Services
We offer the following range of services that will protect you right through the building process.
Pre-Contract Documentation Review
Pre-Settlement Inspections (for Off-the-Plan Purchasers)
VCAT Inspections & Compliant Reports
All inspections include:
- A comprehensive and detailed written report.
- Fair and reasonable telephone support after our report is delivered.
PRE-CONTRACT DOCUMENTATION REVIEW
Why would you sign a Building Contract without fully comprehending what has been inserted in it? Sure these are standardized contracts and your builder is not going to start changing the wording or clauses, but that doesn't mean you shouldn't have your contracts checked to ensure the particulars and schedules have not been overly weighed towards the builder as they normally are!!!
Are your progress payments in line with industry standards or are you paying more up front? Which is why a lot of projects drag on towards the end, because the builder has already taken his profit out of your job?
Are the agreed damages adequate? And on what basis have they been established? Are they as fair to you as they are to the builder?
Should the items nominated as Prime Cost Items or Provisional Sums actually be in the fixed price part of your contract to avoid you having to pay more should the cost of these items blowout?
FRAME STAGE INSPECTION
This inspection is carried out after the frame has been approved by the private Building Surveyor who was appointed by your builder. It is a more detailed inspection than the one carried out by the builders surveyor (who would normally only take 10-20 minutes and may have several hundred jobs on for your builder at any one time!!), and includes-
The checking of the as-poured concrete slab for any exposed steel around its perimeter, any blowout along its sides that will potentially block the cavity width
- The slabs levelness and finish is also checked.
- The sitting and fixing of the walls to the concrete slab for any bottom plate overhang.
- The checking of the constructed wall frames for their compliance with the Building Code, their plumbness and the correct installation of their bracing.
- The checking of the roof truss installation and bracing.
- We also systematically go through the approved engineering design to ensure that the as-built structure is compliant.
PRE-PLASTER INSPECTION
This inspection is carried out just prior to the plastering of the walls and ceilings. After the plumbers, electricians, heating, cooling and other contractors are finished with the installation of their pipe work and cabling, and after the carpenters have finished straightening the walls, hanging the external doors and fitting the shower bases and baths.
This inspection will pick up the changes and modifications that have been made to the framework of your new home, since the Frame was originally inspected. This is very important because most of the above mentioned trades will either cut, check into, or drill through any framing members that they need to, to get their service in, regardless of its importance. The carpenters will plane back the edges of the studs to straighten the walls, often reducing them to below the minimum design size required. It is not uncommon for some of the diagonal bracing to be removed to allow for the installation of baths and/or other fixtures.
Items checked during this Inspection-
- The wall frames for their compliance with the Building Code, their plumb and straightness, and the correct installation of their bracing
- The window frames for correct installation.
- The guttering, fascia and eaves for their level, straightness and correct installation.
- The roofline and tile installation.
- All shower bases are checked for correct installation in accordance with their manufacture's guidelines.
- All baths are checked for proper support.
- Ducting for WC exhaust fans having been properly installed.
- Timber door sills are properly flashed.
If the brickwork has been installed at this stage it is also checked for-
- Level, plumbness, straightness and to make sure that it is in alignment
- The proper placement of articulation joints, flashings and weepholes.
- The correct clearances between the windows and the brick sills.
- The correct bearing of the brick walls onto the concrete slab.
- The cavities are check to ensure no build up of excessive mortar.
- A simple strength test is carried out on the mortar. Further testing may be recommended.
If installed, the insulation is also checked for its correct fitting along with any other 5 Star Energy compliance requirements.
PRE-HANDOVER INSPECTIONS
Most supervisors will rush you through the Handover process, preying on your eagerness to move into your new home and your ignorance of what's acceptable or not. You should remember that a supervisor goes through this process 1 or 2 times a week, while most home owners would only do it 1 or 2 times in their life, so who do you think is the more skilful at it? That's why this inspection is a must for all new home owners.
This inspection covers more than 500 aspects of your new home, including but not limited to:
Externally
- The brickwork for level, plumbness, straightness and to make sure that it is in line.
- The proper placement of articulation joints, flashings and weepholes.
- The correct clearances between the windows and their brick sills.
- The correct bearing of the brick walls onto the concrete slab.
- A simple strength test is carried out on the mortar. Further testing may be recommended.
- The properly cleaning off of mortar from across the faces of the bricks.
- Chipped bricks and/or holes and other imperfections in the mortar finish.
- If your home has been constructed using other external claddings such as Hebel panels or weatherboards obviously these would be thoroughly checked with the same diligence.
- The guttering, fascia and eaves for their level, straightness and correct installation
- Colorbond gutters, fascias and flashings for damage to their pre finished paintwork.
- The roofline and tile installation.
- All glazing for scratches and chips.
- All infills, cover boards and linings are checked for correct installation.
Internally
- All doors for correct clearances and function, as well as the door furniture for its operation.
- All windows reveals are check for bows, sagging or twists that may indicate improper fitting.
- All plaster joints for tool marks, scratches and sanding ridges.
- All ceilings for correct installation and for visible joints.
- All cornice lines for level and straightness.
- All walls and the skirting boards for their straightness.
- All external corners for their straightness and to ensure that they are in line.
- All kitchen cupboards and vanities and the bench tops for scratches and correct installation.
- All tiling & grouting for level, straightness and finish.
- All cut-outs around taps for correct sizing.
- All tile junctions and joints that should be caulk sealed.
- All painted surfaces for coverage, blemishes and paint runs. As well as the surrounding areas for over painting and paint where it shouldn't be. Nail holes are also checked for proper filling.
- All baths are checked for proper support.
- All other plumbing fixture and fittings for correct installation.
This inspection is carried out towards the end of, but prior to, the expiry of your Maintenance Period. While most problems can be detected during the building process, some actually need the house to be lived in before they become evident, with the heating or cooling units on, the water running, doors and windows opening and shutting and others items that may by affected by the suns drying effect on them.
This inspection covers all of the items in the Pre-Handover Inspection, except for the ones that are no longer applicable because the house has been lived in, i.e. paint finishes, scratches in the window glazing and chipped bricks to name just a few.
FIXING/PAINTSTAGE INSPECTIONS
This inspection is an in between so clients like to have it done as it expediates the Pre Handover inspection and all of the plaster and cornice lines are checked for straight and levelness, along with any plaster columns or recess that are checked for squareness.
PRE-SETTLEMENT INSPECTIONS (When Purchasing Off-the-Plan)
This inspection covers the checking of all of the presented fixtures, fittings and finishes as detailed in our Pre-Handover Inspections. However these inspections are for properties purchases under a Sales Contract and not a Domestic Building Contract.
RE-INSPECTIONS
These can be arranged if you are not comfortable with checking through your builders rectification work yourself, or are not happy with what your builder has done in rectifying a problem. These can be arranged with your builder and yourself to work through a rectification schedule and/or procedure if required.
Should you require any other type of inspection or service, please contact us to discuss your requirements.
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