty that all materials supplied by the finish.
holder or person will be good and suitable • Make good all surface
The repairs have been carried for the purpose for which they are used and
out to both the northern and finishes affected as part of
that, unless otherwise stated in the contract, the remedial works.
southern ends of the small those materials will be new; and
support wall, however there is • Clean up on completion.
still evidence of current (c) a warranty that the work will be done in
moisture penetration. accordance with and will comply with, this or
The builder in an attempt to any other law.
remedy the situation has
returned to site and installed
the two air bricks.
Page 47
Address REP
He has yet to complete the re-

painting component of the
repairs.
Cause:
unable to determine the reason
behind the builder failing to
make good the damaged paint
finish.

item:
suitably carry out the remedial
works to be in compliance with
the Home Building Act, Section
18B, Paragraphs A, B & C.
External Façades -
Building 59
the three riser stairs running Part D2 Construction of Exits • Supply and install a handrail
from the timber common area Paragraph D2.17 Handrails to one wall over the stairs.
garden path up to the main • The handrail is to match
entrance area patio on the “(a) Except for handrails referred to in D2.18, those used to other external
western elevation. handrails must be: applications.
(i) located along at least one side of the • The installation is to comply
The stairs in their current state ramp or flight; and with current BCA regulations.
pose a safety concern due to (ii) located along each side if the total • Make good any original
there being no suitable place to width of the stairway or ramp is 2m or surface finish affected as part
steady the user in case of a more; and
Page 48
Address REP
stumble. of the remedial works.
Cause: (iii) not more than 2m apart in the case of • Clean up on completion.
Other than speculation, I am intermediate handrails.”
the required handrail was not Note, D2.18 refers to fixed platforms, walkways,
installed. stairways and ladders within machinery rooms,
boiler houses, lift motor rooms and the like or non
Reason for builder being habitable rooms such as attics and store rooms
considered liable for the that are not used on a daily basis.
item:
The builder has failed to have The stairs in question do not fit within this
the stairs constructed so as to classification and therefore have to comply with
be in compliance with the BCA, D2.17.”
22. Ext Facades – Building 59 AS 3700-2001 Masonry Structures Allow to carry out the following
Description: Sub-Section 2.5 Serviceability, Strength and • Fill the line of the crack using
Vertical cracking measuring up Stability paintable and flexible internal
to 1.2mm in width is evident Part 2.5.2 Design for Serviceability grade filler similar to Sikaflex-
positioned approximately half Paragraph 2.5.2.1 Differential Movements Pro.
brick spacing back from the “A masonry member or structure shall be • Ensure the filler is only used
south western corner of the designed to allow movements to be controlled or within the crack and finished
building along the western isolated so that damage to the masonry, the off flush with the existing
elevation wall run. building and its components is avoided and the external surface finish.
structural and other requirements are satisfied.” • Patch paint the area of repair
The brick walls were found to prior to re-painting the
still be structurally sound. AS 2870-1996 Residential slabs and footings effected area from shadow
Table C1. line to shadow line.
Page 49
Address REP
of the remedial works.
Cause: • Clean up on completion.
expand) members.


item:
Page 50
Address REP
External Façades -
Building 61
steady the user in case of a more; and of the remedial works.
stumble. (iii) not more than 2m apart in the case of • Clean up on completion.
intermediate handrails.”
Cause:
Other than speculation, I am Note, D2.18 refers to fixed platforms, walkways,
unable to determine as to why stairways and ladders within machinery rooms,
the required handrail was not boiler houses, lift motor rooms and the like or non
installed. habitable rooms such as attics and store rooms
that are not used on a daily basis.
considered liable for the The stairs in question do not fit within this
item: classification and therefore have to comply with
The builder has failed to have D2.17.”
Page 51
Address REP
north western corner of the designed to allow movements to be controlled or within the crack and finished
building along the northern isolated so that damage to the masonry, the off flush with the existing
still be structurally sound. AS 2870-1996 Residential slabs and footings affected area from shadow
Cause: • Make good any original
The cracking is a result of this surface finish affected as part
section of wall being unable to of the remedial works.
accommodate the movement • Clean up on completion.
expand) members.

Page 52
Address REP
item:
External Façades -
Building 63
Cause:
Page 53
Address REP
installed.
Reason for builder being Note, D2.18 refers to fixed platforms, walkways,
considered liable for the stairways and ladders within machinery rooms,
item: boiler houses, lift motor rooms and the like or non
The builder has failed to have habitable rooms such as attics and store rooms
the stairs constructed so as to that are not used on a daily basis.
Section D, Part D2, Paragraph The stairs in question do not fit within this
D2.17, which calls for a handrail classification and therefore have to comply with
to be positioned along at least D2.17.”
north western corner of the designed to allow movements to be controlled or within the crack and finished
building along the northern isolated so that damage to the masonry, the off flush with the existing
still be structurally sound. AS 2870-1996 Residential slabs and footings affected area from shadow
Cause: • Make good any original
The cracking is a result of this surface finish affected as part
section of wall being unable to of the remedial works.
accommodate the movement • Clean up on completion.
Page 54
Address REP
expand) members.

item:
External Façades -
Building 67
the two and three riser stairs Part D2 Construction of Exits • Supply and install a handrail
(ii) located along each side if the total with current BCA regulations.
width of the stairway or ramp is 2m or • Make good any original
more; and surface finish affected as part
Page 55
Address REP
Handrails presently serve the (iii) not more than 2m apart in the case of • Clean up on completion.
stairs leading down from the intermediate handrails.”
entrance patio down to the
northern and southern landing Note, D2.18 refers to fixed platforms, walkways,
areas, however this has not stairways and ladders within machinery rooms,
been continued for the final boiler houses, lift motor rooms and the like or non
section of stairs down to the habitable rooms such as attics and store rooms
garden path and street area. that are not used on a daily basis.
The stairs in their current state The stairs in question do not fit within this
pose a safety concern due to classification and therefore have to comply with
there being no suitable place to D2.17.”
stumble.
Cause:
installed.

item:
Page 56
Address REP
Delamination and cracking to Stability area of delaminated render
the wall render is evident to the Part 2.5.2 Design for Serviceability for a distance of
bottom south western corner of Paragraph 2.5.2.1 Differential Movements approximately 100mm past
the planterbox positioned on “A masonry member or structure shall be the outer edge of the
the northern side of the main designed to allow movements to be controlled or delaminated render and into
western elevation entrance isolated so that damage to the masonry, the the solid render.
stairs. building and its components is avoided and the • Treat the base masonry wall
structural and other requirements are satisfied.” with a bonding agent similar
The render either side of the to Bondcrete.
cracking was checked (tapped AS 2870-1996 Residential slabs and footings • If considered necessary, cut
with a metallic object) and was Table C1. and place stainless steel
found to be emitting a drummy expanded mesh over the
noise indicating loss of crack line to provide some
adhesion with the base wall. form of reinforcement and
resistance to future cracking.
Cause: • Re-render the area of repair
The cracking is a result of this ensuring the render is
section of wall being unable to finished off flush with the
accommodate the movement adjoining surfaces and with a
experienced within the main texture to match the existing.
structure of the building due to • Seal and patch paint the
the different rates of movement areas of repair prior to re-
between the concrete (will painting the affected areas
shrink) and masonry (will from shadow line to shadow
expand) members. line.
Without adequate precautions surface finish affected as part
such as functioning slip and of the remedial works.
control joints, uncontrolled • Clean up on completion.
Page 57
Address REP
item:
29. Ext Facade – Building 67 AS 3700-2001 Masonry Structures Allow to carry out the following
Cracking measuring up to Stability area of delaminated render
1.4mm in width and Part 2.5.2 Design for Serviceability for a distance of
delamination to the wall render Paragraph 2.5.2.1 Differential Movements approximately 100mm past
is evident to the top of the “A masonry member or structure shall be the outer edge of the
southern elevation wall of the designed to allow movements to be controlled or delaminated render and into
planterbox positioned on the isolated so that damage to the masonry, the the solid render.
northern side of the main building and its components is avoided and the • Treat the base masonry wall
western elevation entrance structural and other requirements are satisfied.” with a bonding agent similar
stairs. to Bondcrete.
AS 2870-1996 Residential slabs and footings • If considered necessary, cut
The render either side of the Table C1. and place stainless steel
crack was checked (tapped with expanded mesh over the
a metallic object) and was crack line to provide some
found in some areas to be form of reinforcement and
emitting a drummy noise resistance to future cracking.
indicating loss of adhesion with
the base wall.
Page 58
Address REP
Cause: ensuring the render is
The cracking is a result of this finished off flush with the
section of wall being unable to adjoining surfaces and with a
accommodate the movement texture to match the existing.
experienced within the main • Seal and patch paint the
structure of the building due to areas of repair prior to re-
the different rates of movement painting the affected areas
between the concrete (will from shadow line to shadow
shrink) and masonry (will line.
expand) members. • Make good any original
Without adequate precautions of the remedial works.
such as functioning slip and • Clean up on completion.

item:
Page 59
Address REP
Description: Sub-Section 2.5 Serviceability, Strength and • Access the crack site and test
A vertical crack estimated (due Stability render to determine if it is still
to height and access Part 2.5.2 Design for Serviceability solid to the masonry base
restrictions) at in excess of Paragraph 2.5.2.1 Differential Movements wall or delamination has
1.0mm in width is evident over “A masonry member or structure shall be occurred.
the top of the level 4 opaque designed to allow movements to be controlled or • Dependent of condition of
window, within the cream isolated so that damage to the masonry, the render adherence, carry out
painted wall section, building and its components is avoided and the appropriate remedial repairs.
immediately to the southern structural and other requirements are satisfied.” • Seal and patch paint the
side of the main western areas of repair prior to re-
elevation entrance. AS 2870-1996 Residential slabs and footings painting the affected areas
Table C1. from shadow line to shadow
Due to the overall height, I was line.
unable to physically check on • Make good any original
the render to see if any surface finish affected as part
delamination from the base of the remedial works.
masonry had occurred. • Clean up on completion.
Cause:
expand) members.

Page 60
Address REP
item:
Vertical cracking estimated Stability area of delaminated render
(due to height and access Part 2.5.2 Design for Serviceability for a distance of
restrictions) at in excess of Paragraph 2.5.2.1 Differential Movements approximately 100mm past
1mm in width and delamination “A masonry member or structure shall be the outer edge of the
(visually confirmed) of the designed to allow movements to be controlled or delaminated render and into
render is evident to the band isolated so that damage to the masonry, the the solid render.
area over the floor slab building and its components is avoided and the • Treat the base masonry wall
projection for level 3. structural and other requirements are satisfied.” with a bonding agent similar
to Bondcrete.
The positioning of the damage AS 2870-1996 Residential slabs and footings • If considered necessary, cut
has it at the north western Table C1. and place stainless steel
corner to the small partially expanded mesh over the
enclosed common area balcony crack line to provide some
positioned directly over the top form of reinforcement and
of the main western elevation resistance to future cracking.
entrance.
Page 61
Address REP
While the render was unable to ensuring the render is
be physically checked, it could finished off flush with the
be visually confirmed as adjoining surfaces and with a
suffering from delamination as texture to match the existing.
the face of the render has • Ensure that all appropriate
stepped out past the plane of control joints are installed.
the surrounding render. • Seal and patch paint the
areas of repair prior to re-
Cause: painting the affected areas
The cracking is a result of this from shadow line to shadow
section of wall being unable to line.
accommodate the movement • Make good any original
experienced within the main surface finish affected as part
structure of the building due to of the remedial works.
the different rates of movement • Clean up on completion.
expand) members.

Page 62
Address REP
item:
32. Ext Facade – Building 67 Home Building Act 1989 Allow to carry out the following
Description: Paragraphs A, B & C • Mechanically clean down the
Excessive surface corrosion is posts of all existing paint and
evident to the top level north (a) a warranty that the work will be performed in surface corrosion.
eastern and south eastern open a proper and workmanlike manner and in • Apply a “cold galvanising”
balcony corner support posts. accordance with the plans and specifications type paint prior to coating with
set out in the contract; a two pack epoxy style paint.
The corrosion is seen to be
constant to the post for its • Make good all surface
(b) a warranty that all materials supplied by the finishes affected as part of
height to where it runs into the holder or person will be good and suitable
balcony area soffit. the remedial works.
for the purpose for which they are used and • Clean up on completion.
During subsequent individual that, unless otherwise stated in the contract,
unit inspections, it appeared the those materials will be new; and
posts had been painted using
enamel based paint, however (c) a warranty that the work will be done in
preparation and the original accordance with and will comply with, this or
protection (galvanizing, any other law.
undercoat etc.) applied to the
post was unable to be
Page 63
Address REP
determined.
It is considered that if the posts
were galvanised, no corrosion
should be evident.
Cause:
Considering the development is
within 100m of the Parramatta
River, and the river being
approximately 500m wide
directly in front, the
development is therefore
considered to be in a marine
environment.
The treatment applied to the

posts to prevent corrosion has
not been effective, and
therefore the corrosive
elements within the atmosphere
(oxygen, water and salts) have
been able to breach the
protection layers, reach the
steel and commence corrosion.

item:
or install suitable on site
& C.
Page 64
Address REP
External Façades -
Building 71
There are insufficient Section D Access and Egress works:
intermediate handrails servicing Part D2 Construction of Exits • Supply and install an
the long run of three riser stairs Paragraph D2.17 Handrails additional intermediate
running from the paved handrail.
common area garden pathway “(a) Except for handrails referred to in D2.18, • The handrail is to match
up to the main entrance area handrails must be: those already existing.
patio to the western elevation. (i) located along at least one side of the • The installation is to comply
The stairs are presently (ii) located along each side if the total • Make good any original
serviced by two intermediate width of the stairway or ramp is 2m or surface finish affected as part
handrails, however they are set more; and of the remedial works.
up to 3500mm apart, which is in (iii) not more than 2m apart in the case of • Clean up on completion.
excess of the maximum intermediate handrails.”
2000mm spacing.
Note, D2.18 refers to fixed platforms, walkways,
The stairs in their current state stairways and ladders within machinery rooms,
pose a safety concern due to boiler houses, lift motor rooms and the like or non
the excessive handrail spacing, habitable rooms such as attics and store rooms
thus limiting suitable places to that are not used on a daily basis.
Cause: D2.17.”
the required intermediate
handrails were not installed.
Page 65
Address REP
item:
D2.17, which calls for handrails
to be set at a maximum
2000mm spacing.
External Façades -
Building 73
from the tiled common area Paragraph D2.17 Handrails to one wall over the stairs.
Cause:
Other than speculation, I am Note, D2.18 refers to fixed platforms, walkways,
unable to determine as to why stairways and ladders within machinery rooms,
the required handrail was not boiler houses, lift motor rooms and the like or non
installed. habitable rooms such as attics and store rooms
Page 66
Address REP
Reason for builder being The stairs in question do not fit within this
considered liable for the classification and therefore have to comply with
item: D2.17.”
Description: Paragraphs A, B & C • Clean down the projection
The underside soffit for the two soffit materials prior to sealing
triangular window projections to (a) a warranty that the work will be performed in and painting so as to match
the southern elevation has a proper and workmanlike manner and in the original for specification
never been painted. accordance with the plans and specifications and finish.
set out in the contract; • Make good all surface
The bare materials (timber and finishes affected as part of
fibrous cement sheeting) have (b) a warranty that all materials supplied by the the remedial works.
no protection from the elements holder or person will be good and suitable • Clean up on completion.
which will result in premature for the purpose for which they are used and
degradation of the timber trims. that, unless otherwise stated in the contract,
those materials will be new; and
All other window projections to
the complex have been painted. (c) a warranty that the work will be done in
accordance with and will comply with, this or
Cause: any other law.
the window housing soffits were
not painted.
Page 67
Address REP
item:
or install suitable on-site
& C.
External Façades -
Building 77
the two, three riser stairs Part D2 Construction of Exits • Supply and install a handrail
Handrails presently serve the ramp or flight; and • The installation is to comply
stairs leading from the entrance (ii) located along each side if the total with current BCA regulations.
patio down to the northern and width of the stairway or ramp is 2m or • Make good any original
southern landing areas, more; and surface finish affected as part
however this has not been (iii) not more than 2m apart in the case of of the remedial works.
continued for the final section of intermediate handrails.” • Clean up on completion.
stairs down to the garden path
and street area. Note, D2.18 refers to fixed platforms, walkways,
stairways and ladders within machinery rooms,
boiler houses, lift motor rooms and the like or non
habitable rooms such as attics and store rooms
Page 68
Address REP
The stairs in their current state The stairs in question do not fit within this
pose a safety concern due to classification and therefore have to comply with
there being no suitable place to D2.17.”
stumble.
Cause:
installed.

item:
Page 69
Address REP
Common Area -
Grounds
A diagonal crack up to 2mm in Section 2 Performance Requirements for Design works:
width is evident to the base of Sub-Section 2.5 Serviceability, Strength and • Fill the crack line with a
the western elevation wall, Stability suitable UV stabilised flexible
positioned immediately on the Part 2.5.2 Design for Serviceability external grade filler, similar to
southern side of the western Paragraph 2.5.2.1 Differential Movements Sikaflex-Pro.
elevation entrance stairs “A masonry member or structure shall be • Ensure the filler is only used
leading up to the portico designed to allow movements to be controlled or within the crack and finished
between buildings 67 and 77. isolated so that damage to the masonry, the off flush with the existing
building and its components is avoided and the external surface finish.
The render either side of the structural and other requirements are satisfied.” • Patch paint the areas of
crack was tested by tapping repair prior to re-painting the
with a metallic object and it was AS 2870-1996 Residential slabs and footings affected areas from shadow
found to still be well adhered to Table C1. line to shadow line.
the base masonry. • Make good any original
Cause: of the remedial works.
The cracking is a result of this • Clean up on completion.
expand) members.

