Maintenance Inspection Report & Defects List...Maintenance_Inspection_Report Page 2 of 26 CLIENT &...

MAINTENANCE

INSPECTION REPORT

& DEFECTS LIST

Call us on: (03) 9434 1120

www.correctinspections.com.au

Postal Address: P.O. Box 22

Greensborough VIC 3088

DETAILS REMOVED FOR PRIVACY REASONS

http://www.correctinspections.com.au/

Maintenance_Inspection_Report Page 1 of 26

TABLE OF CONTENTS

Client & Property Details ................................................................................................................................. 2

Inspection & Report Details ............................................................................................................................. 2

Inspection Notes ............................................................................................................................................... 2

Report Purpose ................................................................................................................................................. 2

General ............................................................................................................................................................. 2

Schedule of Building Defects ........................................................................................................................... 3

Builder’s Responsibility To Rectify ............................................................................................................... 25

Terms & Conditions for the Provision of this Report ..................................................................................... 26


CLIENT & PROPERTY DETAILS

Client Name(s): Varun Vaid and Asma Arif Chhotani

Subject Property: 10 Lenox Walk, Point Cook VIC 3030

INSPECTION & REPORT DETAILS

Inspection Date: Wednesday 26th February 2020

Inspection Time: 9:00am

Stage of Works: Occupied and furnished

Date of this Report: Wednesday 26th February 2020

INSPECTION NOTES

At the time of this inspection, we note the following;

N/A.

REPORT PURPOSE

The purpose of this inspection and report is to check on the progress of works and quality of workmanship at

the specified construction stage and to identify defects or faults in the new construction that do not reach an

acceptable standard of quality, or have not been built in a proper workmanlike manner in relation to the

Building Act & Regulations, the Building Code of Australia (BCA), any relevant Australian Standard, any

manufacturer’s installation instruction or the acceptable standards & tolerances as set down by the Victorian

Building Authority (VBA). The results of this inspection are in the Schedule of Building Defects table section.

GENERAL

This report is the result of a visual inspection only and is intended to provide a reasonable confirmation of the

progress and quality of the works to date and to note items that may need attention by the builder to ensure

satisfactory quality of workmanship. This report is not to be read as an instruction to the builder.

Should the reader of this report have any questions in relation to the items set out within it, please do not

hesitate to contact me.

Yours faithfully,




SCHEDULE OF BUILDING DEFECTS

The following is a list of newly identified defects that exist in the finishes and the quality of those finishes, for

which rectification can reasonably be expected to be the responsibility of the builder.

1. Balcony Downpipe

The balcony downpipe has been installed inside the PVC fitting in the porch ceiling, relying entirely on a

silicone joint to prevent leaking. Over time, this silicone will perish, and water will leak and pond against

the footings. Water is already starting to leak, which can be seen in the last 2 images, taken shortly after a

small rain event during this inspection.

This must be replaced with mechanical lapping (i.e: the downpipe fits around the PVC fitting), rather than

100% reliance on silicone.

2. Door Latch Adjustment

This door is not latching properly, or rattles excessively when closed.

Area: Ground floor Ensuite door doesn’t lock, due to latch not aligned with striker

The Victorian Building Authority’s Guide to Standards and Tolerances clause 8.03 Door furniture states

that ‘Handles, locks and latches are defective if they do not operate as intended by the manufacturer’.

This door latch/striker should be adjusted so it operates properly.


3. Door Edges Not Sealed (Wet Area)

The top/bottom edges of the external door have not been properly sealed, which is contrary to the

manufacturer’s requirements.

Area: Ground floor Ensuite

The Victorian Building Authority’s Guide to Standards and Tolerances clause 8.06 Sealing of Door Edges

states that ‘Door leaves are defective if they do not have all sides, top and bottom edges that are sealed

to prevent moisture entering’, and clause 8.01 Installation of external windows and door states that

‘Unless documented otherwise, external windows and doors are defective if they are not installed and

flashed in accordance with the manufacturer’s installation instructions’.

These edges need to be properly sealed in accordance with this requirement.

4. Door Edges Not Sealed (External)



Area: Entry








5. Tile Grout Inconsistent

There are several holes, voids and inconsistent areas in the finished tile grout in this room.

