Pre-Slab to Fixing Stage Independent Inspections Recap

Pre-Pour Independent Inspection 

• Waterproof membrane was pierced.Part 3.2.2.6 Vapour Barriers of the BCA that ‘A vapour barrier must be fully sealed where punctured (unless for service penetrations) with additional polyethylene film and tape.’
• The ends of a number of reinforcement bars from within the internal ribs, as well as the mesh in a lot of areas, are either touching or are too close to the side boxing.Part 3.2.3.2 Steel Reinforcement of the BCA that ‘Footings and slab-on-ground must have concrete cover between the outermost edge of the reinforcement (including ligatures, tie wire etc.) and the surface of the concrete of not less than 40mm to external exposure.’
• There have not been any provisions made for mass concrete pads to be formed under the DS1, TS1, DSX, TSX and TS concentrated point loads or the additional reinforcement installed as specified on Sheets 1 & 2
• The vapour barrier around all of the pipe penetrations has not been taped and sealed to them.Part 3.2.2.6 Vapour Barriers of the BCA that ‘A vapour barrier must be taped or sealed with a close fitting sleeve around all service penetrations.’
• In addition to the above the vapour barrier needs to be repaired where it has been cut out for the meterbox pole.
• The mesh across the front of the Master Bedroom and the rear of the Alfresco is not being properly supported on chairs or and is currently sitting hard down on the Waffle, which it requires clearance from it.
• The mesh to the widened footing in front of the left hand side of the Master Bedroom still needs to be installed as detailed.

Frame Stage Independent Inspection

• Breaches in construction of approved engineering design. (We had 23 of them. This ranged from missing screws, metal straps not afixed, items not bolted down.)
• Breaches in installation of engineer recommendations for the roof trusses. (This became a MAJOR issue over the next 2 months).
• Missing lintels.
• Missing noggins. (Australian Standard AS/NZS 2589.1 Gypsum Linings In Residential and Light Commercial Construction – Application and Finishing , clause 7.6.2)
• Breaches in installation of holes in studs and plates (Australian Standard A.S 1684 Residential Timber-Framed Construction, clause 6.2.1.4 Notching, Trenching and Holes in Studs and Plates)
• Roof beams have been tied or bolted down: Australian Standard, A.S 1684 Residential Timber-Framed Construction, clause 9.5 Nominal Fixings (Minimum Fixings), that ‘Verandah beams and roof beams shall be joined to posts with 1/M12 or 2/M10 bolts’.
• Breaches in cavity widths with regards to pipes. (Part 3.3.4.2 Width of Cavity of the BCA and Australian Standard, A.S.3700-2001 Masonry Structures, clause 11.4.13)
• Floor Slab short pours leaving frame overhanging. (The Building Commission’s Guide to Standards and Tolerances clause 4.08 Bottom Plates that Overhang Concrete Slabs)
• Floor slab boxing faults leaving slab protruding out past frame. (Australian Standard, A.S.3700 Masonry Structures)
• Wrong type of windows / sliding doors installed.
• Bricking over problem areas before being addressed.

Pre-Plaster Inspection

Included re-inspection of frame items. A number of Framing items were still not addressed and new pre-plaster items were added to the list. This required additional inspections:
3 x Pre-Plaster Re-inspections
1 x Engineer inspection of Frame installation
1 x Engineer re-inspection of the Frame installation

• Not all framing issues were fixed.
• Fans were not vented externally. (Part 3.8.5.2 Ventilation Requirements of the BCA).
• Insulation was not fully and correctly installed - there were gaps. Also as plywood bracing was installed prior to it so was missing in areas.
• Insulation was missing from the Master bedroom side projection and the Activity room onto the Porch.
• Ceiling insulation was also missing over master bedroom flat roof projection.
• Sufficient noggins were not installed to support the wall sheets. (Australian Standard AS/NZS 2589.1 Gypsum Linings In Residential and Light Commercial Construction – Application and Finishing , clause 7.6.2)
• Corner studs on adjoining walls were not fixed correctly - will cause cracking down internal plastrer corners. (The relevant Australian Standard, A.S 1684 Residential Timber-Framed Construction - Simplified, clause 6.2.1.3)
• Breaches in installation to manufacturer recommendations
• Breaches of building regulations. (Australian Standard A.S 1684 Residential Timber-Framed Construction, clause 6.2.1.4 Notching, Trenching and Holes in Studs and Plates)
• Roof sarking was not properly resealed where it was breached by piping/ flue etc. (A.S/NZS 4200.2:1994 Pliable Building Membranes and Underlays, Part 2: Installation Requirements) 

 

Fixing Independent Inspection

Included re-inspection of Pre-plaster items. A couple of items were still not addressed and new Fixing items were added to the list.

• Breach of Part 3.2.2.6 Vapour Barriers of the BCA that ‘The vapour barrier must be placed beneath the slab so that the bottom surface of the slab is entirely underlaid and extends under edge beams to finish at ground level in accordance with Figure 3.2.2.3.’
• Breach of The Building Commissions, Guide to Standards and Tolerances clause 3.06 Blending and Matching of Masonry – New Work’ states that ‘Masonry areas that vary in colour are defective if the units are not mixed and/or distributed in accordance with the manufacturer’s installation instructions’.
• The Building Commissions, Guide to Standards and Tolerances clause 3.05 Blending and matching of Masonry – Repair Work, states- ‘Mortar repairs should be carried out to match existing mortar as closely as practical’.
• Loose brick.
• Balcony post stirrup not installed straight.
• 6mm gap above overhead kitchen cupboards and underside of original plaster bulkhead.

Other items that were noted during the time which had to be fixed:

• Wrong colour kitchen overhead cabinets
• Wrong Foxtel TV point installation (was daisy chain instead of STAR configuration)
• Surround sound pre-wire installation
• Master Ensuite bath was boxed but it is supposed to be freestanding
• Obscure glass missing
• Heating/Cooling duct goes through a wardrobe and snakes through the upstairs bathtub.
• Whirly bird missing
• Second mixer in shower missing
• External vents for all ground floor fans missing (inspection picked this one up also)
• Mortar damage on glass all around the house
• Study feature opening missing