Page 70
Address REP
item:
38. Common Area - Grounds AS 3700-2001 Masonry Structures Allow to carry out the following
Description: Sub-Section 2.5 Serviceability, Strength and • Fill the crack line with a
Vertical cracking up to 2mm in Stability suitable UV stabilised flexible
width is evident to the rear Part 2.5.2 Design for Serviceability external grade filler, similar to
south eastern corner area of Paragraph 2.5.2.1 Differential Movements Sikaflex-Pro.
the bagged and painted “A masonry member or structure shall be • Ensure the filler is only used
concrete block wall of the designed to allow movements to be controlled or within the crack and finished
entrance area portico between isolated so that damage to the masonry, the off flush with the existing
buildings 67 and 77. building and its components is avoided and the external surface finish.
structural and other requirements are satisfied.” • Patch paint the areas of
Cracking is also evident to the repair prior to re-painting the
rear of the aforementioned AS 2870-1996 Residential slabs and footings affected areas from shadow
corner and also directly Table C1. line to shadow line.
adjacent on the smaller eastern • Make good any original
elevation wall leading to Unit surface finish affected as part
69. of the remedial works.
Page 71
Address REP
Cause:
expand) members.


item:
Page 72
Address REP
39. Common Area - Grounds Home Building Act 1989 Allow to carry out the following
Description: Paragraphs A, B & C • Remove and store the
Areas of the timber decking boards.
boardwalk/garden paths within (a) a warranty that the work will be performed in • Remove and replace all non
the central courtyard areas are a proper and workmanlike manner and in suitable (durability grade)
noted to be extremely springy accordance with the plans and specifications timber joists.
when walked on. set out in the contract; • Re-fit decking boards.
• Make good all surface
It was further noted that what (b) a warranty that all materials supplied by the finishes affected as part of
appears to be additional joist holder or person will be good and suitable the remedial works.
sections have been planted for the purpose for which they are used and • Clean up on completion.
against existing treated pine that, unless otherwise stated in the contract,
(assumed) joists. those materials will be new; and
On close inspection (through (c) a warranty that the work will be done in
gaps between individual accordance with and will comply with, this or
boards) it was noted that areas any other law.
of the original joists are affected
by timber decay which therefore
questions as to if it was
originally treated pine.
If it is found to be the case

where non-appropriate
durability classification timbers
were used for the sub floor
members, it is most likely that
larger areas, (if not all) of the
sub floor members will be
affected by timber decay in the
future
Page 73
Address REP
Cause:
It would appear from the
evidence obtained on site that
the original joists used my not
have been the appropriate
grade of timber for their position
and use and therefore decay is
occurring.

item:
The builder has failed to supply
and install suitable materials to
40. Common Areas - Grounds Home Building Act 1989 Allow to carry out the following
Description: Paragraphs A, B & C • In conjunction with the item
The decking boards to the above, allow to re-seal the
boardwalk/garden paths within (a) a warranty that the work will be performed in boards with a product that
the central courtyard areas are a proper and workmanlike manner and in has suitable anti-slip
all sealed with a high gloss accordance with the plans and specifications properties.
surface sealer. set out in the contract; • Make good all surface
finishes affected as part of
In times of rain, water is seen to (b) a warranty that all materials supplied by the the remedial works.
be lying on top of the sealer holder or person will be good and suitable • Clean up on completion.
creating slippery conditions. for the purpose for which they are used and
I am instructed by the Building those materials will be new; and
Page 74
Address REP
Manager that the boards have
always been sealed with this
type of gloss product.
(c) a warranty that the work will be done in
Cause: accordance with and will comply with, this or
The sealer used was incorrect any other law.
for its intended application.

item:
The builder has failed to supply
and install suitable materials to
41. Common Areas - Grounds Home Building Act 1989 Allow to carry out the following
Description: Paragraphs A, B & C • Clean down the capping
A sandstone capping piece to block and re-fix into position
the south eastern corner of the (a) a warranty that the work will be performed in using an external grade tile
disabled ramp, positioned on a proper and workmanlike manner and in adhesive.
the northern side of building 57, accordance with the plans and specifications • Re-grout all open joint lines.
has come clean away from the set out in the contract; • Make good all surface
bedding cement used to attach finishes affected as part of
it to the top face of the small (b) a warranty that all materials supplied by the the remedial works.
concrete block wall. holder or person will be good and suitable • Clean up on completion.
for the purpose for which they are used and
Page 75
Address REP
There was no evidence of
impact damage to the capping (c) a warranty that the work will be done in
to indicate a possible reason for accordance with and will comply with, this or
its failure, however a small (less any other law.
than 1mm in width) crack was
evident running up through the
concrete block wall and
finishing adjacent to the failed
topping section.
Cause:
The actual cause of the failure
is non conclusive as it may
have been caused by the small
cracking, or most likely the
sandstone capping was not fully
bonded at the time of initial
installation.

item:
The builder has failed to lay and
ensure adherence of the
capping materials to be in
compliance with the Home
Page 76
Address REP
42. Common Area - Grounds AS 3700-2001 Masonry Structures Allow to carry out the following
Description: Sub-Section 2.5 Serviceability, Strength and • Cut out and replace the
Cracking and damage is Stability section of excessively
evident to the small 100mm Part 2.5.2 Design for Serviceability cracked concrete.
wide concrete strip positioned Paragraph 2.5.2.1 Differential Movements • Alternatively supply and
on the southern side of the “A masonry member or structure shall be install pre-fabricated low
grated drain in front of the designed to allow movements to be controlled or speed bump sections over
southern elevation garage car isolated so that damage to the masonry, the the top of the small strip to
entrance door. building and its components is avoided and the cover over the cracking.
structural and other requirements are satisfied.” • Make good any original
The cracking is worse at the surface finish affected as part
western end of the strip with the AS 2870-1996 Residential slabs and footings of the remedial works.
sections of concrete able to be Table C1. • Clean up on completion.
moved by hand.
Cause:
The cracking is a result of the
section of slab being unable to
structure of the building.


item:
Page 77
Address REP
Individual Units -
Building 53
Unit 11-53
unit at the time of my
inspection.
Unit 12-53
inspection.
Unit 13-53
A water leak originating from Part F1 Damp and Weatherproofing works:
Page 78
Address REP
the upper level balcony is Section FP1.3 • Carry out all works necessary
evident running down the small in order to identify and correct
wall section over the top of the “A drainage system for the disposal of surface the cause of the water leak.
lounge to lower level courtyard water must: • Make good any original
sliding door. (a) convey surface water to an appropriate outfall; surface finish affected as part
and of the original leak and/or
The location of the leak has (b) avoid the entry of water into a building; and remedial works.
calcium hydroxide laden water (c) avoid water damaging the building.” • Clean up on completion.
dripping onto the timber
decking boards below causing
damage to the finish in the form
of staining etc.
Cause:
to be due to non collected
surface water from the upper
level balcony being able to pass
through the slab due to
membrane/flashing
deficiencies/defects.
item:
constructed so as to avoid
damage by water entry.
Page 79
Address REP
Unit 14-53
A water leak originating from Part F1 Damp and Weatherproofing works:
the external surface water Section FP1.3 • Carry out all works necessary
drainage system is evident in order to identify and correct
within the framed boxed section “A drainage system for the disposal of surface the cause of the water leak.
to the north western corner of water must: • Make good any original
the upper level bedroom 1 (a) convey surface water to an appropriate outfall; surface finish affected as part
balcony. and of the original leak and/or
(b) avoid the entry of water into a building; and remedial works.
The leak has resulted in (c) avoid water damaging the building.” • Clean up on completion.
staining and water damage to
the boxed section linings, as
well as corrosion to the metal
corner angles.
A vertical storm water drainage

stack protrudes out of the
bottom of the boxed section.
Water was seen to be running

out from the corner of the
framed box and running down
the inside face of the northern
elevation balcony boundary
wall.
Cause:
Page 80
Address REP
to be due to a poorly sealed
pipe join within the boxed
section, or the pipe penetration
through the balcony slab over
has not been adequately
sealed.

item:
Unit 15-53
inspection.
Unit 21-53
Page 81
Address REP
inspection.
Unit 22-53
inspection.
Unit 31-53
inspection.
Unit 32-53
inspection.
Unit 33-53
Page 82
Address REP
inspection.
Unit 34-53
A crack has developed to one Section 18B Warranties as to Residential Work works:
of the four entry door threshold Paragraphs A, B & C • Cut out and replace the
tiles. damaged threshold tile.
(a) a warranty that the work will be performed in • Ensure the new tile is fully
The affected tile is butting up to a proper and workmanlike manner and in isolated from the adjoining
the door jamb and the crack is accordance with the plans and specifications jamb.
ranging out from the internal cut set out in the contract; • Make good any original
corner allowing for the jamb. surface finish affected as part
(b) a warranty that all materials supplied by the of the remedial works.
There is no evidence of any holder or person will be good and suitable • Clean up on completion.
form of impact damage to the for the purpose for which they are used and
tile which may have caused the that, unless otherwise stated in the contract,
cracking. those materials will be new; and
A flexible sealant is in place (c) a warranty that the work will be done in
between the tile edge and the accordance with and will comply with, this or
steel door jamb, however it is any other law.
unknown if the sealant is
providing full separation, or if
some of the tile adhesive has
come up between the jamb and
tile.
Cause:
Without further destructive
exploratory works a precise
Page 83
Address REP
determined, however it is most
likely the tile has not been fully
isolated from movements within
the main frame of the building,
and as a result cracking has
commenced at the cut corner
which represents a “weak” point
in respect of the tiles tensional
strength.

item:
the threshold was installed
correctly so as to be in
Unit 41-53
inspection.
Unit 42-53
Page 84
Address REP
inspection.
Unit 43-53
inspection.
Unit 44-53
inspection.
Unit 51-53
inspection.
Unit 52-53
Page 85
Address REP
inspection.
Unit 54-53
inspection.
Individual Units -
Building 57
Unit 11-57
46. Description: AS/NZS 2589.1-1997 Gypsum Linings in Allow to carry out the following No photo
The plasterboard wall linings Residential and Light Commercial works:
within the unit have been Construction – Application and Finishing • Remove the failed wall
affixed to base masonry walls Appendix H, Fixing Gypsum Plasterboard Over sheets.
(internal and perimeter) via a Masonry • Clean down the base
direct stick method which relies Sub-Section H1, General masonry walls.
on daubs of adhesive spaced at • Supply and fix new
450mm centres to provide the This Appendix provides a means of lining a dry replacement wall sheets.
mechanical fixing. masonry wall with plasterboard. This system • Set and leave ready for
should not be used on masonry surfaces that are painting.
The linings to the following wall wet or may become wet during service • Make good any original
Page 86
Address REP
areas were found not to be surface finish affected as part
soundly fixed to the base The internal masonry surface shall be dry. It shall of the remedial works.
masonry wall: be free of efflorescence, dust, oil, flaking paint, • Clean up on completion.
release agents, or any other material that could
• Lounge, eastern elevation; impair the bonding of the adhesive.
• Bed 1, northern elevation;
• Bed 2, eastern elevation; Daubs of masonry adhesive shall be applied to
• Bed 2, western elevation; the wall surface or to the back of the sheets
• Bed 3, eastern elevation. except for applications over Autoclaved Aerated
Concrete (A.A.C) where the daubs shall only be
The linings when pushed were applied to the back of the plasterboard sheet.
felt and seen to bounce onto
and off the base masonry wall Hold sheets in position by shoring or by masonry
with the total in/out movement nails through the edge of the board until the
experienced being adhesive sets
approximately 20mm.
Note: As masonry/cement adhesive is a setting
type material, mix only sufficient quantity so that-
Cause:
Without cutting an access hole (a) the wall area treated at any time should
within the plasterboard wall be such that it can be covered with one
linings an exact cause is unable sheet of plasterboard; and
to accurately determined at this (b) the installation and final positioning of the
point of time, however it is sheet should be done while the masonry
considered to have been adhesive maintains its working properties.
caused by one of the two Do not use masonry adhesive after
following possible causes: setting or hardening has commenced
• The base masonry wall was

not cleaned down of all dust
and loose particles prior to
the application of the
plasterboard which has
Page 87
Address REP
then affected the ability of
the glue to form a suitable
and long term bond; or
• The glue used may have
been faulty or was allowed
to partially dry and form a
skin prior to the
plasterboard sheet being
fixed (pressed home). This
would affect the ability of
and long term bond.

item:
the direct stick wall linings were
installed in order to be in
compliance with Appendix H of
AS/NZS 2589.1-1997, which
details the required preparation
and application methodologies.
Unit 12-57
Page 88
Address REP
• Bed 1, southern elevation; impair the bonding of the adhesive.
• Bed 2, eastern elevation;
• Bed 2, western elevation; Daubs of masonry adhesive shall be applied to
• Bed 3, eastern elevation; the wall surface or to the back of the sheets
• Bed 3, western elevation. except for applications over Autoclaved Aerated
applied to the back of the plasterboard sheet.
The linings when pushed were
felt and seen to bounce onto Hold sheets in position by shoring or by masonry
and off the base masonry wall nails through the edge of the board until the
with the total in/out movement adhesive sets
experienced being
approximately 20mm. Note: As masonry/cement adhesive is a setting
Cause:
Do not use masonry adhesive after
Page 89
Address REP
caused by one of the two setting or hardening has commenced
following possible causes:

skin prior to the
and long term bond.

item:
Unit 21-57
Page 90
Address REP
• Bed 1, northern elevation; impair the bonding of the adhesive.
• Bed 1, southern elevation;
• Bed 2, western elevation. Daubs of masonry adhesive shall be applied to
the wall surface or to the back of the sheets
except for applications over Autoclaved Aerated
experienced being
Cause:
Page 91
Address REP

skin prior to the
and long term bond.