Area: 2 x areas in ground floor Ensuite floor near vanity

The Victorian Building Authority’s Guide to Standards and Tolerances clause 11.06 Grouting and joints

states that ‘Finished grout is defective if it is not uniform in colour, smooth, without voids, pinholes or

low spots’.

The tile grouting will need to be rectified in accordance with above.

6. Heating System

The heating system does not properly heat this home, only running for a few minutes at a time, despite the

set temperature being different to the actual temperature. This I believe is due to the thermostat being

installed almost directly underneath the ceiling register, which may be heating the thermostat directly and

inflating the measured temperature.

We are not experts in heating systems, therefore our recommendations are that a heating expert assess the

issue in more detail, however we believe that simply relocating the thermostat 1m along the same wall

will address much of this problem.


7. Architrave Mitre Gaps

The architrave mitres have visible gaps, or are starting to crack, which looks poorly finished.

The Victorian Building Authority’s Guide to Standards and Tolerances clause 10.01 Gaps associated with

internal fixing states that ‘Unless documented otherwise, gaps between mouldings or between mouldings

and other fixtures, at mitre or butt joints, or at junctions with a wall or other surfaces, are defective if

they exist at handover, or exceed 1 mm in width within the first 12 months of completion and are visible

from a normal viewing position’.

These architraves will need to be re-aligned and secured prior to sanding and painting.

8. Hinge Screws Missing

There are doors that are missing some of the hinge screws.

Area: Linen in entry

All of the missing screws should be installed to ensure the proper operation of the hinges.


9. Cushion Stop Missing

The door cushion stop has broken off the ground floor ensuite hinged door.

This should be replaced.

10. Door Twist/Bow

There is a bend down the face of the door, which is stopping the door closing up tightly to the frame.

Area: Entry

The Victorian Building Authority’s Guide to Standards and Tolerances clause 8.05 Distortion of Doors,

states that ‘Door leaves are defective if, during the initial three months they twist or bend greater than

the limits listed in Table 8.05’.

This door and/or the frame it is fitted into will need to be properly rectified so that the door can close up

tight to the frame.


11. Plaster Nail Popping

There is a visible popped plasterboard screw/nail.

Area: Several areas in meals/living area

The Victorian Building Authority’s Guide to Standards and Tolerances clause 9.19 Nail popping in

surfaces states that ‘Nail popping in sheeting is defective if it exists at handover or occurs within the

first 24 months of completion and can be seen from a normal viewing position’.

This area will have to be properly rectified in accordance with this requirement.

12. Door Margin Gaps

The margin gaps around this door varies in their finished widths.

Area: Laundry

The Victorian Building Authority’s Guide to Standards and Tolerances clause 8.04 Internal Door

Clearances states that ‘The installation of doors is defective if within three months of completion,

clearances between door leaves and frames and between adjacent door leaves are not uniform and if

not otherwise documented, a clearance between door leaves or between a door leaf and the frame is

defective if it is less than 2mm or greater than 5mm in width’.

The gaps around these doors must be adjusted to comply with this tolerance.


13. Paint Touch Ups

There are numerous minor paint defects such as runs, bare areas, cracks, marks and other irregularities

that need to be rectified throughout, too many to individually document in this report.

The Victorian Building Authority’s Guide to Standards and Tolerances clause 12.02 Surface Finish of

Paintwork, states ‘Paintwork is defective if application defects or blemishes such as paint runs, paint

sags, wrinkling, dust, bare or starved painted areas, colour variation, surface cracks, irregular and

course brush marks, sanding marks, blistering, uniformity of gloss level and other irregularities in the

surface are visible from a normal viewing position’.

All of these areas will need to be properly rectified and re-painted.


14. Render Blemishes

The render has been poorly finished with visible blemishes and marks that detract from the overall finish.

Area: Facade

The Victorian Building Authority’s, Guide to Standards and Tolerances clause 9.04 Cracking and Other

Blemishes in External Rendered Surfaces on Masonry Substrate states that ‘Obvious spot marks, due to

the composition of the material and other blemishes, are defects if they are visible from a normal

viewing position’.

