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

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Process REPORT (hereinafter called the “Report”)

Inspection Date: 19/01/2016

Property Address: 875 Sample Drive Sample 4300

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

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Contents

Special conditions or instructions

The parties

Section A Results of inspection - summary

Section B General

Section C Accessibility

Section D Condition Report Defects

Section E Conclusion

Section F Important note

Section G Certification

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

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Special conditions or instructions

This is a sample report the client must recognise that things will be different in other reports.

The parties

Report number: 10709

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Pre-engagement inspection was emailed.
agreement number (if applicable):
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Name of Client: Mr & Mrs Sample
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Building company Phone
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Address of Client: sample road
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Client’s email: [email protected]
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Client’s telephone number: 0000000000
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Consultant’s name: David Tacon
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Consultant’s licence number 535928
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Consultant’s mobile number: 0421235310
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Company name: ALLINSPECT
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Company address and postcode: PO BOX 1104 Park Ridge 4125
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Company email: [email protected]
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Company telephone number: 32970345 1300 25 46 77
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Strata or company title properties

Not applicable.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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General description of the property

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Residential building type: Detached house.
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Number of storeys: Two storey.
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Orientation (to establish the way the The façade of the building faces southeast.
property was viewed): Note. For the purpose of this report the façade of the building
contains the main entrance door.
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Prevailing weather conditions at the Dry.
time of inspection:
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Other:
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Primary method of construction

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Main building – floor construction: Part suspended timber framed and slab-on-ground.
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Main building – roof construction: Timber framed.
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Access to Building Sites.

Access to building sites (Domestic Buildings Contract Act 87.1: The building contractor under a
regulated contract must permit the building owner or a person authorised by the building owner to
have reasonable access to the building site under the building contractors supervison to view any part
of the subject work.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Section D Condition Report

The frame overhang is more than the allowance and needs to be supported in a manner that complies
with As 1684.2, clause 6.3.3, and the BCA 15mm for a 90mm frame, and fixings have broken the edges
the Standards & Tolerances allowance reference to the 4.11

4.11 Bottom plates that overhang concrete slabs Bottom plates that are at least 90 mm wide and
overhang concrete slabs by in excess of 15 mm are defective and bottom plates that are 70 mm wide
and overhang slabs by in excess of 10 mm are defective. In each instance, these permissible
overhangs, are subject to the minimum edge distance for both the bottom plate and the concrete slab
fixing locations being satisfied and minimum cavity widths as required by the Building Code of Australia
also being maintained.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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____________________________________________________________________________

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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There are several noggings that need to be installed or in parts reinstalled.

I refer the builder to AS 1684.2, clause 6.2.1.5 which calls for all noggings to be installed at no greater
than 1350 mm from top or bottom plate and no greater than 1350 centres.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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It was noted at the time of inspection that the Plasmite Termite Blanket system appears to be incomplete
as the barrier in some areas is not under the frame. The tie down rods that have been install to the outside
of the frame have push the termite barrier back to the rebait and doesn’t comply with AS 3660.1 2000 and
the manufacturers instructions and Deemed-to-Satisfy Provisions are an optional means of achieving
compliance with the mandatory Performance Requirements. this will need to be reworked and completed
before continuing reference for builder.

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ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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It was noted at the time of inspection that there is holes in the roof sarking, thus allowing the transfer
of water moisture to the frame roof void, any moisture running down the Roof will now exit into the
void. This will in itself cause additional defects at a later stage. This needs to be complete otherwise
considerable rework will have to take place to ensure that the builder comply with requirements of the
BCA and Australian standards AS 4200-1994. All holes will need to be patched to comply with Energy
efficiency requirements “Pliable Building Membranes and Underlay’s” part 2 states: The only tapes
that can be used on sisalation are AS 4254 compliant. Please note that any coloured tapes used on
the foil side of the sisalation are defective. The tapes used to this side of the sisalation must be
designed for installation on a foil surface and hence AS 4254 compliant. Ensuring full coverage of the
frame in wall or roof sisalation. Ensuring that penetrations through the sarking by services have been
taped to provide a weather tight seal.

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ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Where it is: Frame

What it is: A/C pipes cavity breach
Results: It was noted at the time of inspection that the air condition pipes installed to the cavity area of
the dwelling will breach the minimums set down in the bricking Standard.
The BCA/NCC that governs this build clearly states that compliance with AS 4773.2 and AS 3700 is
mandated.
As such I refer the plumber and the builder to part 9.2. This part clearly states that a cavity must be a
minimum of 25mm. Given that the plumbing pipes in the wall are 40mm to 60mm the builder would need
a 70 mm+- cavity to make this work.
I noted from the installed slab that the builder’s intentions are to install the cavity at about 25 to 35 mm.
Given this configuration, the installation of A/C pipes on site will bridge the cavity.
The plumber will need to return to site and rework all of the external installation prior to brick installation.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Where it is: External

What it is: Ant capping defective and termite film damage.
Results: The ant capping to the dwelling breaches AS 3660.1 inserted below 5.5.2. The film is damage.
Deemed-to-satisfy requirements. This will need to be reworked and a form 16 produced before
continuing.