item:
49. Unit 21-57 Home Building Act 1989 Allow to carry out the following
Description: Paragraphs A, B & C • Remove and replace the
Page 92
Address REP
A vertical hairline crack is damaged ensuite WC bowl.
evident to the rear face of the (a) a warranty that the work will be performed in • Make good any original
WC bowl within the bedroom 1 a proper and workmanlike manner and in surface finish affected as part
ensuite. accordance with the plans and specifications of the remedial works.
set out in the contract; • Clean up on completion
I am instructed by the unit
owner that the crack was (b) a warranty that all materials supplied by the
evident at the time of handover holder or person will be good and suitable
and they notified the for the purpose for which they are used and
builder/developer immediately. that, unless otherwise stated in the contract,
Cause:
I am unable to determine the (c) a warranty that the work will be done in
precise cause of the crack, accordance with and will comply with, this or
however there is no evidence of any other law.
any impact and/or misuse.
Based on the owners

instructions, the crack may
have been a manufacturing
fault.
item:
the WC was supplied so as to
50. Unit 21-57 Building Code of Australia Allow to carry out the following
Section F Health and Amenity works:
Description: Part F1 Damp and Weatherproofing • Remove and store the sliding
The aluminium sliding door to Paragraph F01, FF1.2 and FP1.4 door unit.
the lounge/balcony interface • Remove and dispose of the
Page 93
Address REP
has oxidation evident to the “F01 The objective of this part is to: existing damaged sub-sill
projecting downturn of the sub- • Supply and install a new sill
sill section. (a) safeguard occupants from illness or injury and flashing ensuring it is
protect the building from damage caused by: correctly detailed in with all
The oxidation is resulting in (i) surface water; and existing flashings and fitted
corrosion style degradation to (ii) external moisture entering a building; and with a turn up along the rear
the front face of the sub-sill (iii) the accumulation of internal moisture in a face of the door frame.
section. building.” • Supply and install a new
replacement matching sub-sill
This is causing a blistering “FF1.2 A building is to be constructed to provide • Refix door frame ensuring the
effect to the coating system resistance to moisture penetrating from the base of the sub-sill has clear
employed on the door outside including rising from the ground.” space between it and the
frame/sub-sill as well as external floor finish.
general degradation through “FP1.4 A roof and external wall (including • Make good all original surface
corrosion. openings around windows and doors) must finishes affected as part of
prevent the penetration of water that could cause: the remedial works.
If left unchecked, the corrosion (a) unhealthy or dangerous conditions, or loss of • Clean up on completion.
will continue to the point where amenity for occupants; and
the sub-sill will be full of holes (b) undue dampness or deterioration of building
and will no longer achieve its elements.”
original function.
Cause:
The sub-sill being in contact
with the external balcony floor
is allowing moisture within the
tile bed to be trapped and
therefore build up behind the
rear face of the sill section.
This moisture is rich in calcium

hydroxide which is chemically
reacting with the raw aluminium
to the reverse and underside of
the extrusion.
Page 94
Address REP
This reaction takes the form of
the current oxidation and
degradation of the sub-sill.

item:
the sliding door frame was
installed so as to prevent the
possibility of a chemical
reaction between it and the
calcium hydroxide rich moisture
within the tile bed of the
balcony area.
Unit 22-57
Page 95
Address REP
• Bed 3, eastern elevation. Daubs of masonry adhesive shall be applied to
The linings when pushed were except for applications over Autoclaved Aerated
felt and seen to bounce onto Concrete (A.A.C) where the daubs shall only be
and off the base masonry wall applied to the back of the plasterboard sheet.
with the total in/out movement
experienced being Hold sheets in position by shoring or by masonry
approximately 20mm. nails through the edge of the board until the
adhesive sets

(a) the wall area treated at any time should

be such that it can be covered with one
sheet of plasterboard; and
Cause: (b) the installation and final positioning of the
Without cutting an access hole sheet should be done while the masonry
within the plasterboard wall adhesive maintains its working properties.
linings an exact cause is unable Do not use masonry adhesive after
to accurately determined at this setting or hardening has commenced
point of time, however it is
considered to have been
caused by one of the two

Page 96
Address REP
skin prior to the
and long term bond.

item:
Unit 31-57
Access arrangements with the N/A N/A N/A
unit occupant/owner were
Page 97
Address REP
unable to be made for any of
the allotted inspection days.
The unit was therefore unable

to be inspected.
Unit 32-57
wet or may become wet during service

The linings to the following wall The internal masonry surface shall be dry. It shall surface finish affected as part
areas were found not to be be free of efflorescence, dust, oil, flaking paint, of the remedial works.
soundly fixed to the base release agents, or any other material that could • Clean up on completion.
masonry wall: impair the bonding of the adhesive.
• Lounge, western elevation; Daubs of masonry adhesive shall be applied to

• Hall, northern elevation. the wall surface or to the back of the sheets
The linings when pushed were Concrete (A.A.C) where the daubs shall only be
felt and seen to bounce onto applied to the back of the plasterboard sheet.
and off the base masonry wall
with the total in/out movement Hold sheets in position by shoring or by masonry
experienced being nails through the edge of the board until the
approximately 20mm. adhesive sets
Page 98
Address REP
Cause: Note: As masonry/cement adhesive is a setting
Without cutting an access hole type material, mix only sufficient quantity so that-
within the plasterboard wall
linings an exact cause is unable (a) the wall area treated at any time should
to accurately determined at this be such that it can be covered with one
point of time, however it is sheet of plasterboard; and
considered to have been (b) the installation and final positioning of the
caused by one of the two sheet should be done while the masonry
following possible causes: adhesive maintains its working properties.
• The base masonry wall was setting or hardening has commenced

skin prior to the
and long term bond.

item:
Page 99
Address REP
53. Unit 32-57 AS 3700-2001 Masonry Structures Allow to carry out the following
Description: Sub-Section 2.5 Serviceability, Strength and • Rake out the corner joint line
Vertical cracking measured at Stability prior to re-setting and leaving
less than 1mm in width, but with Part 2.5.2 Design for Serviceability ready for painting.
stepping in the surface plane Paragraph 2.5.2.1 Differential Movements • Make good any original
greater than 1mm, is evident to “A masonry member or structure shall be surface finish affected as part
the wall sheeting to southern designed to allow movements to be controlled or of the remedial works.
elevation side of the main hall isolated so that damage to the masonry, the • Clean up on completion.
on the northern side of the building and its components is avoided and the
return corner to the entrance structural and other requirements are satisfied.”
hall.
The cracking is from floor to

ceiling and is set back
approximately 30mm from the
corner, which would be in line
with the outsides edge of the
metal corner reinforcing strip.
Cause:
Page 100
Address REP
expand) members.

item:
Individual Units -
Building 59
Unit 11-59
Page 101
Address REP
• Bed 2, western elevation.
Daubs of masonry adhesive shall be applied to
The linings when pushed were the wall surface or to the back of the sheets
felt and seen to bounce onto except for applications over Autoclaved Aerated
and off the base masonry wall Concrete (A.A.C) where the daubs shall only be
with the total in/out movement applied to the back of the plasterboard sheet.
experienced being
approximately 20mm. Hold sheets in position by shoring or by masonry
nails through the edge of the board until the
adhesive sets

Cause:

Page 102
Address REP
skin prior to the
and long term bond.

item:
Description: Section FP1.3 • Remove and replace
Page 103
Address REP
Water was seen to be lying on sufficient floor tiles while
the balcony tiles to a depth of “A drainage system for the disposal of surface carrying out height
up to 1.5mm areas extending water must: modifications to the floor
approximately 600mm away (a) convey surface water to an appropriate outfall; waste to ensure that the tiles
from the two floor wastes. and will drain freely to the floor
(b) avoid the entry of water into a building; and waste.
This water was in position as it (c) avoid water damaging the building.” • Ensure that all replacement
occurred due to recent rainfall materials match the original
so had been there for at least for specification and finish.
10 minutes without draining • Make good any original
away. surface finish affected as part
This will create a dirty area on • Clean up on completion.
the balcony and may also result
in slippery conditions forming
due to the laying water.
Cause:
The balcony tiles were not laid
with sufficient falls to ensure
that the surface water was
directed towards and into the
drainage point.

item:
the balcony tiling, which forms
the first part of the surface
water drainage system, was set
Page 104
Address REP
with the falls required in order
to be in compliance with the
BCA, Part F1, Section FP1.3.
Unit 12-59
56. Description: AS/NZS 2589.1-1997 Gypsum Linings in Allow to carry out the following No Photo
within the unit have been Construction – Application and Finishing • Remove the failed wall sheets
affixed to base masonry walls Appendix H, Fixing Gypsum Plasterboard Over including previously repaired
(internal and perimeter) via a Masonry walls.
direct stick method which relies Sub-Section H1, General • Clean down the base
on daubs of adhesive spaced at masonry walls.
450mm centres to provide the This Appendix provides a means of lining a dry • Supply and fix new
mechanical fixing. masonry wall with plasterboard. This system replacement wall sheets.
should not be used on masonry surfaces that are • Set and leave ready for
The linings to the following wall wet or may become wet during service painting.
areas were found not to be • Make good any original
soundly fixed to the base surface finish affected as part
masonry wall: of the remedial works.
• Bed 1, northern elevation; The internal masonry surface shall be dry. It shall
• Bed 2, western elevation; be free of efflorescence, dust, oil, flaking paint,
• Bed 3, western elevation. release agents, or any other material that could
impair the bonding of the adhesive.
felt and seen to bounce onto Daubs of masonry adhesive shall be applied to
and off the base masonry wall the wall surface or to the back of the sheets
with the total in/out movement except for applications over Autoclaved Aerated
experienced being Concrete (A.A.C) where the daubs shall only be
approximately 20mm. applied to the back of the plasterboard sheet.
I am instructed by the unit Hold sheets in position by shoring or by masonry

owner that the builder has twice nails through the edge of the board until the
carried out repairs to the walls adhesive sets
Page 105
Address REP
which included core hole
drilling, injecting glue, plugging Note: As masonry/cement adhesive is a setting
the core hole and re-setting. type material, mix only sufficient quantity so that-
The positioning of the plugs are (a) the wall area treated at any time should
still evident to the following be such that it can be covered with one
walls: sheet of plasterboard; and
(b) the installation and final positioning of the
• Bed 1, southern elevation; sheet should be done while the masonry
• Bed 2, western elevation. adhesive maintains its working properties.
Cause: setting or hardening has commenced
Without cutting an access hole
within the plasterboard wall
linings an exact cause is unable
to accurately determined at this
skin prior to the
Page 106
Address REP
and long term bond.

item:
57. Unit 12-59 AS 3700-2001 Masonry Structures Allow to carry out the following
Description: Sub-Section 2.5 Serviceability, Strength and • Rake out the corner joint line
Vertical cracking measured at Stability prior to re-setting and leaving
less than 1mm in width, but with Part 2.5.2 Design for Serviceability ready for painting.
stepping in the surface plane Paragraph 2.5.2.1 Differential Movements • Make good any original
greater than 1mm, is evident to “A masonry member or structure shall be surface finish affected as part
the wall sheeting to the eastern designed to allow movements to be controlled or of the remedial works.
side of the bedroom 2 northern isolated so that damage to the masonry, the • Clean up on completion.
elevation window. building and its components is avoided and the
structural and other requirements are satisfied.”
The cracking for the height of
the window is set back
approximately 30mm from the
corner which would be in-line
Page 107
Address REP
with the outsides edge of the
metal corner reinforcing strip.
Cause:
expand) members.


item:
Page 108
Address REP
Unit 21-59

to be inspected.
Unit 22-59
inspection.
Individual Units -
Building 61
Unit 11-61
A milky appearing half round Section 18B Warranties as to Residential Work works:
mark is evident to the base of Paragraphs A, B & C • Remove and replace the
the glass panel within the damaged glass sheet.
lounge to balcony sliding door. (a) a warranty that the work will be performed in • Make good any original
a proper and workmanlike manner and in surface finish affected as part
The marking appears similar to accordance with the plans and specifications of the remedial works.
that experienced when moisture set out in the contract; • Clean up on completion.
gets into the plasticised sheet
within the middle of laminated (b) a warranty that all materials supplied by the
glass.
Page 109
Address REP
holder or person will be good and suitable
The glass panel was checked
and no markings were evident
to identify the type of glass
used, however both sides of the
glass were scrubbed with no
effect to the mark indicating it is
within the glass.
any other law.
Cause:
I am unable to determine the
precise cause of the mark
without definitive information in
regards to the glass type used
in the door, however it is
considered the stain is moisture
entering around the plasticised
sheet within the middle of
laminated glass due to a
failure/defect within the
manufacturing process.
owner that she noticed this
mark soon after handover.

item:
the glass was supplied so as to
Unit 12-61
Page 110
Address REP
inspection.
Unit 21-61
59. Description: Home Building Act 1989 Allow to carry out the following No photo
Two of the set ceiling sheet Section 18B Warranties as to Residential Work works:
joints within the main hall area, Paragraphs A, B & C • Rake out and re-set the two
adjacent to the kitchen, are peaked sheet joints.
visually pronounced with the (a) a warranty that the work will be performed in • Make good any original
appearance of peaking. a proper and workmanlike manner and in surface finish affected as part
accordance with the plans and specifications of the remedial works.
The two joints are clearly set out in the contract; • Clean up on completion.
evident in both natural and
artificial light conditions.
The remainder of the ceiling (b) a warranty that all materials supplied by the
sheet joints to the open plan holder or person will be good and suitable
kitchen/lounge area are all of for the purpose for which they are used and
an acceptable quality. that, unless otherwise stated in the contract,
Cause:
I am unable to determine the (c) a warranty that the work will be done in
precise cause of the peaking as accordance with and will comply with, this or
it could be due to poor any other law.
workmanship or movement
within the building.

Page 111
Address REP
item:
the ceiling sheets were jointed
and finished so as to be in
Unit 22-61
inspection.
Individual Units -
Building 63
Unit 11-63
inspection.
Unit 12-63
Page 112
Address REP
affixed to base masonry walls Appendix H, Fixing Gypsum Plasterboard Over • Clean down the base
(internal and perimeter) via a Masonry masonry walls.
direct stick method which relies Sub-Section H1, General • Supply and fix new
on daubs of adhesive spaced at replacement wall sheets.
450mm centres to provide the This Appendix provides a means of lining a dry • Set and leave ready for
mechanical fixing. masonry wall with plasterboard. This system painting.
should not be used on masonry surfaces that are • Make good any original
The linings to the following wall wet or may become wet during service surface finish affected as part
areas were found not to be of the remedial works.
soundly fixed to the base The internal masonry surface shall be dry. It shall • Clean up on completion.
masonry wall: be free of efflorescence, dust, oil, flaking paint,
• Bed 1, southern elevation. impair the bonding of the adhesive.

experienced being
Cause:
Page 113
Address REP

skin prior to the
and long term bond.

item:
Unit 21-63
Page 114
Address REP
inspection.
Unit 22-63
unit occupant/owner had been
arranged for 1.00pm on the
31/05/10, however the owners
were not present at the allotted
time to provide access.
Telephone conversations were

held with the owner, however
he was unable to leave work
and his wife was meant to be
present in the unit.

to be inspected.
Individual Units -
Building 67
Unit 11-67
A single concrete nail is evident Section 18B Warranties as to Residential Work works:
providing partial fixing to the Paragraphs A, B & C • Remove the nail through the
carpet at the entrance to the carpet.
bedroom 1 ensuite. (a) a warranty that the work will be performed in • Punch home the protruding
a proper and workmanlike manner and in nails within the smooth edge.
Page 115
Address REP
Three further nails are accordance with the plans and specifications • Re-fix carpet.
positioned to the smooth edge set out in the contract; • Make good any original
carpet gripper to the northern surface finish affected as part
side of the door. These nails (b) a warranty that all materials supplied by the of the remedial works.
have not been hit home and as holder or person will be good and suitable • Clean up on completion.
such the carpet formed a for the purpose for which they are used and
bulging effect. that, unless otherwise stated in the contract,
Cause:
Other than speculation, I am (c) a warranty that the work will be done in
unable to determine as to why accordance with and will comply with, this or
the nails were used and left the any other law.
way they were.

item:
the carpet, including all smooth
edge grippers, were installed so
as to be in compliance with the
Home Building Act, Section
Unit 12-67
Page 116
Address REP
inspection.
Unit 13-67
Vertical cracking up to 1.4mm Section 2 Performance Requirements for Design works:
in width is evident to the rear Sub-Section 2.5 Serviceability, Strength and • Carefully grind out the
eastern elevation concrete Stability cracked sections of mortar
block wall of the garage. Part 2.5.2 Design for Serviceability joints.
Paragraph 2.5.2.1 Differential Movements • Re-point the mortar joints.
The cracking is limited to “A masonry member or structure shall be • Remove all excessive mortar
running up the line of the designed to allow movements to be controlled or smearing from the repaired
perpend end joints and bed isolated so that damage to the masonry, the wall section.
joints to form a zig-zag pattern. building and its components is avoided and the • Make good any original
structural and other requirements are satisfied.” surface finish affected as part
There is no cracking within any of the remedial works.
of the concrete blocks. AS 2870-1996 Residential slabs and footings • Clean up on completion.
Table C1.
Cause:
expand) members.