The walls will need to be re-rendered so there are no obvious blemishes in the wall.

15. Window Sill Rubbers

There are window sill rubbers that are either short to the sides, or need to be straightened to prevent water

and pest ingress.

Area: Kitchen

The Victorian Building Authority’s Guide to Standards and Tolerances clause 8.02 Weather-tightness of

windows, doors, and window and door frames states that ‘Window frame and door frame installations

are defective if, due to the builder’s workmanship, they leak or cause unhealthy or dangerous

conditions, loss of amenity for occupants, undue dampness or deterioration of building elements’.

The window sill rubbers must all be properly installed along the entire length of the sill in accordance with

this requirement.


16. Brickwork Cleaning

There are areas of brickwork that still has mortar residue across the faces and edges of the bricks.

The Victorian Building Authority’s Guide to Standards and Tolerances clause 3.07, Masonry Facing states

that ‘Masonry faces are defective if they are not cleaned and free of excess mortar’ and clause 3.11,

Cleaning, Mortar Smears & Stains states that ‘Stains, mortar smears and damage caused by cleaning are

defects if they are visible from a normal viewing positioning’.

The faces and edges of these bricks will have to be properly and carefully re-cleaned.


17. Weephole Full of Mortar

There are weepholes that are being blocked by mortar, which does not allow water from within the brick-

veneer cavity to properly drain out.

Area: Under living window

The relevant Australian Standard, AS 4773 Masonry for Small Buildings requires in clause 10.5.3

Flashings and Weepholes that ‘Cavity flashing shall be drained by weepholes at 1200mm maximum

centres’. Additionally, Part 3.3.5.9 Weepholes, of the NCC’s Building Code of Australia (BCA) requires

that ‘Weepholes must be created in the course immediately above any flashing (including above any

damp-proof course acting as a flashing) and be at not more than 1.2m centres’.

The weepholes will need to be properly cleaned out with extreme care not to damage the damp-proof

course/cavity flashing that is located below it.

18. Flooring Gap

There is a gap between the floor boards of approximately 2mm outside the laundry doors, which looks

poorly finished, and he’s not in accordance with manufacturer’s installation requirements.

This must be rectified to match the surrounding areas.

19. Door Edges Chipped

The bottom edges of the door have been damaged either during transportation or installation/painting.

Area: Laundry

The builder warrants that the work will be carried out in ‘a proper and workmanlike manner’, and ‘with

reasonable care and skill’, which is not the case in this area, and should be rectified or the door replaced.


20. Brickwork Mortar Voids

There are voids and holes in the finished faces of the mortar joints.

The Victorian Building Authority’s Guide to Standards and Tolerances clause 3.09 Voids and Holes in

Mortar, states that ‘Voids and holes in mortar in masonry walls, excepting weepholes and vents, are

defects if they are visible from a normal viewing position’.

Additionally, Australian Standard AS 4773 - Masonry for Small Buildings requires in clause 11.7.1 that

‘All mortar joints shall be tooled and shall be free of cracks and holes’.

These voids and holes need to be properly patched prior to the affected areas being re-cleaned. Care must

be taken (which may require tests/samples) to ensure that the colour and texture of any mortar repairs

match the existing areas as closely as possible.


21. Ensuite Mixer Loose

The mixer tap in the ground floor ensuite has not been properly secured to the vanity basin.

This must be rectified.

22. Water Temperature

The hot water is excessively hot, much above 55 degrees, and should be fitted with a tempering valve to

limit the water temperature to a safe maximum.

This must be immediately rectified to prevent injury to the occupants.

23. Ground Level

The finished ground level has not been finished to fall away from the edges of the footings.

Area: Rear garage rock paving falls towards footings

It is a requirement of Part 3.1.2.3 Surface Water Drainage of the BCA, requires that ‘the external finished

surface surrounding a slab-on-ground must be drained to move surface water away from a Class 1

building and graded to give a slope of not less than 25mm over the first 1 metre from the building for

surfaces that are reasonably impermeable (such as concrete or clay paving); or 50mm over the first 1

metre from the building in any other case’.

These ground levels must be properly re-graded to move the surface water away from the footings.


