sample - roscon defects reports... · 2019. 1. 21. · as4654.2-2009. the report provided by...

Forensic Building Defects Report1 Sample St Suburb VIC 3000 (PS 654321)Sam

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Roscon Property ServicesRoscon Property Services is the first property services provider to introduce central streamlined systems integrating propertymaintenance and quality controlled reporting services accredited by International Certifications, dedicated to support OwnersCorporation managers.

Since 1987 we have evolved from our history of developing and constructing prestigious residential and high profilecommercial/ industrial landmark projects. We have extended our service capabilities through our extensive construction, stratamanagement and professional property services experience gained over 25 years, and filled the void between three propertyindustries.

Built on solid foundations our clients rest assured in the comfort of knowing they're supported by Registered BuildingPractitioners, qualified professionals, fully insured and committed in protecting their responsibility to valued clients.

Mission Statement"It is the policy of Roscon Property Services to deliver property Maintenance services to its clients in the most efficient andtimely manner while respecting legal and statutory requirements. Roscon Property Services Pty Ltd operates under ISO 9001-2000 in the completion of its services. All staff & sub-contractors are expected to work according to our policies andprocedures. The system employed by Roscon Property Services Pty Ltd is reviewed annually in order to ensure itsconsistency".

Instructed ByName

Company

Address

Inspected & Compiled byAction Name Date

Prepared By

Inspected By

Reviewed By

Approved By

On Behalf Of Roscon Property Services

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21/12/2018

Dear Manager,

Thank you for using Roscon Property Services Pty Ltd for your Forensic Building Defects Report. I have attached a copy of the report that has been compiled by an experienced auditor.

Should you require further assistance or need clarification of anything that is contained within the report then please do not hesitate to contact us.

The attached report includes the following:

Part 1 Executive Summary

Part 2 Carpark Roof

Part 3 Detailed Defect Report

Part 4 Videos

Part 5 Terms & Conditions

The team at Roscon Property Services are available to assist you with any rectification concern that may eventuate and lookforward to your call. Thank you for your continued business.

Yours Sincerely Roscon Property Services Pty Ltd

Paul CummaudoManaging Director AREI, RBP , CRE, Licensed Estate AgentRegistered Building Practitioner DB-U 13329, CB-U 4272 Member REIV, MBAV, SCA, NCTI

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Roscon Property Services were engaged by Body Corporate manager to conduct a Forensic Building Defects Report for the property at 1 Sample St Suburb VIC 3000. The initial investigation was undertaken on Friday 7th December 2018 at approximately 9:00am. The weather on the day of inspection was extremely windy. Due to the weather conditions, a secondary inspection was undertaken on Wednesday 19th December 2018. The weather on this day was fine with slight clouds.

The following areas were inspected at the property:

External Facades.Ground Floor car park.Common area hallways and staircases.A brief inspection of Unit 3 and 17 balconies.Carpark Rooftop.Topmost Rooftop.

The following major defects were identified at the property:

The carpark rooftop has multiple issues that have caused water ingress into the carpark and abutting apartments. Waterproofing of the carpark rooftop has failed prematurely.Unit 17's Master bedroom window soffit has significant water damage. As water tracks down the wall cladding, it is able to ingress through gaps within the trim installed. No form of sealant has been placed.The soffit of the middle portico has been water damaged. This is similar to the issue seen in Unit 17's Master bedroom window soffit.Pit lids within the car park were significantly lower than the finished floor level of the carpark driveway. These lids are propped up by timber and crushed rock which will splint and give way, causing the lids to drop further over time.All three main staircases are comprised of timber construction. This is a combustible material.Entry door to the sole-occupancy unit of Unit 17 has no FRL, indicating that it is unable to resist the spread of fire. It is believed this is a common occurrence within all unit's of the building.No fire seperation between Unit's 21 and 22 has been observed within the ceiling cavity. Balustrade of Unit 17's western balcony was found to move with minimal force applied. This is a major safety hazard as it is unable to resist any load applied.Several service penetrations within the car park have not been properly sealed with a fire collar or fire-rated sealant. These are unable to resist the spread of fire between compartments.