Page 117
Address REP

item:
Unit 14-67
inspection.
Unit 21-67
Old water staining was evident Part F1 Damp and Weatherproofing works:
to the ceiling of bedroom 1. Paragraph FF1.3 • Patch paint the area of
staining to the bedroom 1
Page 118
Address REP
The area of staining was “A building is to be constructed to avoid the ceiling prior to re-painting the
checked with the moisture likelihood of the: entire ceiling from shadow
meter and the readings (a) creation of unhealthy or dangerous line to shadow line.
obtained were uniform with the conditions; and • Make good any new and
remainder of the ceiling area (b) damage to building elements. original surface finishes
being approximately 12%, affected by the remedial
which is dry. Caused by dampness or water overflow from works.
bathrooms, laundries and the like.” • Clean up on completion.
occupant that they have been in
residence for the past three
years and in that time they have
never seen the stain grow
and/or change shape.
In view of the above, it is

considered the cause of the
leak has been addressed,
however the resultant damage
is yet to be corrected.
Cause:
As the leak is no longer current
an actual cause is unable to be
determined, however it is
caused by an overflow/leak
from the unit above wet area.

item:
the upper level unit’s wet areas
constructed so as to be in
Page 119
Address REP
compliance with the BCA, Part
F1, Paragraph FF1.3, which
calls for them to be constructed
so as to prevent damage
caused by moisture escaping.
Unit 22-67
inspection.
Unit 31-67
inspection.
Unit 32-67
64. Description: AS 3600-1994 Concrete structures Allow to carry out the following
A vertical steel reinforcing bar is Section 4 Design for Durability works:
evident/exposed to the south Part 4.10 Requirements for cover to reinforcing • Cut/grind back the exposed
western corner of the lounge steel and tendons section of steel to a minimum
balcony coming up through the Paragraph 4.10.3.1 of 15mm below the surface
overflow drainage opening. level of the concrete.
“For corrosion protection cover shall not be less • Treat the top of the steel with
It is noted that the floor tile has than the appropriate value given in clause a zinc rich primer.
been cut around the bar. 4.10.3.2 to 4.10.3.5.” • Fill the hole with a polymer
modified sand cement mix
The steel is showing signs of The above mentioned clauses all refer to the with a waterproof additive.
corrosion which will in time lead cover listings given in tables 4.10.3.2 and • Supply and fit a replacement
Page 120
Address REP
to spalling. 4.10.3.4. floor tile.
Cause: The minimum coverage noted within each of surface finish affected as part
The steel was incorrectly these tables is 15mm. of the remedial works.
placed initially which has • Clean up on completion.
resulted in it not achieving
concrete cover.

item:
the reinforcing steel installed so
as to be in compliance with AS
3600-1994, Section 4, Part
4.10, Paragraph 4.10.3.1, which
calls for a minimum 15mm of
concrete coverage for all steel
reinforcement.
Unit 33-67
inspection.
Unit 34-67
Page 121
Address REP
inspection.
Unit 41-67
The southern side architrave to Section 18B Warranties as to Residential Work works:
the hall side of the main Paragraphs A, B & C • Supply and install additional
bathroom door frame has fixings into the architrave.
become detached from the (a) a warranty that the work will be performed in • Make good any original
bottom 500mm. a proper and workmanlike manner and in surface finish affected as part
accordance with the plans and specifications of the remedial works.
The architrave has developed a set out in the contract; • Clean up on completion.
crack/gap between it and the
door jamb/wall lining due to the (b) a warranty that all materials supplied by the
lack of adequate fixing. holder or person will be good and suitable
Cause: (c) a warranty that the work will be done in

Other than speculation, I am accordance with and will comply with, this or
unable to determine as to why any other law.
the architrave was not soundly
fixed into position originally.

item:
the architrave was installed so
Page 122
Address REP
Description: Paragraphs A, B & C • Cut out and replace the
A crack has developed to one damaged threshold tile.
of the four entry door threshold (a) a warranty that the work will be performed in • Ensure the new tile is fully
tiles. a proper and workmanlike manner and in isolated from the adjoining
accordance with the plans and specifications jamb.
The affected tile is butting up to set out in the contract; • Make good any original
the door jamb and the crack is surface finish affected as part
ranging out from the internal cut (b) a warranty that all materials supplied by the of the remedial works.
corner allowing for the jamb. holder or person will be good and suitable • Clean up on completion.
There is no evidence of any
form of impact damage to the (c) a warranty that the work will be done in
tile which may have caused the accordance with and will comply with, this or
cracking. any other law.
A flexible sealant is in place

between the tile edge and the
steel door jamb, however it is
unknown if the sealant is
providing full separation or if
Page 123
Address REP
some of the tile adhesive has
come up between the jamb and
tile
Cause:
Without further destructive
exploratory works a precise
determined, however it is most
likely the tile has not been fully
isolated from movements within
the main frame of the building
and as a result cracking has
commenced at the cut corner
which represents a “weak” point
in respect of the tiles tensional
strength.

item:
the threshold tiles were
installed correctly so as to be in
Page 124
Address REP
Unit 42-67
The tape to the lower horizontal Section 18B Warranties as to Residential Work works:
set joint of a “blue board” lined Paragraphs A, B & C • Rake out, re-tape and re-set
wing wall on the balcony area, the failed joint.
directly adjacent to the (a) a warranty that the work will be performed in • Seal and patch paint prior to
bedroom 1 access door, has a proper and workmanlike manner and in re-painting the affected wall
failed and come away exposing accordance with the plans and specifications section from shadow line to
the sheet joint line. set out in the contract; shadow line.
Cause: (b) a warranty that all materials supplied by the surface finish affected as part
As the tape has been fully holder or person will be good and suitable of the remedial works.
removed, I am at this point of for the purpose for which they are used and • Clean up on completion.
time unable to determine the that, unless otherwise stated in the contract,
precise cause of the failure, those materials will be new; and
however it was noted that the
tape appears to have come (c) a warranty that the work will be done in
away from the wall sheets due accordance with and will comply with, this or
to there being little or no any other law.
bonding between it and the
sheet.

item:
the set joints were completed
Page 125
Address REP
Unit 43-67
inspection.
Unit 44-67
Water was seen to be lying on Part F1 Damp and Weatherproofing works:
the balcony tiles in the south Section FP1.3 • Remove and replace
western corner area to a depth sufficient floor tiles while
of up to 5mm. “A drainage system for the disposal of surface carrying out height
water must: modifications to the floor
This water was still evident in (a) convey surface water to an appropriate outfall; waste to ensure that the tiles
excess of 10 minutes after it and will drain freely to the floor
was initially tested. (b) avoid the entry of water into a building; and waste.
(c) avoid water damaging the building.” • Ensure that all replacement
This will create a dirty area on materials match the original
the balcony and may also result for specification and finish.
in slippery conditions forming
due to the laying water.
Cause: • The existing waterproof

The balcony tiles were not laid membrane system is to be
with sufficient falls to ensure checked, repaired where
that the surface water was necessary and certified prior
directed towards and into the to the replacement tiles being
drainage point. laid.
It should be noted that large surface finish affected as part
section tiles can be split around of the remedial works.
the waste in order to ensure
Page 126
Address REP
falls are achieved. • Clean up on completion.

item:
Unit 51-67
inspection.
Unit 52-67
inspection.
Unit 54-67
Page 127
Address REP
A dark mark is evident within Section 18B Warranties as to Residential Work works:
the middle area of the bathroom Paragraphs A, B & C • Remove and replace the
wall mounted mirror. flawed mirror.
(a) a warranty that the work will be performed in • Make good any original
Close inspection of the mark a proper and workmanlike manner and in surface finish affected as part
showed it to be within the mirror accordance with the plans and specifications of the remedial works.
itself and not to the outside face set out in the contract; • Clean up on completion.
of the glass.
(b) a warranty that all materials supplied by the
I am instructed by the unit holder or person will be good and suitable
owner that the mark was there for the purpose for which they are used and
at handover and they had that, unless otherwise stated in the contract,
informed the builder of the those materials will be new; and
issue, however it is yet to be
addressed. (c) a warranty that the work will be done in
Without the mirror being
removed, I am unable at this
point of time to determine a
cause, however it is possible
there is either a flaw with the
mirror silvering or it was
damaged prior to installation.
item:
the mirror was supplied and
installed without optical defects
so as to be in compliance with
the Home Building Act, Section
Page 128
Address REP
Individual Units -
Building 71
Unit 11-71
inspection.
Unit 12-71
wet or may become wet during service surface finish affected as part
The linings to the following wall The internal masonry surface shall be dry. It shall • Clean up on completion.
areas were found not to be be free of efflorescence, dust, oil, flaking paint,
soundly fixed to the base release agents, or any other material that could

• Lounge, western elevation; the wall surface or to the back of the sheets
• Kitchen, western elevation. except for applications over Autoclaved Aerated
The linings when pushed were applied to the back of the plasterboard sheet.
Page 129
Address REP
and off the base masonry wall Hold sheets in position by shoring or by masonry
with the total in/out movement nails through the edge of the board until the
experienced being adhesive sets
approximately 20mm.
Cause: type material, mix only sufficient quantity so that-
Without cutting an access hole
within the plasterboard wall (a) the wall area treated at any time should
linings an exact cause is unable be such that it can be covered with one
to accurately determined at this sheet of plasterboard; and
point of time, however it is (b) the installation and final positioning of the
considered to have been sheet should be done while the masonry
caused by one of the two adhesive maintains its working properties.
following possible causes: Do not use masonry adhesive after
setting or hardening has commenced
skin prior to the
and long term bond.
Page 130
Address REP
item:
Unit 21-71
Water was seen to be lying on Part F1 Damp and Weatherproofing works:
the balcony tiles in the north Section FP1.3 • Remove and replace
western corner area outside of sufficient floor tiles while
the kitchen access door to a “A drainage system for the disposal of surface carrying out height
depth of up to 4mm. water must: modifications to the floor
(a) convey surface water to an appropriate outfall; waste to ensure that the tiles
This water was still evident in and will drain freely to the floor
excess of 10 minutes after it (b) avoid the entry of water into a building; and waste.
was initially tested. (c) avoid water damaging the building.” • Ensure that all replacement
materials match the original
for specification and finish.
This will create a dirty area on • The existing waterproof
the balcony and may also result membrane system is to be
in slippery conditions forming checked, repaired where
due to the laying water. necessary and certified prior
to the replacement tiles being
Cause: laid.
The balcony tiles were not laid • Make good any original
with sufficient falls to ensure surface finish affected as part
that the surface water was of the remedial works.
directed towards and into the • Clean up on completion.
drainage point.
Page 131
Address REP
It should be noted that large

section tiles can be split around
the waste in order to ensure
falls are achieved.

item:
72. Unit 21-71 AS/NZS 2589.1-1997 Gypsum Linings in Allow to carry out the following No photo
Residential and Light Commercial works:
Description: Construction – Application and Finishing • Remove the failed wall sheets
The plasterboard wall linings Appendix H, Fixing Gypsum Plasterboard Over • Clean down the base
within the unit have been Masonry masonry walls.
affixed to base masonry walls Sub-Section H1, General • Supply and fix new
(internal and perimeter) via a replacement wall sheets.
direct stick method which relies This Appendix provides a means of lining a dry • Set and leave ready for
on daubs of adhesive spaced at masonry wall with plasterboard. This system painting.
450mm centres to provide the should not be used on masonry surfaces that are • Make good any original
mechanical fixing. wet or may become wet during service
Page 132
Address REP
The linings to the following wall The internal masonry surface shall be dry. It shall of the remedial works.
areas were found not to be be free of efflorescence, dust, oil, flaking paint, • Clean up on completion.
soundly fixed to the base release agents, or any other material that could
• Bed 2, northern elevation; Daubs of masonry adhesive shall be applied to
• Bed 3, northern elevation. the wall surface or to the back of the sheets
and off the base masonry wall
Hold sheets in position by shoring or by masonry
experienced being
nails through the edge of the board until the
approximately 20mm.
adhesive sets
Cause:
Without cutting an access hole Note: As masonry/cement adhesive is a setting
within the plasterboard wall type material, mix only sufficient quantity so that-
linings an exact cause is unable
to accurately determined at this (a) the wall area treated at any time should
point of time, however it is be such that it can be covered with one
considered to have been sheet of plasterboard; and
• The base masonry wall was (b) the installation and final positioning of the
not cleaned down of all dust sheet should be done while the masonry
and loose particles prior to adhesive maintains its working properties.
the application of the Do not use masonry adhesive after
plasterboard which has setting or hardening has commenced
Page 133
Address REP
skin prior to the
and long term bond.

item:
Unit 22-71
73. Description: AS/NZS 2589.1-1997 Gypsum Linings in Allow to carry out the following
Page 134
Address REP
The linings to the following wall wet or may become wet during service surface finish affected as part
areas were found not to be of the remedial works.
soundly fixed to the base The internal masonry surface shall be dry. It shall • Clean up on completion.
masonry wall: be free of efflorescence, dust, oil, flaking paint,
• Bed 3, eastern elevation. impair the bonding of the adhesive.
The linings when pushed were Daubs of masonry adhesive shall be applied to
felt and seen to bounce onto the wall surface or to the back of the sheets
and off the base masonry wall except for applications over Autoclaved Aerated
with the total in/out movement Concrete (A.A.C) where the daubs shall only be
experienced being applied to the back of the plasterboard sheet.
approximately 20mm.
Hold sheets in position by shoring or by masonry
I am instructed by the unit nails through the edge of the board until the
owner that the builder has adhesive sets
previously carried out repairs to
other walls which included core Note: As masonry/cement adhesive is a setting
hole drilling, injecting glue, type material, mix only sufficient quantity so that-
plugging the core hole and re-
setting. (a) the wall area treated at any time should
Cause: (b) the installation and final positioning of the
Without cutting an access hole sheet should be done while the masonry
within the plasterboard wall adhesive maintains its working properties.
linings an exact cause is unable Do not use masonry adhesive after
to accurately determined at this setting or hardening has commenced
Page 135
Address REP
skin prior to the
and long term bond.

item:
Page 136
Address REP
Unit 31-71

to be inspected.
Unit 32-71
inspection.
Individual Units -
Building 73
Unit 11-73
Page 137
Address REP
• Bed 3, eastern elevation;
• Bed 3, western elevation. Daubs of masonry adhesive shall be applied to
The linings when pushed were except for applications over Autoclaved Aerated
felt and seen to bounce onto Concrete (A.A.C) where the daubs shall only be
and off the base masonry wall applied to the back of the plasterboard sheet.
experienced being Hold sheets in position by shoring or by masonry
approximately 20mm. nails through the edge of the board until the
adhesive sets

Cause:

Page 138
Address REP
skin prior to the
and long term bond.

