Common issues found in new build staged construction inspections.
By Clear View Property Inspections|January 12, 2024
Below we have outline the common stages inspected and the most common defects we find regularly.
Common issues we find during our inspections:
Pre-Slab inspections: The builder always gets us in to inspect our pre-slab inspection generally the day before they pour the slab and after the engineer has already been onsite and done their checks.
We 100% of the time find issues and question the builder how the engineer missed these issues. There answer is generally there not sure how it was missed! We believe that most of the time the engineers do not attend. We were advised by a concrete company that there procedure is to send images to the engineer prior to pouring!
The most common issues we find during our pre-slab is structural steel issues, Missing reinforcement, reinforcement not spliced correctly, waffle pods in the wrong location, Vapour barrier issues, engineering details not followed. Concrete piers in the wrong locations and not under the ribs. Ribs and beams wrong width! The list goes on. Sometimes our defects are so substantial the builder delays the pour for repairs to be completed and our reinspection.
Framing inspection: During our framing inspection we inspect entire frame and all structural steel components. We check against framing companies’ specifications, bracing and tie downs and Engineers specifications. Its important you request framing drawings from the Builder. This allows us to check all tie downs and bracing design. We always get these drawings and there is only one builder we have issues with that refuses to give these drawings because they don’t want there worked checked! Shonky!
Common issues we see are missing panel bracing, missing strap bracing, bracing installed incorrectly, missing tie down bolts and upper and lower-level tie downs. Missing fixings, walls out of plumb and square! Frame overhang can also be a common problem Flooring installed with insufficient fixings. These can be common issues we find.
Pre-lining Inspection: During this inspection we are able to check all exterior brickwork or cladding pending the design. Roof coverings, Sarking, Gutters and down pipes, window installation etc
The most common issues we find at this stage is excessive brick overhang, Roof flashing issues and non-compliance, Articulation joints in the wrong location and not installed as per the NCC. Window surrounds not sealed correctly; previous defects form framing inspection not fixed! Plumbers and electricians hacking into framing to pass their services through.
Waterproofing/lock up: At this stage we recommend checking waterproofing to all bathrooms, laundries and Balcony’s. We will check against AS3740-2010 or AS3740-2021 pending when your DA was approved.
Most common issues is non-compliance to the National Construction code, the relevant waterproofing standards and the waterproofing manufacturer requirements. Sometimes we can not check manufacturing requirements as we are not advised of the product used. Most of the time we can find empty drums onsite which allows us to check the manufactures manual.
Usually we find penetrations not sealed, missing fillets, no bond breakers to junctions and joints, missing water stops, no floor waste flanges.
Waterproofing is a major part of the build and if not completed correctly you will be likely be up for a new bathroom within 10 years of the build. It will last long enough for builder to be long gone which is 6 years statutory warranty for major defects or 2 years for minor.
PCI-Practical Completion: This stage should be mainly finishes if you have completed all other inspections with us. If you haven’t, we would try inspect all areas but a lot of things are covered up now and the inspection cost will cost more because we are having to inspect areas that should have been inspected by now.
Common issues at this stage is Pavement surrounding home is not compliant, Bathrooms fans not ducted to exterior, insulation incomplete, Poorly painted surfaces, plasterboard with tool marks, Tiles with defects and wet area junctions not caulked, Kitchen tiling, and stone tops unsatisfactory, Poorly executed door hardware ie installation of door hardware, External doors not sealed, Garage floors dirty with stains, paint and old building debris as the floor is generally not protected during construction. These are some items we find regularly.
For some sample reports and more infor head to our website.
www.clearviewpropertyinspections.com.au
Common issues we find during our inspections:
Pre-Slab inspections: The builder always gets us in to inspect our pre-slab inspection generally the day before they pour the slab and after the engineer has already been onsite and done their checks.
We 100% of the time find issues and question the builder how the engineer missed these issues. There answer is generally there not sure how it was missed! We believe that most of the time the engineers do not attend. We were advised by a concrete company that there procedure is to send images to the engineer prior to pouring!
The most common issues we find during our pre-slab is structural steel issues, Missing reinforcement, reinforcement not spliced correctly, waffle pods in the wrong location, Vapour barrier issues, engineering details not followed. Concrete piers in the wrong locations and not under the ribs. Ribs and beams wrong width! The list goes on. Sometimes our defects are so substantial the builder delays the pour for repairs to be completed and our reinspection.
Framing inspection: During our framing inspection we inspect entire frame and all structural steel components. We check against framing companies’ specifications, bracing and tie downs and Engineers specifications. Its important you request framing drawings from the Builder. This allows us to check all tie downs and bracing design. We always get these drawings and there is only one builder we have issues with that refuses to give these drawings because they don’t want there worked checked! Shonky!
Common issues we see are missing panel bracing, missing strap bracing, bracing installed incorrectly, missing tie down bolts and upper and lower-level tie downs. Missing fixings, walls out of plumb and square! Frame overhang can also be a common problem Flooring installed with insufficient fixings. These can be common issues we find.
Pre-lining Inspection: During this inspection we are able to check all exterior brickwork or cladding pending the design. Roof coverings, Sarking, Gutters and down pipes, window installation etc
The most common issues we find at this stage is excessive brick overhang, Roof flashing issues and non-compliance, Articulation joints in the wrong location and not installed as per the NCC. Window surrounds not sealed correctly; previous defects form framing inspection not fixed! Plumbers and electricians hacking into framing to pass their services through.
Waterproofing/lock up: At this stage we recommend checking waterproofing to all bathrooms, laundries and Balcony’s. We will check against AS3740-2010 or AS3740-2021 pending when your DA was approved.
Most common issues is non-compliance to the National Construction code, the relevant waterproofing standards and the waterproofing manufacturer requirements. Sometimes we can not check manufacturing requirements as we are not advised of the product used. Most of the time we can find empty drums onsite which allows us to check the manufactures manual.
Usually we find penetrations not sealed, missing fillets, no bond breakers to junctions and joints, missing water stops, no floor waste flanges.
Waterproofing is a major part of the build and if not completed correctly you will be likely be up for a new bathroom within 10 years of the build. It will last long enough for builder to be long gone which is 6 years statutory warranty for major defects or 2 years for minor.
PCI-Practical Completion: This stage should be mainly finishes if you have completed all other inspections with us. If you haven’t, we would try inspect all areas but a lot of things are covered up now and the inspection cost will cost more because we are having to inspect areas that should have been inspected by now.
Common issues at this stage is Pavement surrounding home is not compliant, Bathrooms fans not ducted to exterior, insulation incomplete, Poorly painted surfaces, plasterboard with tool marks, Tiles with defects and wet area junctions not caulked, Kitchen tiling, and stone tops unsatisfactory, Poorly executed door hardware ie installation of door hardware, External doors not sealed, Garage floors dirty with stains, paint and old building debris as the floor is generally not protected during construction. These are some items we find regularly.
For some sample reports and more infor head to our website.
www.clearviewpropertyinspections.com.au
