New Construction Reports ( Slab, Frame, Lock Up, Handover)
A handover done by the Builder is not independent they are paid by the Builder so work for the Builder they won’t go against the Builder.
We work for You, we are paid by you, so totally independent from the Builder to make sure you are getting what you paid for.
We can do this for you, a defect report for Practical Completion/Handover. Our reports are very detailed, with defects we find from paint, to chips in tiles, scratches on kitchen sinks, marks on brickwork, and structural defects, just to name a few, we refer the builder back to the Building Standards of Australia regardless if it is a property you are building or a property you have purchased (Turn Key) they still have a standard they have to build to, and we make sure that is done, and all defects are reported.
You are entitled to an independent inspection and can inspect any stage of the building progress as long as you give notice to your Builder. Don’t let them bully you into thinking you can not inspect it (NOT TRUE)
What we look for just to name a few:
- Pipes are painted and low enough in the ground with adequate coverage of soil as per AS3500.
- Ground levels are adequate and not causing water to pond up against the footings
- Ground levels for the termite barrier as per the standard there is a standard they must adhere to regardless if you are doing the landscaping.
- Weep holes are not blocked this is a structural defect we come across all the time as per AS4773.2.
- Articular Joints are done correctly as per AS3700 or they will cause cracking later on in the external walls if not done as per the standard.
- We make sure there is no brick overhang which is a structural defect as per the BCA 184.108.40.206.
- We make sure the slab has no exposed steel or voids as this is a structural defective.
- We check the fire rating of the building and make sure that it does comply with the rating.
- There is no damage to the roof coverings (Scratches, dents, marks) as per 6.3 Roof Cladding
- Gutters are not ponding water as per AS3500.5
- We makes sure the flashing has been installed as per 220.127.116.11 and there are no gaps that will allow pest or water ingress.
- The windows have been installed correctly
- The paint finish is done to the paint standard AS 2589.
- The bricks have to be cleaned and be a uniformed finished, we make sure that is done and is correct as per 3.8 Masonry Facing.
- All tiles are fully supported as per AS 3958.1 or they will crack.
- Nothing is damage as per 0.5 Responsibility to Rectify. Contractors will be liable to repair or replace any building element that is consequently damage from them carrying out building work on the property. In easy terms they break it they replace it. You don’t buy a brand new car with scratches, dents, marks, it is the same with a house. You are buying new must be new at handover.
- The paint finish is done to the paint standard AS 2589.
- Roof void that the insulation has been done to AS 3999. In our experience this is a common defect from other trades like electrician that remove the insulation to install lights and never place it back, we make sure this is reported on.
- The ducting for the roof mechanical ventilation has been completed, in our experience this is a common defect that is cheated on most of the time and not finished (Cutting corners), how many people go into the roof void to check that all has been done correctly at handover. We do.
- Doors are painted top and bottom, most Builders do not complete this very simple task. If this is not done you void your door warranty.
- Entry doors must be weathered sealed as per BCA 18.104.22.168 we make sure that is done.
- No ponding of water in the showers is allowed as per AS 3958. Our inspectors test the wet areas to make sure they comply.
- We makes sure there is no tile lippage as per 11.7 Uneven tiling.
- We make sure the walls are straight, not bowed, as per 4.2.2
- There should be no excessive gaps, we check for this.
- We make sure the door margins are even and straight.
- Nothing is damage as per 0.5 Responsibility to Rectify. Same as External Defects. no (Chips, Scratches, Dents,) Your bath, your kitchen, your tiles, they are all new when installed must be new at handover.
- The inspectors make sure the grout is finished to 11.5 Grout.
It is important to remember that the Certifier is engaged and paid by the Builder, so therefore is not independent.
QBCC states “While the builder has a statutory obligation to notify the certifier at certain construction stages, Homeowners are ultimately responsible for ensuring that approvals are granted and the required inspections are carried out”.
The QBCC states that “If the homeowner is not confident that they have sufficient time or knowledge to inspect the quality of the work, they may wish to engage a consultant to monitor the job on their behalf”.
That’s where ALLINSPECT Inspectors come in to work for you as an independent Judge.
Is a certifier responsible for supervision?
No – The contractor and owner are responsible for ensuring the building work meets acceptable standards. A certifier must act in public interest in regard to health and safety but can’t supervise or report on the quality of work on an owner’s behalf.
What is practical completion?
The Domestic Building Contracts Act 2000 (the DBC Act) defines this as the stage when the work has been completed in accordance with the contract and all relevant statutory requirements either without any omissions or defects, or with only minor omissions and / or minor defects and the home is reasonably suitable for habitation. Your contractor will usually advise you (roughly two to three weeks) in advance when the estimated hand over date will be. It is important that you read the definition of the practical completion stage in the definition section of your contract (usually located towards the back of the general conditions part of the contract). It is recommended that you or your representative arrange an on-site inspection perhaps a week before the date nominated for handover. This gives you a final opportunity to raise any issues prior to handover.
On Handover Day
You should ensure that you receive copies of any outstanding documentation such as: Certificates of inspection Product warranties for appliances installed and reports, notices or other documentation issued by services providers (e.g. electricity, gas, telephone, water or sewerage). It is important to store these documents in a safe place. If you encounter problems with appliances installed you should be able to contact the product supplier to have the problem addressed.
Under the DBC Act, before the builder can demand or receive the practical completion payment under the contract they must ensure that: All of the contracted work has been completed in accordance with all relevant laws and legal requirements and with the plans and specifications; All minor defects and minor omissions are recorded on an appropriate, signed, defects document; the house is reasonably suitable for habitation In addition to these legislative requirements, some contracts (e.g. the BSA New Home Construction Contract Pack) require the builder to provide the home owner with all certificates of inspection (including, where appropriate, the ‘Final’ certificate) prior to receiving the final payment. Owners should check the practical completion requirements under the contract.
Most standard contracts will include a defects document as one of the associated forms. The defects document must: List the minor defects and minor omissions that both the contractor and home owner agree to; State when the contractor will attend to those matters; List minor defects or minor omissions that only the home owner believes exist; and Be signed by the home owner and the contractor (or the contractor has signed it and has made all reasonable efforts to have the owner sign it). Fixing items listed on the defects document The contractor is required to correct any minor defects or minor omissions which are discovered at handover or within six months after completion of the work. Any minor defects or minor omissions discovered after (but within six months of handover) should be referred to the contractor in writing to be rectified within a reasonable timeframe. You should make sure you sign and date all correspondence and retain a copy for your records. Access to building sites (1) The building contractor under a regulated contract must permit the building owner, or a person authorised by the building owner (the building owner’s representative)— (a) to have reasonable access to the building site under the building contractor’s supervision; and (b) to view any part of the subject work.