item:
Page 139
Address REP
Unit 12-73
Gaps of up to 1.6mm are Section 18B Warranties as to Residential Work works:
evident between individual Paragraphs A, B & C • Remove and replace the
parquetry sections within the affected areas of parquetry.
front entry area. (a) a warranty that the work will be performed in • Make good any original
a proper and workmanlike manner and in surface finish affected as part
There is no evidence of any accordance with the plans and specifications of the remedial works.
form of water entry and/or set out in the contract; • Clean up on completion.
mechanical damage to the
parquetry. (b) a warranty that all materials supplied by the
holder or person will be good and suitable
The boards when checked were for the purpose for which they are used and
all found to still be well adhered that, unless otherwise stated in the contract,
to the base concrete floor. those materials will be new; and

At this point of time I am unable accordance with and will comply with, this or
to determine a precise cause of any other law.
the gaps, however it is
considered it is most likely an
issue with the laying.

item:
the parquetry was supplied and
installed with tight joint lines so
Page 140
Address REP
Description: Construction – Application and Finishing • Remove the failed wall
The plasterboard wall linings Appendix H, Fixing Gypsum Plasterboard Over sheets.
within the unit have been Masonry • Clean down the base
affixed to base masonry walls Sub-Section H1, General masonry walls.
(internal and perimeter) via a • Supply and fix new
direct stick method which relies This Appendix provides a means of lining a dry replacement wall sheets.
on daubs of adhesive spaced at masonry wall with plasterboard. This system • Set and leave ready for
450mm centres to provide the should not be used on masonry surfaces that are painting.
mechanical fixing. wet or may become wet during service • Make good any original
The linings to the following wall surface finish affected as part
The internal masonry surface shall be dry. It shall of the remedial works.
areas were found not to be be free of efflorescence, dust, oil, flaking paint,
soundly fixed to the base • Clean up on completion.
• Bed 3, western elevation.

experienced being
Cause:
to accurately determined at this
Page 141
Address REP
considered to have been (b) the installation and final positioning of the
caused by one of the two sheet should be done while the masonry
following possible causes: adhesive maintains its working properties.
• The base masonry wall was Do not use masonry adhesive after
not cleaned down of all dust setting or hardening has commenced
skin prior to the
and long term bond.

item:
Page 142
Address REP
Description: Paragraphs A, B & C • Cut out and re-set the
The facing to the plasterboard delaminated section of
wall sheeting is blistering to the (a) a warranty that the work will be performed in plasterboard facing.
section of sheet at the bottom a proper and workmanlike manner and in • Seal and patch paint prior to
corner of the bedroom 2 accordance with the plans and specifications re-painting the affected wall
eastern side window. set out in the contract; section from shadow line to
shadow line.
The cardboard facing to the (b) a warranty that all materials supplied by the • Make good any original
sheet is found to have holder or person will be good and suitable surface finish affected as part
delaminated from the backing for the purpose for which they are used and of the remedial works.
for an area of approximately that, unless otherwise stated in the contract, • Clean up on completion.
100mm around the window those materials will be new; and
corner creating a visual defect.
Cause: accordance with and will comply with, this or
Without carrying out destructing any other law.
exploratory works, I am unable
to accurately determine a
precise cause at this period of
time, however it is considered
the damage occurred during the
sheet installation.
item:
the wall sheets were completed
Unit 21-73
Page 143
Address REP
inspection.
Unit 22-73
Horizontal cracking measured Section 2 Performance Requirements for Design works:
at less than 1mm in width, but Sub-Section 2.5 Serviceability, Strength and • Rake out the joint line prior to
with stepping in the surface Stability re-setting and leaving ready
plane greater than 1mm, is Part 2.5.2 Design for Serviceability for painting.
evident to the wall sheeting to Paragraph 2.5.2.1 Differential Movements • Make good any original
the northern elevation wall of “A masonry member or structure shall be surface finish affected as part
the stairs leading to the upper designed to allow movements to be controlled or of the remedial works.
level. isolated so that damage to the masonry, the • Clean up on completion.
building and its components is avoided and the
structural and other requirements are satisfied.”
AS 2870-1996 Residential slabs and footings

Table C1.
Cause:
expand) members.
Page 144
Address REP

item:
Description: Construction – Application and Finishing • Remove the failed wall
The plasterboard wall linings Appendix H, Fixing Gypsum Plasterboard Over sheets.
within the unit have been Masonry • Clean down the base
affixed to base masonry walls Sub-Section H1, General masonry walls.
(internal and perimeter) via a • Supply and fix new
direct stick method which relies This Appendix provides a means of lining a dry replacement wall sheets.
on daubs of adhesive spaced at masonry wall with plasterboard. This system • Set and leave ready for
450mm centres to provide the should not be used on masonry surfaces that are painting.
mechanical fixing. wet or may become wet during service
Page 145
Address REP
The linings to the following wall The internal masonry surface shall be dry. It shall surface finish affected as part
areas were found not to be be free of efflorescence, dust, oil, flaking paint, of the remedial works.
soundly fixed to the base release agents, or any other material that could • Clean up on completion.

• Bed 2, eastern elevation; the wall surface or to the back of the sheets
• Bed 3, western wall; except for applications over Autoclaved Aerated
• Bed 3, eastern wall; Concrete (A.A.C) where the daubs shall only be
• Lounge, western wall. applied to the back of the plasterboard sheet.
The linings when pushed were Hold sheets in position by shoring or by masonry
felt and seen to bounce onto nails through the edge of the board until the
and off the base masonry wall adhesive sets
experienced being Note: As masonry/cement adhesive is a setting
approximately 20mm. type material, mix only sufficient quantity so that-
(a) the wall area treated at any time should

Cause:
Without cutting an access hole (b) the installation and final positioning of the
within the plasterboard wall sheet should be done while the masonry
linings an exact cause is unable adhesive maintains its working properties.
to accurately determined at this Do not use masonry adhesive after
point of time, however it is setting or hardening has commenced
Page 146
Address REP
skin prior to the
and long term bond.

item:
Page 147
Address REP
Individual Units -
Building 77
Unit 11-77
inspection.
Unit 12-77
A water leak is evident coming Part F1 Damp and Weatherproofing works:
from around the courtyard soffit Section FP1.3 • Carry out all works necessary
stormwater waste pipe in order to identify and correct
servicing the unit above. “A drainage system for the disposal of surface the cause of the water leak.
water must: • Make good any original
The leak is bringing mineral salt (a) convey surface water to an appropriate outfall; surface finish affected as part
laden water down the outside and of the original leak and/or
face of the drainage pipe (b) avoid the entry of water into a building; and remedial works.
dripping on to the HWD (c) avoid water damaging the building.” • Clean up on completion.
boundary fence/screen causing
damage to the finish.
Cause:
to be due poor detailing of the
balcony area above waterproof
membrane to pipe penetration.
Page 148
Address REP
item:
Unit 13-77
The hinged door to the Section 18B Warranties as to Residential Work works:
bedroom 1 Juliette balcony has Paragraphs A, B & C • Supply and install the missing
not been fitted with the required door seal to the balcony door.
puff seal so as to effect a full (a) a warranty that the work will be performed in • Make good any original
and complete sealing of the a proper and workmanlike manner and in surface finish affected as part
door. accordance with the plans and specifications of the remedial works.
set out in the contract; • Clean up on completion.
I am instructed by the occupant
that in times of wind this door
has a very obvious draft.
The matching door to bedroom (b) a warranty that all materials supplied by the
2 was checked and found to be holder or person will be good and suitable
fitted with the required seal. for the purpose for which they are used and
There was no evidence to those materials will be new; and
suggest the seal has been
removed. (c) a warranty that the work will be done in
Page 149
Address REP
unable to determine the cause
of the missing seal other than it
was not installed at the time of
door manufacture.

item:
the doors were constructed
Unit 21-77
Water damage in the form of Part F1 Damp and Weatherproofing works:
efflorescence type blistering of Section FP1.3 • Carry out all works necessary
the painted finish is evident to in order to identify and correct
the base area of the southern “A drainage system for the disposal of surface the cause of the water leak.
elevation wall to the water must: • Make good any original
kitchen/family room area (a) convey surface water to an appropriate outfall; surface finish affected as part
adjacent to the courtyard sliding and of the original leak and/or
door. (b) avoid the entry of water into a building; and remedial works.
Page 150
Address REP
(c) avoid water damaging the building.” • Clean up on completion.
The area when checked with
the moisture meter gave a
reading of up to 25.8%, which is
considered to be wet.
The positioning of the damage

was approximately 150mm up
from ground level.
There was no direct connection

with the high moisture readings
and the external wall areas.
The design of the wall

appeared to be allowing for a
service shaft.
Cause:
that a drainage pipe within the
service shaft has developed a
slight leak.

Page 151
Address REP
item:
Unit 22-77
inspection.
Unit 23-77
inspection.
Unit 31-77
Page 152
Address REP
inspection.
Unit 32-77
The hinged balcony door to the Section 18B Warranties as to Residential Work works:
bedroom 1 has not been fitted Paragraphs A, B & C • Mark and drill the required pin
with a lock that has pins that lock holes within the door
come out from both the top and (a) a warranty that the work will be performed in frame.
bottom faces of the door and a proper and workmanlike manner and in • Make good any original
into the jamb to effect locking, accordance with the plans and specifications surface finish affected as part
however the frame has not set out in the contract; of the remedial works.
been drilled to accept the pins • Clean up on completion.
and as such the door cannot be (b) a warranty that all materials supplied by the
locked, thus seriously holder or person will be good and suitable
compromising security for the for the purpose for which they are used and
unit. that, unless otherwise stated in the contract,

unable to determine the cause any other law.
of the missing pin bolt holes
other than they were not
installed at the time of door
manufacture.

item:
Page 153
Address REP
Unit 33-77
inspection.
Unit 41-77
inspection.
Unit 42-77
The hinged balcony door to Section 18B Warranties as to Residential Work works:
bedroom 2 is not fitting hard up Paragraphs A, B & C • Mark and drill the required pin
to the frame and therefore is lock holes within the door
not sealing correctly and the (a) a warranty that the work will be performed in frame.
bottom lock pin is not in a proper and workmanlike manner and in • Carry out all necessary
position. accordance with the plans and specifications adjustments to the door to
set out in the contract; ensure it closes correctly.
In view of the above, the door • Make good any original
Page 154
Address REP
will not lock property and when (b) a warranty that all materials supplied by the surface finish affected as part
it is closed, will not seal holder or person will be good and suitable of the remedial works.
correctly. for the purpose for which they are used and • Clean up on completion.
There was no evidence of any those materials will be new; and
damage and/or signs of misuse
with the door. (c) a warranty that the work will be done in
unable to determine the cause
of the missing pin bolt other
than it was not installed at the
time of door manufacture.

item:
Unit 43-77
inspection.
Unit 51-77
Page 155
Address REP
inspection.
Unit 52-77
The southern side AC supply Section 18B Warranties as to Residential Work works:
air register to the lounge has Paragraphs A, B & C • Carry out all works necessary
become loose and dropped in order to ensure the AC
from its original ceiling position (a) a warranty that the work will be performed in register is fixed soundly within
by approximately 12mm. a proper and workmanlike manner and in and hard up to the ceiling
accordance with the plans and specifications line.
It is now hanging down from the set out in the contract; • Make good any original
ceiling to the eastern side. surface finish affected as part
(b) a warranty that all materials supplied by the of the remedial works.
I am instructed by the unit holder or person will be good and suitable • Clean up on completion.
occupant that the builder has for the purpose for which they are used and
made past attempts to rectify. that, unless otherwise stated in the contract,

unable to determine the cause any other law.
of the downwards deflection
other than poor fixing methods.

item:
the AC system was installed
Page 156
Address REP
Section F Health and Amenity works:
Description: Part F1 Damp and Weatherproofing • Remove and store the sliding
The aluminium sliding door to Paragraph F01, FF1.2 and FP1.4 door unit.
the lounge/balcony interface • Remove and dispose of the
has oxidation evident to the “F01 The objective of this part is to: existing damaged sub-sill.
projecting downturn of the sub- • Supply and install a new sill
sill section. (a) safeguard occupants from illness or injury and flashing ensuring it is
protect the building from damage caused by: correctly detailed in with all
The oxidation is resulting in (i) surface water; and
corrosion style degradation to existing flashings and fitted
(ii) external moisture entering a building; and with a turn up along the rear
the front face of the sub-sill (iii) the accumulation of internal moisture in a
section. face of the door frame.
building.” • Supply and install a new
This is causing a blistering replacement matching sub-
affect to the coating system “FF1.2 A building is to be constructed to provide sill.
employed on the door resistance to moisture penetrating from the • Refix door frame ensuring the
frame/sub-sill as well as outside including rising from the ground.” base of the sub-sill has clear
general degradation through space between it and the
corrosion. external floor finish.
If left unchecked, the corrosion “FP1.4 A roof and external wall (including • Make good all original surface
will continue to the point where openings around windows and doors) must finishes affected as part of
the sub-sill will be full of holes prevent the penetration of water that could cause: the remedial works.
and will no longer achieve its (a) unhealthy or dangerous conditions, or loss of • Clean up on completion.
original function. amenity for occupants; and
(b) undue dampness or deterioration of building
Cause: elements.”
The sub-sill being in contact
with the external balcony floor
is allowing moisture within the
tile bed to be trapped and
Page 157
Address REP
therefore build up behind the
rear face of the sill section.
This moisture is rich in calcium

hydroxide which is chemically
reacting with the raw aluminium
to the reverse and underside of
the extrusion.
This reaction takes the form of

the current oxidation and
degradation of the sub-sill.

item:
the sliding door frame was
installed so as to prevent the
possibility of a chemical
reaction between it the calcium
hydroxide rich moisture within
the tile bed of the balcony area.
Unit 53-77
inspection.
Separate Entry Units
Page 158
Address REP
Unit 51
Moisture staining is evident Section 18B Warranties as to Residential Work works:
running through the eastern Paragraphs A, B & C • Excavate the area of the
elevation perimeter wall of the planterbox behind the leak
courtyard. (a) a warranty that the work will be performed in area.
a proper and workmanlike manner and in • Re-waterproof the planterbox
The moisture staining lines up accordance with the plans and specifications wall.
with a vertical crack through the set out in the contract; • Make good any original
wall. surface finish affected as part
(b) a warranty that all materials supplied by the of the original leak and
It is noted that this perimeter holder or person will be good and suitable remedial works.
wall forms part of the planter- for the purpose for which they are used and • Clean up on completion.
box arrangement and the water that, unless otherwise stated in the contract,
leak is limited to the one small those materials will be new; and
area.
An inspection of the planter box accordance with and will comply with, this or
would indicate that a waterproof any other law.
membrane has been installed
to the inside face.
Cause:
It would appear that the
waterproof membrane has
fractured along the line of the
wall crack allowing water to
leach through the wall.

item:
Page 159
Address REP
the waterproof membrane was
installed correctly so as to be in
Unit 55
inspection.
Unit 65
inspection.
Unit 69
I am instructed by the Building Section 18B Warranties as to Residential Work works:
Manager that on or around the Paragraphs A, B & C • Remove and replace the
22 June, 2010 the tiles within failed tiles with matching
the kitchen area popped up off (a) a warranty that the work will be performed in units.
the floor. a proper and workmanlike manner and in • Make good any original
accordance with the plans and specifications surface finish affected as part
The photos supplied would set out in the contract; of the remedial works.
indicate the tiles have peaked • Clean up on completion.
Page 160
Address REP
due to tile growth and have (b) a warranty that all materials supplied by the
delaminated. holder or person will be good and suitable
Cause: that, unless otherwise stated in the contract,
It is considered that the tiles those materials will be new; and
have not been laid with
sufficient provisions for (c) a warranty that the work will be done in
expansion so as to prevent accordance with and will comply with, this or
pressure induced delamination. any other law.