The following Forensic Building Defects Report provides a detailed summary of all findings identified during the inspection of the property. All recommended rectification works are brief in nature and should be planned in much greater detail prior to being carried out. Additionally, any works to be completed should be done in accordance with the current NCC, Australian Standards, the Guide to Standards and Tolerances and all other relevant building codes and regulations.

Part 1: Executive Summary

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Property Details:

The property at 1 Sample St Suburb VIC 3000 is classified as Type A construction within Class 2 and 7.

Image 1: Works commenced at the property as observed from NearMaps dated 2nd October 2012.

The Occupancy Permit, Building Permit, and Architectural Drawings were not provided to Roscon. From the details above, Roscon believes that the Building Permit was issued in 2011. The applicable NCC edition is the NCC 2011 Volume One.

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Water ingress issues into apartments and into the carpark below have occurred in the past. Construction has attempted rectification works by installing liquid-applied waterproofing membrane and and redirecting downpipes along the eastern facade.

Currently, the carpark roof is comprised of a concrete substrate with liquid applied waterproofing membrane. A total of six floor wastes were observed. The parapet walls that enclose the roof is comprised of blockwork that has been entirely rendered over. Rendered articulation joints are to be raked out. A backing rod and a suitable flexible sealant for outdoor-use is to be installed.

Main issues observed:

Water ingress into the car park through the slab.Efflorescence on outer wall.Water ingress into balconies and habitable rooms of abutting apartments.

Key findings:

No fillets have been installed at corners joints throughout the roof.No overflow provisions have been provided.Downpipes have been fixed into the roof with no provision for annular space or movement.Multiple areas within the waterproofing membrane have blistered and popped, allowing water ingress to occur into thecarpark below. The waterproofing membrane applied was found to be less than 1 mm thick.A total of 6 floor wastes have been installed.The size of floor wastes were all measured to be 100 mm in diameter with waterproofing membrane lapped in.The relative height of the majority of floor wastes against the slab were found to be elevated or flat.The majority of slopes surrounding floor wastes tend to fall away from the floor waste

A report was provided to Roscon that was compiled by on 8th July 2016. It states that the original approved design of this roof section was to be a metal deck roof. However, a variation between the client and builder was agreed upon to leave the concrete roof as is.

Part 2: Carpark Roof

Apart from the number of floor wastes present and floor waste size, these key findings are non-compliant with AS4654.2-2009.

The report provided by Building Consultants International Pty Ltd states that the roof has been altered as an agreed variation by both parties. As no drawings have been provided to Roscon, the roof type, as well as the waterproofing specifications and recommendations by the manufacturer could not be determined.

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Image 1: Water ponds and directly adjacent to balconies facing east. There are inadequate falls towards floor wastes.

Image 2: No overflow provisions or fillet joints observed throughout roof section.

Image 3: Sarking visible underneath cladding. Flashing has not been lapped properly with waterproofing membrane.

Image 4: Waterproofing membrane has blistered and popped allowing water to ingress through.

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Recommended Rectification Actions:

The following rectification actions is to be undertaken by the builder and conducted in accordance with today's waterproofing standard of AS4654.2-2012.

1. Rake out downpipe penetrations of rigid material.2. Remove and dispose lower sections of wall cladding and any flashing sitting on the slab.3. Strip off render on the top and side of parapet walls facing the balcony. Prime surface so that is smooth and without voids

for the application of waterproofing membrane.4. Strip off the existing waterproofing membrane so that the bare substrate underneath is exposed.5. Repair any cracks within the concrete substrate with an appropriate epoxy resin.6. Install concrete hob with a minimum height of 100 mm around surrounding apartments. Ensure that this minimum height is

met after the installation of new screed.7. Measure out an appropriate size and locations for overflows into parapet walls. Core drill into parapet walls and install

preformed outlets into overflow provisions.8. Install 15 mm x 15 mm fillets to all corner joints, as required by Clause 2.7.9. Install a collar around downpipes penetrating the slab as detailed in Figure 2.10 of AS4654.2-2012. Ensure there is

sufficient annular space for pipe movement.10. Clean and prepare substrate for waterproofing membrane application. Ensure surface is smooth, without protrusions,

voids and is dry prior to application, as required by Clause 2.5.3.11. Apply the first layer of waterproofing membrane in accordance with AS4654.2-2012. Ensure a vertical termination of