24. Flooring Gap

There is a gap between the floor boards of approximately 1.5mm kitchen sink, which looks poorly finished,

and he’s not in accordance with manufacturer’s installation requirements.

This must be rectified to match the surrounding areas.

25. Slab Shrinkage Cracks

There are several minor shrinkage cracks (~1.5mm wide) in this slab, which should be monitored over the

next 24 months to confirm whether there is any structural movement.

Area: Garage

It should be noted that it does not appear to be anything more than shrinkage cracks at this stage, however

the owners should monitor these areas with reference to table 2.10 above, and notify the builder of any

changes.


26. Paving Colour

The painted finish on the concrete paving is already coming away from the concrete, which detracts from

the overall finish of this home.

The paving paint should be removed prior to the concrete being re-sealed and the colour reapplied.



Area: Master Ensuite shower



low spots’.






Area: Master Ensuite







29. Brickwork Lintel Mortar

The brickwork mortar has not been neatly finished at the steel lintels over the openings, which detracts

from the overall finish.

Area: Rear sliding door

The builder warrants that the work will be carried out in ‘a proper and workmanlike manner’, and ‘with

reasonable care and skill’, which is not the case in this area, and should be rectified so that it is neatly

finished in all areas.

30. Ensuite Mixer Loose

The mixer tap in the master ensuite has not been properly secured to the vanity basin.


31. Tile Overcut (Cover Plate)


The tiling has been incorrectly cut around the penetration, leaving a visible gap around the tiles, which has

been covered using a zinc plated cover plate.

Area: Master Ensuite shower

The problem with this is that the polished chrome shower rail will take many years to start showing signs

of rust, whereas the cover plate will almost immediately start to show signs of surface rust, which will

detract from the overall finish in this area. The poorly installed or damaged tiles should be re-cut to

properly fit around this area.

32. Window Air Leak

The window in the upstairs master ensuite does not properly close, allowing airleak through into this room,

which will reduce the energy efficiency of the home.


33. Flashing No Fall

The flashing in this area has been installed without fall (or negative fall), which will allow water to pool,

and has the potential to leak

Area: Balcony

The Victorian Building Authority’s, Guide to Standards and Tolerances clause 6.01 Leaks in roofing,

flashings and accessories states that ‘Roofing, including flashings and accessories, is defective if it leaks

under normal weather conditions and is due to the builder’s workmanship, causes unhealthy or

dangerous conditions, loss of amenity for occupants, undue dampness or deterioration of building

elements’.

This section of flashing should be rectified so it has fall away from the building.

34. Hinge Screws Missing


There are doors that are missing some of the hinge screws.

Area: Upstairs linen

All of the missing screws should be installed to ensure the proper operation of the hinges.

35. Return Air Power

The rear of the power outlets and switches in the return air void need to be guarded to protect persons from

electrocution while servicing the heater.

This item must be properly rectified for safety reasons.




Area: Bathroom







37. Return Air Not Clean


There is excess plaster dust and wood shavings in the return air void, which will be drawn into the heating

unit when first commissioned, greatly reducing the life of the filters.

This area must be properly vacuumed out to ensure long-term performance of the system.

38. Return Air Not Sealed

The return air void has not been fully sealed, allowing air to be drawn in from the external cavities through

the floor frame and into the heating system, which will greatly reduce the effectiveness and efficiency of

the unit, costing the owners additional money to heat their home.

This must be rectified immediately.

39. Joinery Door Alignment

The gaps around the joinery doors and drawer fronts are not properly aligned.

Area: Bathroom

The Victorian Building Authority’s Guide to Standards and Tolerances clause 10.04 Bench tops, cabinet

doors and drawer fronts states that ‘Unless otherwise specified, cabinet door and drawer fronts are

defective if they are not aligned, or do not have consistent gaps between them at handover, and can be

seen from a normal viewing position’.

The joinery in this area must be properly re-aligned in accordance with above.

40. Toilet Seal Loose


The toilet seat in the bathroom is loose, and needs to be secured to the toilet suite.




Area: Bathroom



low spots’.


42. Cleaning (Excess Paint)

There is paint overspray/excess paint that needs to be properly cleaned off.