item:
the floor tiles were installed
Building managers photos

Unit 75
inspection.
Unit 79
Page 161
Address REP
I am instructed by the occupant Section 18B Warranties as to Residential Work works:
that the builder returned to site Paragraphs A, B & C • Supply and install a drainage
and installed soffit gutters within pipe to the soffit gutters to
the garage to stop leaks (a) a warranty that the work will be performed in discharge any caught water
dripping down on to the car. a proper and workmanlike manner and in directly to ground where it
accordance with the plans and specifications won’t create a nuisance.
The gutters have not been set out in the contract; • Make good any original
drained and as such if a period surface finish affected as part
of prolonged rain is (b) a warranty that all materials supplied by the of the original leak and
experienced water will overflow holder or person will be good and suitable remedial works.
the gutter and down onto the for the purpose for which they are used and • Clean up on completion.
car. that, unless otherwise stated in the contract,
Cause:
The gutters have not been fully (c) a warranty that the work will be done in
completed with a drainage accordance with and will comply with, this or
system to prevent overflow. any other law.

item:
the soffit gutters were installed
Page 162
Address REP
90. Unit 79 Home Building Act 1989 Allow to carry out the following
Description: Paragraphs A, B & C • Re-seal the joints to the down
The downpipe to the southern pipe.
elevation wall of the courtyard (a) a warranty that the work will be performed in • Make good any original
has a leak at the top horizontal a proper and workmanlike manner and in surface finish affected as part
to vertical joint resulting in drips accordance with the plans and specifications of the original leak and
down onto the day bed within set out in the contract; remedial works.
the courtyard. • Clean up on completion.
(b) a warranty that all materials supplied by the
Cause: holder or person will be good and suitable
The downpipe has not been for the purpose for which they are used and
fully sealed at all junctions so that, unless otherwise stated in the contract,
as to prevent water escaping. those materials will be new; and
Reason for builder being (c) a warranty that the work will be done in
considered liable for the accordance with and will comply with, this or
item: any other law.
the downpipe was installed
Page 163
Address REP
4. SUMMARY
4.1 The inspection has identified a variety of areas that require

remedial works. These include but are not limited to items that
require immediate attention:
• No handrail servicing garage mid level eastern end stairs;

• No handrail servicing garage mid level ramp to WC and cleaners
room;
• No handrail servicing garage mid level western end stairs;
• Soffit leak over walkway on southern side of garage 31-71;
• Soffit leak over garage entrance door to building 71;
• Internal water leak to building 61 corridor between Units 21 and 22
entrance doors;
• No handrail servicing the building 71 stairs to entrance foyer inside
from garage level;
• No handrail servicing the lower main entrance stairs for building 53;
• Insufficient intermediate handrails for main entrance stairs for
building 57;
• No handrail servicing the main entrance stairs for building 59;
• Insufficient intermediate handrails for main entrance stairs for
building 71;
• Timber decay to central courtyard decking covered paths;
• Slippery high gloss sealer applied to central courtyard decking
covered paths;
• No intermediate handrails servicing eastern elevation open area
stairs to waterfront;
• Soffit water leak to Unit 13-53 damaging decking boards;
• Soffit water leak to Unit 14-53 within boxed section to balcony;
• Soffit water leak to Unit 12-77 damaging HWD boundary
fence/screen;
• Moisture entry to Unit 21-77 to eastern elevation kitchen wall;
• Bedroom 1 balcony door to Unit 32-77 cannot be locked;
• Kitchen tiled delaminated to Unit 69;
The remainder of the defects noted, while still requiring remedial

attention, are not considered to be urgent and could be carried out
within a reasonable time frame.
This document and its contents are intended for the Addressee only and contains opinions held by the Author based on
material available at the time and expressed for the purposes of consideration by the Addressee and not for general
publication without written consent.
Page 164
Address REP
All of the defective items identified in the main body of this Report are
considered to be legitimate defect items that demonstrate the Builder
has not complied with their statutory obligations under Part 2C, Section
18B of the Home Building Act 1989 Statutory Warranties.
Further defects were observed at the property but have

specifically been excluded from this Report as they are items that
cannot be justified (or without additional professional input) as
the Builder’s responsibility. Such items are as follows:
• Craze cracking to the render wall surfaces

This is a result of environmental conditions and not due to the
fault of the Builder. Craze cracks can be rectified by using
premium quality paint next time the walls are painted.
• Cracks to walls/ceilings/floors/architraves/skirtings/joinery that

are less than 1mm in width (Office of Fair Trading Guide to
Standards & Tolerances)
Such cracking is considered to be maintenance and expected in
this form of construction. Such cracks should be filled with No
More Gaps or similar and painted over by the owner(s) as part
of the regular maintenance and up-keep for the building.
• Painting
General painting defects pertaining to the quality of the paint
system, due specifically to paint performance and not alternate
reasons, have been excluded from this Report. In accordance
with the Office of Fair Trading Guide to Standards and
Tolerances, painting is only valid as a defect for 3 years from the
time of application.
• Air Conditioning & ventilation systems

Problems with the air conditioning and wet area ventilation
systems were noted by the unit occupants as being a
reasonably common issue with the units as they either did not,
only partially operated or in the case of Unit 42-77 were
excessively and proven to be noisy. Due to the age of the
buildings, the AC and ventilation units/motors are no longer
covered by the manufacturers warranty and therefore are now
the responsibility of the Owners Corporation/individual unit
owners under their ongoing maintenance programme.
Page 165
Address REP
• Garage ventilation
I was instructed by a number of occupants that the AC units
positioned within the garage areas were making some areas
(northern end upper level) excessively hot in summer. If this
item is to be pursued, the Owners Corporation would have to
engage a ventilation and AC expert to show that the AC
placement in relation to the garage design and existing
ventilation systems was incorrect and would result in excessive
heat build up.
• Noise transfer
I was instructed by a number of occupants that they were being
excessively disturbed by noise from other units and common
property services within the building. If this line of complaint is to
be pursued, the Owners Corporation would have to engage the
services of an Acoustics Engineer to carry out tests within the
individual units to determine BCA compliance.
• Cooking smell transfer

A number of occupants complained about the transfer of
cooking smells from one unit to another. This may be caused by
issues within the ventilation system (some motors or one way
flaps not operating as originally intended) and therefore would
now be the responsibility of the Owners Corporation/individual
unit owners under their on going maintenance programme,
however it may also be caused in some instances by a lack of
full fire compartmentation between individual units which would
then require the services of a Fire Services Engineer to carry out
tests to determine if the fire rating between individual units has
been achieved so as to be in compliance with the BCA.
4.2 Based on discussions, noted above, with a number of unit

owners/occupants, we do recommend that the Owners Corporation
consider engaging the services of the following accredited
professionals:
• AC & Ventilation Engineer;

• Acoustics Engineer;
• Fire Services Engineer.
The findings of any additional reports could be separately issued to the

builder or made an annexure to this Report.
Page 166
Address REP
5. CONCLUSION
5.1 The property is found to have numerous items pertaining to the subject
works that are in breach of the Building Code of Australia and its
referenced Standards. There are also several breaches in relation to
the contractual documentation and the Home Building Act 1989 Part
2C Section 18B:
(a) a warranty that the work will be performed in a proper and

workmanlike manner and in accordance with the plans and
specifications set out in the contract,
(b) a warranty that all materials supplied by the holder or person will
be good and suitable for the purpose for which they are used
and that, unless otherwise stated in the contract, those materials
will be new,
(c) a warranty that the work will be done in accordance with and will
comply with, this or any other law,
(d) a warranty that the work will be done with due diligence and
within the time stipulated in the contract, or if no time is
stipulated, within a reasonable time,
(e) a warranty that, if the work consists of the construction of a

dwelling, the making of alterations or additions to a dwelling or
the repairing, renovation, decoration or protective treatment of a
dwelling, the work will result, to the extent of the work
conducted, in a dwelling that is reasonably fit for occupation as a
dwelling,
(f) a warranty that the work and any materials used in doing the
work will be reasonably fit for the specified purpose or result, if
the person for whom the work is done expressly makes known
to the holder of the licence or person required to hold a licence,
or another person with express or apparent authority to enter
into or vary contractual arrangements on behalf of the holder or
person, the particular purpose for which the work is required or
the result that the owner desires the work to achieve, so as to
show that the owner relies on the holder’s or person’s skill and
judgment.
Page 167
Address REP
5.2 It is noted for the Builder’s understanding that all items contained in this
Report are legitimate defects and that the Builder has a Statutory
responsibility under Part 2C, Section 18B of the Home Building Act
1989 to return and rectify all of the items in a manner that will facilitate
the correct performance of the works as defined in the contractual
documentation, the Building Code of Australia and its referenced
Standards.
5.3 This Report has been prepared on the basis of the information made
available to me as at the date of my Report. I reserve the right to
amend the Report and the opinions expressed in light of any additional
information that may be received.
6. EXPERTS STATEMENT
I have been provided with a copy of the following documents:
a) Consumer, Trader & Tenancy Tribunal, Chairperson’s Directions – Expert

Witness Code of Conduct; and
a) Uniform Civil Procedure Rules 2005, Schedule 7 Expert Witness Code of

Conduct.
I acknowledge that I have read the aforementioned documents and agree to

be bound by them.
………………………………………..
Senior Building Consultant - Mediator
CONDITIONS RELATING TO THIS REPORT
1. The Report is made in accordance with the requirements of Australian Standard 4349.1-1995 and is a
special purpose property report that reflects the requirements of the instructions provided to Integrated
Building Consultancy Norwest ACN 119 674 298. This is not a pre-purchase report nor does it express any
view as to the value of the Property or parts thereof being inspected.
2. This Report and all its content are prepared for the exclusive use of the Addressee and may not be used
for any other purpose than its stated intention with the exception of its distribution to any party in
litigation to which this Report may have reference. No responsibility will be accepted for its content in
respect of Third Parties.
3. This Report will remain the property of Integrated Building Consultancy Norwest ACN 119 674 298 and may not
be used by the Addressee for any purpose whatsoever until full payment is made. Non compliance with
this condition forms a substantial breach in the terms of the agreement between the Addressee and
Integrated Building Consultancy Norwest ACN 119 674 298.
4. This Report may not necessarily be suitable for presentation in litigation and other Court or Tribunal
actions as a report with a different structure, ie, a Scott Schedule, may be required by direction of the
adjudicative body.
5. Unless otherwise stated:

(a) no soil etc. has been excavated;
(b) no plants or trees have been removed;
(c) no fixtures, fittings, cladding or lining materials have been removed;
(d) no items of furniture or chattels have been moved;
(e) no enquiries of Councils or Authorities or persons have been made for the purpose of
inspecting the Building and providing this Report.
6. This Report does not include:

(a) faults in inaccessible parts of the Building;
(b) faults not apparent on visual inspection;
(c) faults apparent only in different weather or environmental conditions;
(d) faults resulting from different use of the Building’s intended use;
(e) minor faults (e.g. hairline plaster cracks, jamming doors, window and catches etc.).
7. Asbestos Disclaimer: “No inspection for asbestos was carried out at the property and no report
on the presence or absence of asbestos is provided. If during the course of the Inspection asbestos
or materials containing asbestos happened to be noticed then this may be noted in the general remarks
section of the Report. Buildings built prior to 1982 may have all and/or ceiling sheeting and other
products including roof sheeting that contains asbestos. Even buildings built after this date up until the
early 1990 may contain some asbestos. Sheeting should be fully sealed. If concerned or if the building
was built prior to 1990 you should seek advice from a qualified asbestos removal expert as to the
amount and importance of the asbestos present and the cost of sealing or removal. If asbestos is noted
as present within the property then you should seek advice from a qualified asbestos removal expert as
to the amount and importance of the asbestos present and the cost of sealing or of removal. Drilling,
cutting or removing sheeting or products containing asbestos is a high risk to peoples’ health. You
should seek advice from a qualified asbestos removal expert.”
8. Expert Witness Estimating Disclaimer: Any estimates provided in this Report are merely opinions of
possible costs that could be encountered, based on the knowledge and experience of the consultant.
The estimates are NOT a guarantee or quotation for work to be carried out. The actual cost is ultimately
dependent upon the materials used, standard of finish required and what a contractor is prepared to do
the work for. It is recommended in ALL instances that multiple independent quotes are sourced prior to
any work being carried out. The consultant accepts no liability for any estimates provided throughout
this Report.
9. Professional Indemnity Insurance: Integrated Building Consultancy Norwest ACN 119 674 298 holds current
professional indemnity insurance. This insurance is limited to a maximum of $1million per event. It is a
condition on engagement of Integrated Building Consultancy Norwest ACN 119 674 298 that any claim on the
professional indemnity insurance will be limited to a maximum of $1million.
APPENDIX A
GLOSSARY OF BUILDING TERMS

GLOSSARY OF BUILDING TERMS
Accessway A continuous accessible path of travel to or within a building suitable for people
with disabilities as defined in AS 1428.1
Aggregate Fine stones or pebbles used to provide the body of a concrete mix. It can also
be used loosely as a form of dry textured paving.
Agricultural Drain A drain constructed with slotted or perforated pipes to collect and discharge
ground water, normally to a Council stormwater system.
Alcove A small recess off a room generally defined by an archway without a closing
door.
Alkali-silica The reaction between alkali hydraoxides of sodium and potassium and certain
reaction siliceous constituents that may be present in concreting aggregates is termed
(deterioration of alkali-silica reaction (ASR). The reaction can be viewed simplistically as similar
concrete) to the etching of glass by strong hydroxide solutions. The product of ASR is a
sodium-rich silicate gel which imbibes water, with a consequent increase in
volume. The expanding gel is either accommodated in the pores of concrete, or
exerts so much pressure that cracking occurs.
Alteration In relation to a building, includes an addition or extension to a building.
Alternative A Building Solution which complies with the Performance Requirements other
Solution than by reason of satisfying the Deemed-to-Satisfy Provisions of the Building
Code of Australia Volume 1 and 2.
Anchor Bolts Bolts to secure a wooden sill to a concrete or masonry floor, foundation, or wall.
Antioxidant An additive which prevents the oxidisation of a material, usually its finish surface.
Arch Bar A steel bar, usually a lintel bar and galvanised, which supports the brickwork
over an opening.
Architrave Dressed timber placed around openings to doors and windows (internally).
Atrium A space within a building that connects 2 or more storeys, and-
(a) is wholly or substantially enclosed at the top by a floor or roof (including a
glazed roof structure); and
(b) includes any adjacent part of the building not separated by an appropriate
barrier to fire; but
(c) does not include a stairwell, rampwell or the space within a shaft.
Attic An occupiable space located within the roof void.
Auger (a) A woodworking tool for drilling holes in wood and is often describing the
large bored holes for bolts in heritage buildings using massive timber
structure which are often redeveloped as residential properties.
(b) Drill attached to large mechanical drill on rigs for boring pier holes in
footings for buildings.
Australian A voluntary national standard code or specification prepared under the auspices
Standard of Standards Australia (SA). Australian Standards, are mandatory when referred
to in building regulations, and are enforceable in contracts when called up in
contract documents.
Awning (a) An external cover generally to trafficable spaces which is supported from
the walls of the building but without specific external containment.
(b) Cover over windows to protect from elements.
Back fill (a) The filling placed against a structure following excavation to restore natural
levels and is often specifically utilised against retaining walls or in areas
where footings have been excavated.
(b) Backfill excavations eg plumbing trenches.
Balcony An extension of internal residential spaces elevated above ground and external
to the residential space, generally contained by a balustrade and opening off
living rooms and bedrooms.
Balusters Small timber or metal vertical spindles or members, fastened between a bottom
and top rail of a balustrade.
Balustrade Railing fixed to stair treads, landing, balcony or bridge to prevent fall.
Batt The description of elements used within cavities particularly associated with brick
veneer construction to provide insulation either for acoustic, temperature control
or fire resistant purposes.
Bearing Wall A wall that supports any vertical load (eg struts) in addition to its own weight.
Bench mark The mark produced by a surveyor when setting out a property and generally
refers to the main datum point, although it can also refer to any other specific
identifiable survey points within the property.
Blind-Nailing Nailing in such a way that the nailheads are not visible on the face of the work
(nailed into the tongue of floor boards).
Board(s) – Floor Timber boards used as flooring and nailed to floor joints, usually tongued and
boards grooved for strength and draught resistance.
Brace A member usually a diagonal which resists lateral forces and/or movements of a
framed structure.
Brick bond(s) The pattern formed by the exposed facet of masonry units.
Brick bonds – Three courses of stretchers, followed by one course of headers, in a double
Colonial bond thickness wall.
Brick bonds – A masonry bond with alternate courses of headers and stretchers in a double
English bond thickness wall. Also known as Dutch Bond.
Brick bonds – A full bond of stretchers. First course laid end to end, the next course laid end to
Stretcher bond end but starting half into the brick below.
Brick veneer The use of bricks as a final finish rather than a structural element particularly
common in contemporary residential properties as a cost saving method where
the main structure of the residence is a timber frame but has the appearance of
a masonry structure, externally.
Double Brick Walls
English bond Colonial bond
Flemish bond Common bond
Single Brick Walls
Stack bond Stretcher bond

