New home inspections

Normal handover inspections,often called certificate of practical completion, pre - settlement, final inspection and many other names.

This involves a walk through the new dwelling with the builder and or their supervisor, to confirm that the contract has been duly performed to the owner's satisfaction, apart from minor defects or omissions which are agreed to and listed at the time of inspection. The owner then signs a payment authority slip for the builder's final payment approval.

The definition of practical completion means the property is ready to move in to.

All contractual obligations have been completed and the trades have finished the work apart from the listed defects which are about to be handed to the builder after your professional inspection.

Any in completed items such as paving, driveways, landscaping, tanks, fences etc must all be completed before the inspection. These items if not completed correctly may compromise the building or pest barrier, and this may affect current warranties.

This system should be more effective now that supervisors must be licensed by the B.S.A.

It is hoped that the supervising of trades will become much stricter with a smaller degree of defects being exposed at the completion of works.

The completion of defects inspections is very different. All areas are accessed as per A.S. 4349.1-2007.

This involves the roof if accessible with a 3.6 metre ladder placed on the ground, the ceiling void, a complete internal inspection (inside cupboards, checking the falls to waste etc), External areas fo the home and the site to 30metres. This is a very detailed inspection and usually takes around 2 hours on site. Ray takes photo's of the defects that he finds and the ones that the supervisor has noted.  A lot of these are included in your report.

Just a few of the defects that we have come across that may surprise you as being present in a new home:

EXTERNAL ROOF

a. Gutters with mortar droppings and bricks inside which will impede water flow and could cause blocking.

b. Scratched and dented colour bond roof sheeting

c. Rust spots from angle grinding sheets or flashing

d. Improper flashing installation to walls or parapets

e. Tiled roofs with poorly re-laid or cracked tiles after insulation has been installed by removing tiles for access (and missing tiles)

f. Loose gutter clips & joint leaks to guttering and down pipes

g. Paint drips on roofing & poor sealing to windows on upper levels

h. Some old roof sheets used on new roof

ROOF VOID

a. Poor distribution of insulation and part of insulation left in storage bags

b. Insulation over halogen down lights

c. Broken trusses

d. Improper batten fixing to hips and valleys

e. Walls compromised by service penetrations by ducted vacuum or other penetrations

f. Down light positions compromising ceiling battens or trusses

g. Improper flashing insulation to gable ends

h. Improper man hole size and spacing

i.  Leaks in the gable ends, through the flashing or the roof.

INTERNAL

a. Nails pop in ceilings

b. Incomplete paint & drips to windows and doors and walls. Dirt in the paint.

c. Drummy tiles and poor sealing

d. Poor service penetration to wet areas

e. Incorrect ducting to range hoods

f. Improper venting in fridge spaces

g. No fall to floor waste in wet areas

h. Window chips and cracks.

i. Incorrect installation of internal and external doors.

EXTERIOR

a. Paths incorrectly installed with back fall.

b. Termite barrier breeches

c. Weep hole compromises

d. Inadequate carport bracing and fixing

e. Timber structure compromises by gardens or ground levels

f. Pool fence comprises

g. Decks incorrectly designed and placed

h. Water tank installation breeches and leeks

i. Builders rubbish left in sub floor areas and behind fences and walls.

j. Incomplete painting to difficult access areas

k. Inappropriate landscaping

l. Health & safety issues (chance of falling etc)

DEFECTS BUILDING INSPECTION ON YOUR NEW HOME

What To Do

Your builder will advise you that the property is ready for handover/ presentation or completion.

This is when you advise them that you are going to have a licenced building inspector, of your choice, carry out a defects report as per AS4349.1 -2007.

Call Judy on 1300 761 506 and she will organise the inspection with the builder for you.

You are most welcome to meet Ray on site.  He will discuss the inspection with you.

We will then compile the report which you will receive by email usually the next day and a builders list will be included if required.

The report will include photo's of the defects to help all parties identify easily the areas of concern. Major item photo's are included in the builders list.

The builder then rectifies any defects and then you may feel confident in signing off on the completion paper work.

A professional inspection will always reveal more information than an untrained eye.

Even though Uncle Bob may have had building experience he is not qualified, insured or licenced to do the inspection on your behalf.

If you have questions regarding the process please

CALL

PRO-CHECK® BUILDING SERVICES

 1300 761 506 7am - 7pm, 7 days

If the phones are busy  or not answered please email or leave a message, as sometimes we are on other phones or in an area where there is no or poor phone service.