Area: Light switch at top of stairs

The Victorian Building Authority’s Guide to Standards and Tolerances clause 18.08 Cleaning, states that

‘Owners are entitled to expect that the building site and works are clean and tidy on completion’.

This area will need to be properly cleaned in accordance with above.

43. Leaking Tap


The bath tap leaks when in use.

This must be rectified immediately.

44. Downlight Warning Sign

There are downlights fitted in this home, however there has not been a downlight warning sign installed

in the roof space at the access point.

Australian AS 3000 Wiring Rules states in clause 4.5.2.3.2 that ‘where recessed luminaires are installed

in an accessible roof space, a permanent and legible warning sign shall be installed in the roof space

adjacent to the access panel in a position that is visible to a person entering the space’.

A warning sign should be immediately installed into this roof space.

45. Insulation Missing


The ceiling insulation has not been installed in all areas, which will be reducing the effectiveness of this

home’s energy rating compliance.

Sustainability Victoria’s Energy Smart Housing Manual warns that ‘if ends and edges of batts are not

snugly fitted then up to 5% of the ceiling area will not be properly covered, which would lose up to 50%

of the potential insulation benefit’. Additionally, relevant Australian Standard AS 3900 Bulk Thermal

Insulation requires that the entire ceiling area be fully insulated.

The insulation needs to be installed in all areas to achieve the required R-value across the entire area.

46. Bathroom Mixer Loose


The mixer tap in the bathroom has not been properly secured to the vanity basin.


47. Insulation Bulkhead Wall

The vertical (bulkhead wall) areas have not been properly insulated, which will be greatly reducing the

thermal efficiency of this home.

Area: Skylights x 2

The relevant Australian Standard AS 3999 Thermal Insulation of Dwellings, Bulk Insulation – Installation

Requirements, states in section 3.2.4 – Continuity of insulation that ‘Bulk insulation shall be installed so

that it forms a continuous barrier with ceilings, walls, bulkheads, floors, or the like, that inherently

contribute to the thermal envelope (see example in Figure 3.2.4.1)’.

The missing insulation must be installed to achieve the required R-value across the entire ceiling area.


BUILDER’S RESPONSIBILITY TO RECTIFY

Your Building Contract;

The building contract you have with your builder is a legally binding contract, which amongst several other

things, outlines the specific details of your new home and the amount you will need to pay your builder.

Both your building contract and the Domestic Building Contracts Act (Act of Parliament in Victoria) have

warranties that your builder must provide you, which in part state;

i. The builder warrants that the work will be carried out in a proper and workmanlike manner and in

accordance with the plans and specifications set out in the contract.

ii. The builder warrants that the work will be carried out in accordance with, and will comply with,

all laws and legal requirements including, without limiting the generality of this warranty, the

Building Act and the regulations made under that Act.

iii. The builder warrants that the work will be carried out with reasonable care and skill and will be

completed by the date (or within the period) specified by the contract.

These warranties mean that your builder has a contractual obligation to rectify or otherwise justify all of the

identified items that breach any of your plans, specification, the NCC/BCA and all of the Australian Standards

referenced within it; and must do so in a proper workmanlike manner with reasonable care and skill.

The Building Surveyor’s Role;

Your builder may try to represent to you that because the building surveyor has approved a stage of works

then they do not need to address any additional items identified within this report, however this is not true.

The building surveyor only operates under and ensures compliance with the Building Act, not the Domestic

Building Contracts Act or your building contract, to which they are not party to. Any such representation

would only be from someone that is either ill-informed or attempting to mislead you!

While the building surveyor does play a regulatory role in the process of your new home’s construction, they

are not the final advocate on its quality or its compliance with your building contract or the Domestic Building

Contracts Act.

You should note that on completion of the construction of your home, the building surveyor will issue an

Occupancy Permit, however what most people are never made aware of is that Section 46 Effects of Occupancy

Permits of the Building Act clearly states that ‘An Occupancy permit is not evidence that the building or part

of a building to which it applies complies with this Act or the Building Regulations’. As a result, there is

very little protection for you from the surveyor, other than knowing your home complies with the minimum

regulatory requirements of the Building Act.