(running bond)
Cavity wall
Brick Paving
Basketweave
paving
Running paving Herringbone paving
(on flat)
Building Code of A set of national requirements for the use in the design, construction, alternation
Australia or demolition of buildings, setting out procedures, acceptable methods or
material and minimum or maximum values. Each state has its own variations to
the national document.
Canopy A cover to an open structure often in the form of a fabric, but it can also be a
normal roof over some form of outbuilding or attachment to the main structure.
Cantilever A structure which is supported on one side only and projects outward, beyond
the main form of the building usually in the form of a balcony or a masonry or
concrete roof projection or timber decks.
Carpark A building that is used for the parking of motor vehicles but is neither a private
garage nor used for the servicing of vehicles, other than washing, cleaning or
polishing.
Caulking Filling the gaps which often appear at the interface of materials, particularly in
areas that require complete sealant as in fire barriers and areas where
conditioned air is supplied between expansion and control joints.
Cement mortar A mixture of sand, cement and water to varying degrees to provide a material
upon which to bed and bond masonry elements.
Certificate of A certificate issued by a State or Territory accreditation authority stating that the
Accreditation properties and performance of a building material or method of construction or
design fulfil specific requirements of the Housing Provisions.
Certificate of A certificate issued under the ABCB scheme for products and systems
Conformity certification stating that the properties and performance of a building material or
method of construction or design fulfills specific requirements of the Housing
Provision.
Chase A groove or small trench cut into the surface finish, usually masonry for the
location of services conduits.
Chloride ions Chloride ions can initiate steel reinforcement corrosion even at high alkalinities.
(deterioration of These ions enter concrete from three primary sources, ie, from contact with
concrete) saline or underground waters, salt sprays as in marine environments and
solutions containing de-icing salts, and contaminated mixing waters or
admixtures.
Cistern A container of water for periodic use and is more often associated with that
providing the flushing water for a w.c.
Column A vertical structure that normally supports a beam, flooring or element. The
columns are normally of a structural nature and can be of steel, timber or
reinforced concrete.
Common brick The ordinary bricks produced by a brick kiln without any specific finish or colour
to the face of the brick, and are generally used for walls, interior or exterior,
which are liable to be rendered.
Common wall A wall that is common to adjoining buildings
Concrete cancer Journalistic term with no precise technical meaning, however commonly used to
(refer to spalling describe concrete that is delaminating due to rusting of internal structural steel
concrete) through attack of chloride ions and/or alkali hydroxides.
Condensation Moisture which forms from within the atmosphere on cold surfaces coming in
contact with warmer air.
Conduit A tubular element which provides a route for the transmission of materials and
services associated generally with construction in the form of gas, water,
electricity and communication lines.
Construction – A method of construction in which a single leaf non-load bearing wall of
Brick veneer brickwork is tied to a timber or metal framed load-bearing structure to form the
construction external enclosure.
Construction - A method of construction in which external or internal brick walls support the roof
Full brick and ceiling structure. The external wall is generally made of two brick leafs with
construction/ a cavity between them.
Cavity brick
construction
Construction – Construction in which the structural members are of metal or depend on metal
Metal framed frame support.
construction
Construction – A construction in which a concrete slab with rebated thickened edges is placed
Slab-on- on the ground and provides the base and floor structure for the building.
ground
construction
Construction – Construction in which the structural members are of timber or depend on a

Timber framed timber frame for support.
construction
Contour Lines Lines which show a constant level relative to the datum point on the site and are
generally at regular intervals, usually one metre, to indicate the general lie of the
terrain.
Contract An agreement entered into between two or more parties whereby legal
obligations are created. In a building contract, one or more parties agree to
perform specified services for the other party or parties for a specified
consideration.
Control joint A joint which facilitates the control of movement within the structure and thereby
controls the potential cracking by allowing for movement either from expansion,
settlement or other forces and is generally applied to rigid material surfaces such
as masonry.
Coping A capping at the top of a masonry or brick wall which provides a final finish and
protection.
Corbel A means of projecting masonry/bricks from the wall surface outwards by

gradually building modesty cantilevered layers of bricks.
Corner Bead A strip of formed iron, sometimes combined with a strip of metal lath, placed on
the corners before plastering, to reinforce them. Also, a strip of wood finish
three-quarters-round or angular placed over a plastered corner for protection.
Corner Braces Diagonal brackets let into studs to reinforce corners of frame structures.
Cornice A decorative element made up of moulded plaster or gypsum usually placed at

or near the top of interior wall, against the ceiling.
Counterflashing A flashing usually used on chimneys at the roof-line to cover shingle flashing and
to prevent moisture entry.
Curtain wall A non-loadbearing external wall that is not a panel wall.

Damp-proof A continuous layer of an impervious material placed in a masonry wall or
course (DPC) between a floor and wall to prevent the upward migration of moisture.
Datum The point established by a building surveyor from which all relative levels are
derived on a site when preparing the general layout of a building.
Drain A line of pipes, channels or culverts normally constructed at or below ground

level to carry away sewerage, stormwater, surface water, or ground water by
gravity.
Drip Mould A mould which facilities water cascading down an external surface to drip free
Drip Groove from the vertical surfaces below.
Drywall A form of internal finishing, usually plaster, which is applied as dry elements,
such as plasterboard over render.
Easement An area on a site where building structures are prohibited and this is usually
associated with drainage lines or floodways, however it can also be part of a
right of way or vehicular access.
Eaves The margin or lower part of a roof projecting over the wall.
Effective height The height to the floor of the topmost storey (excluding the topmost storey if it
contains only heating, ventilating, lift or other equipment, water tanks or similar
service units) from the floor of the lowest storey providing direct egress to a road
or open space.
Enamel A form of paint finish which dries with a very hard glossy finished surface.
Encroachment Situation where a building goes beyond the defined legal lines of location either
across a boundary or approaching within the limit allowed by the authorities to a
boundary.
Evacuation route The continuous path of travel (including exits, public corridors and the like) from
any part of a building, including within a sole-occupancy unit in a Class 2 or 3
building or Class 4 part, to a safe place.
Exit (a) any, or any combination of the following if they provide egress to a road or
open space-
(i) an internal or external stairway.
(ii) a ramp
(iii) a fire-isolated passageway
(iv) a doorway opening to a road or open space.
(b) a horizontal exit or a fire-isolated passageway leading to a horizontal exit.
Expansion joint A joint generally in a masonry structure, either walls or pavement which
facilitates expansion or contraction due to thermal or moisture affect of the
elements designed to reduce stress cracking.
External The outer covering of the external walls of a framed building or structure.
Cladding
Finished ground The ground level adjacent to footing systems at the completion of construction
level and landscaping.
Flashing A strip of impervious material (such as galvanized iron, lead or bitumen coated
aluminium) dressed or fitted to cover a joint or cavity where water would
otherwise penetrate.
Flat or Jack arch An arch formed by bricks or masonry elements which are angled across the
opening and thereby act as an arch but have a flat base.
Float (plaster) A form of finish to render or plaster where a timber flat element is used to
provide a very subtle textured surface.
Floor area (a) in relation to a building – the total area of all storeys; and
(b) in relation to a storey – the area of all floors of that storey measured over the
enclosing walls, and includes
(i) the area of a mezzanine within the storey, measured within the finished
surfaces of any external walls; and
(ii) the area occupied by an internal walls or partitions, any cupboard, or
other built-in furniture, fixture or fitting; and
(iii) if there is no enclosing wall, an area which has a use that-
(A) contributes to the fire load; or
(B) impacts on the safety, health or amenity of the occupants in relation
to the provision of the Building Code of Australia; and
(c) in relation to a room – the area of the room measured within the finished
surfaces of the walls, and includes the area occupied by any cupboard or
other built-in furniture, fixture or fitting; and
(d) in relation to a fire compartment – the total area of all floors within the fire
compartment measured within the finished surfaces of the bounding
construction, and if there is no bounding construction, includes an area
which has a use which contributes to the fire load; and
(e) in relation to an atrium – the total area of all floors within the atrium
measured within the finished surfaces of the bounding construction and if no
bounding construction, within the external walls.
Floor framing A structural frame work supporting the flooring consisting of bearers and joists.
Footing That part of a construction designed to transfer loads to the foundation, usually
constructed of reinforced concrete or masonry units.
Footing – Pad An isolated footing to spread a concentrated load.

footing
Footing – Pier Drilled holes down to solid surface concrete filled with a reinforced concrete
and beam beam spanning between the piers used in unstable sites.
footing
Footing – Strip A continuous footing formed in steps to rise or fall with the fall of the land of
footing reinforced concrete.
Foundation The natural or built-up formation of soil, sub-soil or rock upon which a building or
structure is supported.
Framing
Terminology for typical timber frame construction
Hooping iron strap

Sectional View (Builder’s strapping)
Cleat
Hanging beam (hanger)
Rafter
Jack joist
Ceiling joist
Top plate
Fascia (board)
Windowhead trimmer (Lintel)
Eaves bearer
(soffit bearer) Window stud (window jamb stud)
Stud
Nogging (Dwang)
Brace
Sill plate (sill trimmer)
Bottom plate
Floor joist
Bearer
Termite cap
Stump
Soleplate
Framing: Structural Steel Members
EFFECTIVE MEMBER SPACING FOR STRUCTURAL STEEL BEARERS AND STRUTTING BEAMS
SINGLE SPANNING RAFTER OR JOIST
Framing: Structural Steel Members

CONTINUOUS SPANNING RAFTER OR JOIST
Steel member abbreviations are as follows:

TFB means a tapered flange beam
UB means a universal beam
RHS means a rectangular hollow section
PFC means a parallel flange channel
TFC means a tapered flange channel
EA means an equal angle
UA means an unequal angle
SHS means a square hollow section
CHS means a circular hollow section
Gable That portion of a wall contained between the slope of a single-sloped roof and a
line projected horizontally through the lowest elevation of the roof construction.
Galvanic Electrolytic corrosion between metals separated apart in the galvanic table, and
corrosion generally requiring water moisture to act as an electrolytic conductor.
Girder A large or principal beam used to support concentrated loads at isolated points
along its length.
Going The horizontal dimension from the front to the back of a tread less any overhang
from the next tread above.
Glazing gasket Plastic or synthetic rubber members, used between the glass and the frame or
the glass and the bead.
Gutter A preformed gutter fixed to the fascia board or the face of rafters.
Gypsum A rigid board made of a core of gypsum plaster set between and bonded to outer
Plasterboard coverings of heavy paper.
Habitable room A room used for normal domestic activities, and-

(a) includes a bedroom, living room, lounge room, music room, television room,
kitchen, dining room, sewing room, study, playroom, family room and
sunroom; but
(b) excludes a bathroom, laundry, water closet, pantry, walk-in wardrobe,
corridor, hallway, lobby, photographic darkroom, clothes-drying room, and
other spaces of a specialised nature occupied neither frequently nor for
extended periods.
Head The top horizontal framing member of a window assembly.
Header (a) A beam placed perpendicular to joists and to which joists are nailed in
framing for chimney, stairway, or other opening.
(b) A wood lintel
Hip The external angle formed by the meeting of two sloping sides of a roof formed
by creeper rafters and a hip board running 45° to the external walls.
Impervious A material which prevents water penetration due to its finish or denseness of
material.
Insulation – Materials in the form of batts, blankets, slabs, loose fill or formed in situ.
thermal Bulk
thermal
insulation
Insulation – Aluminium coated fabric with fibreglass or building paper core used under roof
thermal tiles or on external timber framed walls before cladding.
Reflective Foil
Insulation (RF)
Jamb A timber or metal frame that a door fits onto in a doorway.
Jamb for window A vertical side framing member.
Joint Cement A powder that is usually mixed with water and used for joint treatment in
gypsum-wallboard finish. Often called base coat or finish coat.
Keystone The central stone to an arch, which is the final stone creating the compression
bond that facilities the arch be self-supporting and is often specifically dressed to
be pronounced.
Lagging Material wrapped around piping for insulation or protection of pipe, particularly
reducing heat loss in hot water pipes.
Laminate When a different material is glue-fixed to a base material to provide a specific
finish (Kitchen bench tops, etc).
Landing An area at the top or bottom of a flight or between two flights
Level A term used to define the positioning of structurally finished surfaces in a true
and accurate state, and refers to the horizontal.
Lightweight Construction which incorporates or comprises-

construction
(a) sheet or board material, plaster, render, sprayed application, or other
material similarly susceptible to damage by impact, pressure or abrasion; or
(b) concrete and concrete products containing pumice, perlite, vermiculite, or
other soft material similarly susceptible to damage by impact, pressure or
abrasion; or
(c) masonry having a thickness less than 70 mm.
Lintel A beam spanning over an opening and supporting loads above.
Load – A load applied to localized part of a structural member.

