A plus building inspections Adelaide
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General requirements Australian Standard 4349.1-2007
General requirements Australian Standard 4349.1-2007 In accordance with AS 4349.1, it is a requirement that an inspection agreement is entered into between the client and the inspector prior to the inspection taking place. The agreement outlines the scope of the inspection and its limitations.
Click here to see the Agreement page which contains the full terms of the agreement.
A GOOD HOUSE STARTS WITH A GOOD FOUNDATION
As a consultant to the SA Government, I was amazed to discover that many people were unaware that the major home builders in Adelaide, on average, build several hundred new homes each year for the SA Housing Trust. These homes are generally selected from the builders' standard range of plans.
The Government, unlike most first time new builders has inspectors employed to check the builders work, thus ensuring that the work meets current Australian Standards and the Building Code of Australia.
Each of these homes is thoroughly inspected at pivotal construction stages and prior to any progress payments being authorized.
- It is recognized that builders knowing that a house is to be inspected prior to approval of progress payments will generally direct their better trades to that dwelling, as they do not wish for the rectification of poor standard work to hold up their progress payment and cash flow.
- Over the years I have carried out hundreds of inspections of SA Government and private new build homes. Some of the problems that I have discovered range from minor framing errors to foundations being placed in reverse or on the wrong allotment. I have even turned up to find minimal or no work carried out at all with a project payment being sought. Imagine if you are out of state or overseas, it is possible that you could pay half the building cost and still have a vacant allotment.
- A staged project inspection package will provide you with the assurance and peace of mind that your house is built to comply with both the Building Code of Australia and Australian Standards. That any and all defects found will be recorded and passed on to the builder for rectification.
- It is recommended that inspections are carried out when a builder seeks payment at the completion of the following stages;
- PROJECT PAYMENT 1-FOUNDATIONS
- PROJECT PAYMENT 2-WALL AND ROOF FRAMING
- PROJECT PAYMENT 3-BRICKWORK AND ROOF COVERED
- PROJECT PAYMENT 4-INTERNAL LININGS
- PROJECT PAYMENT 5-SECOND FIX
- PROJECT PAYMENT 6 -PRACTICAL COMPLETION/HANDOVER
- We can also provide you with assistance Pre and Post Contract, we have experience of most forms of standard building contracts and are recognized for our skill in negotiations and conflict resolution.
Landlord/tenant dilapidation report
This report is essential for any landlord prior to signing up a new tenant. An inspection of the dwelling is carried out and a report is produced detailing the present condition of the property. The report is similar to the pre-purchase inspection report and is heavily photographed. The report not only lists defects within the property but will highlight any health and safety concerns that may need to be addressed prior to letting. The report should form part of the letting agreement, be provided to the tenant thereby alleviating many of the usual disputes associated with leases at expiration.
It is recommended that a planned maintenance assessment is carried out with this report.
With the rental market becoming more competitive, and rent in desirable neighborhoods increasing dramatically, the bond on the average rental is $1000 dollar and up. This is a significant outlay for most renters and there is always the worry of what you will get back at expiration of the lease or what additional costs above bond may be sought.
Most landlords are reasonable but with the rental market being taken over by large management companies it is rare to hear of many people obtaining a full bond refund. In some cases renters believe that they are not only paying rent, but also for improvements to landlords property.
It is therefore advisable for renters to seek an inspection report of the rental property prior to occupancy. This report will describe (heavily photographed), the present condition of the property. This should be included as part of their rental agreement. It is also useful to inform the landlord of any defects that need attention prior to your occupancy, especially ones in relation to Health and Safety.
If the report is carried out post let a copy will be sent to the landlord by Registered Mail. This not only ensures the landlord has obtained a copy of the report but gives the landlord an opportunity to confirm the reports content.
This report is an excellent base for the final renter/landlord inspection prior to bond release.
- It is recommended that a planned maintenance assessment is carried out with this report.
Planned Maintenance Surveys
Your car has a service manual, why not your building or house!
How often do you service your car! , once, twice a year. Not to forget the worry that you have if you miss the service period by even a few weeks. The car industry has it right, to extend the life and maintain the value of a vehicle, it needs periodic attention. Washing and waxing for paintwork, topping up of fluids and tuning of engine, checking wear of brakes , rotation of tyres etc etc. We know that a car generally has a life of only 8 to 10 years, but we lavish it with more attention and money than we do our houses which we want to last a lifetime.
$mall amounts spent early will $ave big amounts later
It is a misconception that repairs and maintenance should be put off for as long as possible, and that money should only be spent on a building when a major problem or failure occurs. Even in new buildings most people will believe that it will be maintenance free for many years, but that is often not the case.
Buildings are not static, they move with the seasons, expanding and contracting during extremes' of temperature. They endure exposure to rain, heat and uv from the sun, frost and external factors like reactive soils, tree roots, pests etc. Worst of all, poor design, workmanship or substandard materials during construction.
It is only through regular yearly inspections that the life of a building can be monitored and it is only through planned maintenance that the continuous protective care of the fabric, contents and site can be maintained.
A young tree may look esthetic but may grow to such an extent that foundations and underground plumbing are compromised. To remove the tree early at a minor cost may save $10k's later. Washing windows bi-monthly, this not only keeps the glass clear but removes the dirt and grime off of the frame , prolonging the paints protective coating thus extending paint life , repairs and eventual replacement.
- Following a through property inspection, you will be provided with a log book for your building. The book will detail the following;
- Date of Inspection and Report.
- Emergency maintenance items - work that must be carried out immediately for health and safety reasons, security or to prevent rapid deterioration of the structure or fabric. (repairs to broken windows, burst pipes)
- Corrective maintenance items - work required to bring a building up to an acceptable standard ( treatment for damp, subsidence)
- Planned Maintenance (short and long term) - every building element has a predicted life span to prevent failure of these elements we must address them within a given time frame, (cleaning gutters, silicon sealants and painting).
- Specialist maintenance (air conditioning, heating termites and security).
- Responsibilities - Who is responsible for managing maintenance
- Warranties - All building work carries a warranty and any and all work should be recorded . The log should contain; contractor responsible (name and contact ), work carried out, date completed and warranty offered by contractor or statute. A note should also be diarized with the maintenance manager so that inspection of the works can be carried out prior to the end of warranty.
The log book should also include (if available), all plans and specifications of the building , site plans for all services, sewer, electrical, plus any and all revisions.