Nowhere in the Building Act does it state that a surveyor’s approval overrides compliance with the Domestic

Building Contracts Act, and vice-versa. Therefore, your builder has a regulatory obligation to comply with the

Building Act and a contractual obligation to comply with the Domestic Building Contracts Act.

Completion & Final Payment;

For your builder to have reached the completion stage of your home, at which point they are entitled to receive

their final payment, they must have completed all of their requirements under the Building Act and provided

you with a copy of the Occupancy Permit. They must also have completed your home in a proper and

workmanlike manner and in accordance with the plans and specifications; and all work performed by them

must also have been carried out with reasonable care and skill.

It should be noted that until your builder has achieved full compliance with these warranties then the works

remain incomplete, and the builder would not be entitled to receive final payment. The outstanding and newly-

identified items documented in the schedules below must be properly addressed by your builder for your home

to reach completion.


TERMS & CONDITIONS FOR THE PROVISION OF THIS REPORT

1. The Report is expressly produced for the sole use of the Client. Legal liability is limited to the Client.

2. No advice is given regarding the presence, or effect, of termites on the Property. A specialist company

should be approached to provide such certification if required.

3. Any dimensions given are approximate only. Should any dimensions be considered critical or important,

they should be accurately measured.

4. The Client acknowledges, and agrees that any comments contained in the Report relating to matters of an

electrical or plumbing nature are based on a visual inspection only carried out by the Inspector on the day

of the inspection, and should not in any way be relied upon by the Client as a substitute for obtaining expert

professional advice from a licensed electrician or plumber.

5. Any charge-out rate quoted relates to normal work and is not applicable for work relating to arbitration,

mediation, conciliation, expert witness, court appearance, document preparation, or any other legal

application.

6. The Report comments on only those features that were reasonably visible and reasonably accessible at the

time of the inspection, without recourse to viewing platforms, the removal, or moving of building

components, or any other materials of any kind or any other unusual methodology.

7. We have not inspected framework or other parts of the structure/property that are covered, unexposed or

inaccessible, and are therefore unable to report that any such part of the structure is free from defect.

8. Only those items in the Report that have been commented upon have been inspected. If there is no comment

against an item, it has not been inspected. The Inspector gives no undertaking that they will inspect all

items present on the day of the inspection.

9. This report, its layout and contents are the copyright of Correct Inspections. Any person, party or entity,

other than the party named as the client on this report hereof that uses or relies upon this report without our

expressed written permission is in breach of this copyright.

10. All advice given by the Inspector and not included in the Report is given in good faith. However, no

responsibility is accepted for any losses, either direct or consequential, resulting from the advice.

11. The Report is confirmation of a visual inspection of the Property carried out by the Inspector on the day of

the inspection and only covers those items that could reasonably be detected by such visual inspection at

the time of such inspection.

12. All statutory or implied conditions and warranties are excluded to the extent permitted by law.

13. To the extent permitted by law, liability under any condition or warranty that cannot legally be excluded,

is limited to supplying the Report again, or paying the cost of having the Report supplied again.

14. If the Report fails to conform in any material respect to the terms and conditions set out herein, then the

Inspector is not liable unless the Client notifies the Inspector of the failure within 28 days after the date of

delivery of the Report, and the liability of the Inspector is, in any case, limited to the cost of providing this

inspection, and the Inspector is not liable for any consequential damage.

15. The provisions of clause 13 above are subject to the provision of any statutory condition or warranty that

cannot legally be excluded.

16. Payment to the Inspector will be made at the time of inspection or prior to the supply of the report.

17. The terms and conditions contained herein constitute the entire agreement and understanding between the

Client and the Inspector, on everything connected to the subject matter of the Agreement, and supersede

any prior agreement or understanding or anything connected with that subject matter.

18. These are the standard terms and conditions under which we provide our service to you. When we provide

you our service, we do so on the basis that these terms and conditions make up the terms of the contract

between you and us, and you agree to be bound by these terms and conditions.

19. If you do not agree to be bound by these terms and conditions, then you must contact us prior to us providing

you our service to advise us that you do not want to make a contract with us, and do not want us to provide

our service to you.

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