Concentrated
load
Load – Dead The permanent inert load on a building or structural element due to the mass of
load all permanent structural members, installed plant equipment, services and other
fixed loads which impose definite stresses and strains upon the structure.
Load – Live load The load assumed to arise from the intended use or purpose of a building or
structure, including distributed, concentrated, impact or inertial forces, but
excluding wind, snow or earthquake forces.
Load – Wind All forces on a building or structure caused by or imputed due to wind pressure,
load which have to be taken into account in the design of the structure. Most wind
loads on dwellings are uplift loads on roofs.
Loadbearing Intended to resist vertical forces additional to those due to its own weight.
Masonry A construction of brick, concrete block, stone, terra cotta or other structural units
laid in mortar.
Membrane Generally a waterproof sheeting of dry flexible, or composite materials applied

on site, which the joints sealed to prevent water movement through sheeting
applied to decks/showers etc to prevent water egress. Also see Positive and
Negative Membranes, as well as Waterproofing.
Minimum lateral A permanently unobstructed space having a height above floor level of not less
clearance than 2000 mm and a width of not less than the specified measurement.
Mitre joint A joint where the angle between the two joining elements is equal and is usually
45° when the elements are at right angles.
Monolithic To form part of, or for componets to form or to join to form a single structure, ie
to be as one. For example: the waterproofing membrane shall be monolithic
with the structure to prevent water ingress,.
Mullion A vertical intermediate framing member.
Negative A negative membrane refers to a membrane system that more than likely deals
membrane as a last resort to water penetration, eg, to the inside of the internal masonry
(waterproofing) wall. Negative membranes are quite often applied where positive membranes
have failed and the cost of excavation or repair may be seen as extensive
compared to the placement of a negative membrane system.
Newel post The corner post at the junction where a stair flight changes direction.
Nosing That section of stair treads that project over the riser below.
Open space A space on the allotment, or a roof or similar part of a building adequately
protected from fire, open to the sky and connected directly with a public road.
Open String Stair A stair which is contained on one side by a wall but has the other side open to a
room space.
Open-deck A carpark in which all parts of the parking storeys are cross-ventilated by
carpark permanent unobstructed openings in not fewer than two opposite or
approximately opposite sides, and
(a) each side that provides ventilation is not less than 1/6 of the area of any
other side; and
(b) the openings are not less than ½ of the wall area of the side concerned.
Outfall That part of the disposal system receiving surface water from the drainage
system and may include a natural water course, kerb and channel, or soakage
system.
Parapet (a) The extension of a wall above a roof to act as a containment to either
prevent roof material or drainage from falling from the roof, or in the situation
where the roof is trafficable to act as a safety container to personnel.
(b) A masonry wall dividing decks, etc.
Parquetry A form of flooring finish consisting of many small elements of timber arranged in
a decorative pattern and is fixed to the main floor structure.
Part A.15 Subject to Building Code of Australia Part A1.6, Class 2-9 buildings must be so
Compliance With designed and constructed that they comply with the relevant provisions of
All Sections Of Sections A to I (inclusive) of the Building Code of Australia.
The Building
Code Of
Australia
Part A1.2 Where a Deemed-to-Satisfy Provision adopts a Standard, rule, specification or
Adoption Of provision included in any document issued by Standards Australia or other body,
Standards And that adoption does not include a provision-
Other
(a) specifying or defining the respective rights, responsibilities or obligations as
References
between themselves of any manufacturer, supplier or purchaser; or
(b) specifying the responsibilities of any trades person or other building
operative, architect, engineer, authority, or other person or body; or
(c) requiring the submission for approval of any material, building component,
form or method of construction, to any person, authority or body other than a
person or body empowered under State or Territory legislation to give that
approval; or
(d) specifying that a material, building component, form or method of
construction must be submitted to Standards Australia or a committee of
Standards Australia for expression of opinion; or
(e) permitting a departure from the code, rule, specification or provision at the
sole discretion of the manufacturer or purchaser, or by arrangement or
agreement between the manufacturer and purchaser.
Part A1.4 The Building Code of Australia overrules in any differences arising between it
Differences and any Standard, rule, specification or provision in a document listed in
Between Specification A1.3
Referenced
Documents and
the Building
Code of Australia
Particle Board A finish material which is made of a mixture of particles and glue, more often
wood chips.
Party wall A wall between two adjacent separately occupied premises that separates both
but is within each space.
Passageway A way or path by which a person or thing may pass through, in, or out; spec. a
corridor or enclosed path giving access between buildings or to different rooms
within a building.
Patio An external space associated with internal rooms at ground level or supported
from the ground, generally associated with living areas, bedrooms and entries.
Perpend A vertical joint between masonry elements, generally bricks, although this term is
also sometimes applied to the head of a brick.
Pier A column or post supporting a superstructure, such as beams, floor or veranda

bearers.
Pier – Attached A pier bonded into a wall

pier
Pier – Detached A free standing pier of masonry, concrete or timber acting as a support for floor
pier bearers.
Piling The foundation elements in areas where the substrata is unstable, such as sand
and mud conditions, where piles are driven deep into the ground and are usually
in the form of steel encased concrete structures.
Pitch of a roof The actual slope of the roof from the horizontal in degrees.
Plinth The base of a structure.
Plumb A term used to define the positioning of structurally finished surfaces in a true
and accurate state, and refers to the vertical.
Porch/portico A space generally open but covered with a roof, usually associated with entries.
Positive A positive membrane is a waterproof membrane system applied that stops the
membrane water entry at the positive side of any building element, eg, on the outside of a
(waterproofing) masonry brick wall, a membrane applied to an internal shower or wet area.
QA (Quality Part of quality management focused on verifying that material, structure and the
Assurance) general construction of the building is adhering to the quality standard required
by the contractor.
Registered (a) the National Building Technology Centre (NBTC); or

Testing Authority
(b) the CSIRO Division of Building, Construction and Engineering (CSIRO-
DBC&E); or
(c) the Division of Manufacturing & Infrastructure Technology (CSIRO-MIT); or
(d) an authority registered by the National Association of Testing Authorities
(NATA) to test in the relevant field; or
(e) an organisation outside Australia recognised by NATA through a mutual
recognition agreement.
Reinforced Concrete which has been strengthened by the inclusion of steel reinforcing
concrete mesh, bars or rods.
Reinforcement Rods, bars or prefabricated mesh, usually of steel, embedded in concrete for the
purpose of resisting particular stresses.
Rendering The finish of masonry surface with a smooth cement plaster mix to provide a
continuous surface texture, normally sand and cement mix.
Reveal Dressed frame around inside of windows.
Rise The height a roof rising in horizontal distance (run) from the outside face of a
wall supporting the rafters or trusses to the ridge of the roof.
In stairs, the perpendicular height of a step or flight of steps. Rise of a step =
total height from ground to landing = no. of steps = rise of each step, eg, 2.4 ÷ 14
steps = 171 mm rise of each step.
Rise in storeys The greatest number of storeys calculated in accordance with Building Code of
Australia Part C1.2.
Riser The height between consecutive treads

Riser (a) Each of the vertical boards closing the spaces between the treads of the
stairways (height of one step to another)
(b) A service installation, generally pipes or ducts which proceed vertically up a
building.
Roof light For the purposes of Part 2.6 and Part 3.12, means a skylight, window or the like
installed in a roof-
(a) to permit natural light to enter the room below; and
(b) at an angle between 0 and 70 degrees measured from the horizontal plane.
Roof(s) The upper enclosing element of a building or area which gives protection to the
covered space from the external environment.
Roof(s) – Dutch A roof having a small gable near the ridge of a hipped end.
Gable
Roof(s) – No hip – rafter finish at end run of the top plate. Normally finished in cladding or
Gambrel roof brick.
Roof(s) – Skillion A roof sloping on one direction only, without a ridge or peak.
roof
R-value The thermal resistance (m2.K/W)of a component calculated by dividing its

thickness by its thermal conductivity.
Safety measure Any measure (including an item of equipment, form of construction or safety
strategy) required to ensure the safety of persons using the building.
Sash The separate frame to a window carrying the glass. It may be fixed (inoperable)
or moveable (operable).
Screed A cement mix applied to the surface of floors to provide an even and highly
finished surface. Also known as (ardit) a very watery mix of cement and other
materials.
Seasoned Timber dried to a stable moisture content prior to use. Unseasoned timber will
Timber shrink over time as the timber dries, causing movement in the building structure.
Settlement The movement due to gravity, of a building in the early days of construction as
the substrata and building itself slowly fits into the terrain.
Sill The bottom horizontal member of a window assembly.
Skirting The decorative or cover strip fixed at the interface between a wall and floor.
Soffit The underside of eaves
Soldier Course Courses of bricks where the vertical alignment of the brick is for the full length of
the brick with the main face outwards creating an extended course height and a
specific texture.
Sole-occupancy A room or other part of a building for occupation by one or joint owner, lessee,
unit tenant, or other occupier to the exclusion of any other owner, lessee, tenant, or
other occupier and includes –
(a) a dwelling; or
(b) a room or suite of rooms in a Class 3 building which includes sleeping
facilities; or
(c) a room or suite of associated rooms in a Class 5, 6, 7 8 or 9 building; or
(d) a room or suite of associated rooms in a Class 9c aged care building, which
includes sleeping facilities and any area for the excusive use of a resident.
Spalling concrete Commonly used to describe concrete that is delaminating due to rusting of
internal structural steel through attack of chloride ions and/or alkali hydroxides.
Repair of spalling concrete requires all areas of concrete affected by chloride
irons to be removed, the rust from the steel to be removed and the steel
appropriately treated. The repaired area is to be formed and re-poured with the
appropriate bonding agent used between the old and new concrete surfaces.
Span The horizontal distance between two supports of a beam bridge or other
structural element.
Span and
Spacing Terms
Specification A written document with technical directions and conditions describing the quality
of materials and standard of workmanship of the project, and forming part of the
contract document.
Spiral stair A stair with a circular plan, winding around a central post with steps that radiate
from a common centre or several radii
Safe Movement and Access: Stair Construction
Stair Flights
(Identification IDENTIFICATION OF STAIR FLIGHTS – Plan view
of)
Storey A space within a building which is situated between one floor level and the floor
level next above, or if there is no floor above, the ceiling or roof above, but not-
(a) a space that contains only
(i) a lift shaft, stairway or meter room; or
(ii) a bathroom, shower room, laundry, water closet, or other sanitary
compartment; or
(iii) accommodation intended for not more than 3 vehicles; or
(iv) a combination of the above; or
(b) a mezzanine.
Stress grade Indicates bending stress of timber in mega Pascals (MPa), and designated with
the prefix “F” or “MGP”.
Sub floor The floor structure below the main floor finished elements, and can be a
concrete slab below a timber floor or other similar elements where there is going
to be the application of a decorative finish.
Sub-floor The provision of natural air movement under a suspended floor to prevent
Ventilation breakdown of the supporting floor framing members and reduce moisture in the
sub-floor space.
Sump A collection point for water run off either at areas of main stormwater drainage
from roofs or within basement areas of buildings where water collects at the
lowest point.
Surface water All naturally occurring water, other than sub-surface water, which result from
rainfall on or around the site or water flowing onto the site, including that flowing
from a drain, stream, river, lake or sea.
Tapered tread A stair tread with a walking area that grows smaller towards one end.
Temporary (a) a booth, tent or other temporary enclosure, whether or not a part of the
structure booth, tent or enclosure is permanent; or
(b) a mobile structure.
Terra cotta A form of baked clay providing a red appearance and impervious to water, often
used for roof tiles or paving elements and tiles.
Tie beam A beam which acts in tension and is generally used in roof structures to prevent
pitched roofs from moving in an outward direction.
Toothing A form of jointing where small projections occur on one element and matching
recesses on the adjacent element to be joined and is often used in timber
connections.
Transom A horizontal intermediate framing member of a window assembly.
Truss A structural frame made up wholly of members in tension or compression lying in
the same plane (co-planner) for the bridging of long spans and/or the support of
superimposed loads. Members are usually arranged in a series of triangles to
form a rigid framework.
Underpin The structural method for supporting the footings where there is specific
weaknesses in the sub-strata, normally by drill piering.
Valley The junction between two pitched roofs which creates a sloped contained area
down which a considerable amount of stormwater will run during inclement
weather.
Vee joint A joint cut into a masonry wall to facilitate controlled movement normally
associated with rendering.
Ventilation brick A brick which has been perforated to provide an air passage for ventilating
purposes.
Ventilation An opening in the external wall, floor or roof of a building designed to allow air
opening movement into or out of the building by natural means including a permanent
opening, an openable part of a window, a door or other device which can be held
open.
Veranda A projection beyond the contained area of a building which is roofed and
sometimes partially walled but generally open without fenestration.
Verge The edge of a structural element where a finish material is applied. This
specifically can be two gable ends of roofs, and other similar structures.
Vermin proofing The protection of a building against the entry of vermin, especially mice or rats,
by the insertion of wire mesh between the cavity, attached to the timber frame
and laid into the brick cement bed.
Waffle raft A stiffened raft with closely space ribs constructed on the ground and with slab
panels supported between ribs.
Wall Tie Metallic elements, generally galvanised steel or stainless, used to bond two
sections of a double skin wall, generally brick cavity walls to ensure some form
of structural integrity.
Water Hammer The vibrations set up in a water supply caused by the pressure of the water
associated with the opening and closing of control taps, which is preventable by
the installation of specific devices and the method of pipe installation.
Waterproofing Treatment of walls, roofs, floors and other building elements or materials to
render them impervious to moisture and dampness – for specialised terminology
relating to waterproofing refer to Glossary of Waterproofing Terms. Also see
positive and negative membranes.
Weather Strip A cover strip usually associated with openings which prevents the ingress of
wind and wind driven stormwater.
Weepholes Formed holes or openings placed in the perpend joints of a masonry wall above
the level of a flashing or at the bottom of a cavity to permit the drainage of any
accumulated water. Weepholes may also be installed in a retaining wall to drain
water from behind the wall for relieving hydrostatic pressure.
Winders Treads within a straight flight that are used to change direction of the stair.
Window – A window built into a sloping roof surface to provide light to the roof void or
Dormer habitable area within the roof space.
Window – A window made of two vertical sliding elements controlled by a weighted or
Double Hung spring pulley within the window jambs.
Window – Sliding A window that has one or more horizontal sliding sections – normally run on a
track with the window on wheels.
APPENDIX B
CURRICULUM VITAE OF AUTHOR

Technical Report: Prepared For: "The Owners - Strata Plan "

Uploaded by

Document Information

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Technical Report: Prepared For: "The Owners - Strata Plan "

Uploaded by

Copyright:

Available Formats

THIS SAMPLE REPORT IS A SANITISED VERSION OF AN ORIGINAL

TECHNICAL REPORT AND SHOULD BE CONSIDERED

PREPARED FOR: “The Owners - Strata Plan <<>>”

PURPOSE OF THIS REPORT: Inspect and identify items of

DATE: 12th August 2010

OUR REFERENCE: <<>>-REP

COMMON PROPERTY AREAS .............................................................................. 16

INDIVIDUAL UNITS - BUILDING 53........................................................................ 77

INDIVIDUAL UNITS - BUILDING 57........................................................................ 85

INDIVIDUAL UNITS - BUILDING 59...................................................................... 100

INDIVIDUAL UNITS - BUILDING 61...................................................................... 108

INDIVIDUAL UNITS - BUILDING 63...................................................................... 111

INDIVIDUAL UNITS - BUILDING 67...................................................................... 114

INDIVIDUAL UNITS - BUILDING 71...................................................................... 128

INDIVIDUAL UNITS - BUILDING 73...................................................................... 136

INDIVIDUAL UNITS - BUILDING 77...................................................................... 147

SEPARATE ENTRY UNITS................................................................................... 157

4. SUMMARY ................................................................................................... 163

6. EXPERTS STATEMENT .............................................................................. 167

CONDITIONS RELATING TO THIS REPORT ...................................................... 168

APPENDIX A GLOSSARY OF BUILDING TERMS

APPENDIX B CURRICULUM VITAE OF AUTHOR

1. INTRODUCTION AND INSTRUCTIONS

1.1 INTRODUCTION AND INSTRUCTIONS

We are instructed by the Strata Manager, <<>>, , on 4 May, 2010, on

(i) Write to both unit owners and occupants advising of pending

(ii) Carry out an inspection of the property including individual

(iii) Prepare a Building Defects Report which is suitable for use

1.2 AUTHOR’S RELEVENT TRAINING AND EXPERIENCE

1.3 THE BUILDING CODE OF AUSTRALIA

References to the Building Code of Australia made in this Report

On 1 July, 1997, Building Code of Australia 1996 (BCA) was

The BCA is published in two (2) Volumes:

• Volume 1 – for Class 2 to 9 buildings; and

1.3.1 Compliance with the Building Code of Australia

The structure of the BCA comprises of two (2) levels being

A Building Solution will comply with the BCA if it satisfies the

(a) Complying with the ‘deemed to satisfy’ provisions; or

The following assessment methods can be used to determine

• Evidence to support that the alternative solution satisfies a

• Verification methods deemed appropriate by the regulatory

• Comparison with the ‘deemed to satisfy’ provisions;

1.3.2 Relationship with Australian Standards

The BCA overrules any differences arising between it and any

1.4 REFERENCED DOCUMENTS

AS/NZS 1170.1-1989 Minimum Design Loads on Structures

Building Code of Australia Volume 1 Class 2-9

1.5 GLOSSARY OF TERMS

A Glossary of Building Terms is attached as Appendix A.

2.1 BUILDING DESCRIPTION

The subject property is a multi-building development of nine separate

The property is approximately five years of age based on the Strata

The property is constructed with load bearing masonry walls, concrete

2.2 BUILDING CLASSIFICATION

The building is classified in accordance with Section A1.3 of the BCA

Class 2 - building containing 2 or more sole occupancy units each

Class 7 - a building which is a car park.

2.3 BUILDING PARTICULARS

The particulars for the respective building works are as follows:

2.4 REPORT DETAILS

2.4.1 REPORT EXCLUSIONS

We have not included within this Report, items that we consider

- Minor adjustments to doors;