Australian Standard A.S. 3660.1-2000 Termite Management Part 1: New Building Work, states that -
‘The purpose of termite barriers is to deter concealed entry by termites into a building, above the
termite barrier. Termites can build around barriers but their workings or evidence thereof are then in
the open where they may be detected more readily during regular inspections.

5.5.2 The entire width of the external walls, including any cavities in the wall, shall be shielded to the
outside wall face.

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ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Where it is: Kitchen Bulk Head and other areas

What it is: lintel Missing
Results: Incomplete Lintel missing
AS 1684.2-2010 states that when openings in NON-LOADBEARING WALLS over 1800mm occur, both
internal and external, a lintel shall be installed and the size of the lintel will be determine by table 23,
based on the top plate.
All openings over 1800mm will need to be fitted with lintels to comply with the code.
I refer the builder to the above standards book, page 79, section 6.3.6.5 second paragraph. Please note
pictures and insert of the code directly from the book.
6.3.6.5 Lintels in non-loadbearing walls
The size of lintels in internal walls supporting ceiling joists only, or supporting hanging
beams, shall be determined by using the hanging beam Span Table 23 (see Clause 7.3.7) or
the counter beam (beams supporting hanging beams) Span Table 24 (see Clause 7.3.8) for
these two applications respectively.
For internal walls where ceiling loads are not supported and wall openings are wider than
1800 mm, the size of the lintel shall be determined from Span Table 23 using a ceiling load
width of 1800 mm.
Where wall openings wider than 1800 mm occur in non-loadbearing external walls, a lintel
shall be provided and the size of the lintel shall be determined from Span Table 23 using a
ceiling load width of 1800 mm.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Where it is: Numerous Areas

What it is: Bracing over shot
Results: The timber sheet bracing installation is a vital structural member in the overall build of the
dwelling. It stops the house from moving when racking forces, such as wind, are applied to a dwelling.
The installation of the timber sheet bracing on this house is defective for several reasons. The nails have
been over installed or punched through a number of boards.
The outer sheet edge must be secured at a maximum of 150 centres. This dwellings installation fails that
requirement. The central studs must all be nailed off at 300 mm centres maximum.
I refer the builder to AS 1684.2, table 8.18 on page 143. The requirements stated above are clearly
defined and must be rectified prior to moving forward with the dwelling.

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ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Where it is: Areas

What it is: Missing nails
Results: The steel bracing to the dwelling have not been installed with a minimum of two nails to each
stud to the marked up areas only. Most areas are compliant.
I refer the builder to AS 1684.2, page 143, table 8.18 that clearly mandates the requirement of a
minimum of two nails to each connection.
In simple terms, bracing stops the dwelling from falling over when forces such as wind are applied to the
dwelling. The KN resistance capacity of the dwellings bracing resist these racking forces and stop any
adverse effects that may cause damage or injury.
When the bracing is poorly installed, or not installed in accordance with the minimums set out in the
Standard, the dwellings capacity to resist the racking force is greatly reduced.
The additional nailing is required to ensure compliance.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Where it is: Areas

What it is: Over Notching
Results: AS 1684.2, AS 3500.1 and AS 3500.4, notching into a stud must be restricted to 20 mm. See
Table 6.1, section (e) below. Some of the plumbing water outlets has been installed via notching the
studs depth by 30 mm or greater. This needs to be rectified by installing a supporting timber to the stud
where the notch has taken place. I refer the builder to the inserted below.

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Where it is: Trusses

What it is: Missing nails to joist hangers
Results: Some of the nails are missing to the joist hangers, this is a vital part of the tie down. This will
need to be re-worked to comply with AS4440 & AS1684.

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ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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Section E Conclusion

In conclusion, following the inspection of surface work in the readily accessible areas of the property,
our clients have requested that we place in writing a formal request that all items in this report are
rectified. We refer the builder to the builders own contract with our client which calls for the builder to
act on ALL KNOW DEFECTS. All items in this report are therefore brought to the builder’s attention
and are therefore know to the builder. We would suggest that the builder rework the dwelling so that it
complies with the minimums set out in the BCA, the Australian Standard and all other relevant
requirements.
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Section F Important note

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

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

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Section G Certification

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

Authorised Signatory: David Tacon

Name: David Tacon Date of Issue: 7 October, 2016

ALLINSPECT 1300254677 Brisbane, Gold Coast, Ipswich

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