100 mm is met throughout all walls/hobs and to the maximum height of collars on downpipes. Lap membrane into floor wastes and overflow provisions in parapet walls. Apply waterproofing membrane up and over parapet walls.

12. Allow to cure as per manufacturer's specifications. Physical protection may be used to protect membrane during this process in accordance with Clause 2.14.

13. New screed is to be installed and graded to fall towards floor wastes. Ensure that an adequate fall is made to prevent ponding of water on the roof. A fall of no flatter than 1 in 100 is required as per Clause 2.5.2.

14. Install 15 mm x 15 mm fillets to all corner joints, as required by Clause 2.7.15. Apply the second layer of waterproofing membrane in accordance with AS4654.2-2012. Ensure a vertical termination

of 100 mm is met throughout all walls/hobs and to the maximum height of collars on downpipes. Lap membrane into floor wastes and overflow provisions in parapet walls. Apply waterproofing membrane up and over parapet walls.

16. Allow to cure as per manufacturer's specifications. Physical protection may be used to protect membrane during this process in accordance with Clause 2.14.

17. Install wall cladding in accordance with the manufacturer's specifications. Ensure that DPC/flashing terminated underneath cladding.

18. Pack and install an appropriate backing rod and sealant into the underside gap of wall cladding.19. Install over flashing onto downpipes sealed with a clamp and an appropriate sealant for outdoor-use.20. Install parapet capping onto parapet walls. This is to have a 3 degree fall towards the roof. Fasteners are to be placed

on both verticals sides of the wall to prevent 'bellies' on the top surface of capping. This is to be done in accordance with Figure 2.5 of AS4654.2-2012.

21. Waterproofer is to provide a Certificate of Compliance upon completion.

These guidelines are highlighted in our report as a means to overcome the shortfalls in detailing and is not a scope of works that has been approved by relevant authorities. This section DOES NOT contain all information relevant for waterproofing and is to be used as a guide only. It is the responsibility of the specifier/builder to carry out the necessary design and detailing to ensure the waterproofing and finish satisfy all relevant codes, regulations for the specific site.

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Figure 1: Waterproofing of an external wall from AS4654.2-2012.

Figure 2: Waterproofing of parapets from AS4654.2-2012.

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Figure 3: Waterproofing of pipe penetrations from AS4654.2-2012.

Figure 4: Waterproofing of parapet overflow provisoins from AS4654.2-2012.

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Item Details Photographic Details

1. Location:

Unit 17 - Master bedroom soffit

Finding:

The soffit of Unit 17's master bedroom window recess has significant water damage, as seen in image 1.

From the rooftop looking down directly towards the damaged area, a notable gap has been observed between the trim and wall cladding, as seen in image 2. The only prevention of water ingress at this point is the paint that has been applied to the wall cladding. Wind driven rain towards the building will allow rainwater to track down along the wall cladding and into the gap of the trim. This then tracks onto the plasterboard of the window recess soffit.

Flashing should have been installed beneath the wall cladding and turned to direct the flow of rainwater away from the wall of the building. In image 3, it appears as though that 'Z' flashing has been used directly adjacent to the damaged item. It is unclear as to why the builder has discontinued the use of flashing at this point.Performance requirement FP1.4 of the NCC 2011 Volume One states:

A roof and external wall (including openings around windows and doors) must prevent the penetration of water that could cause—

(a) unhealthy or dangerous conditions, or loss ofamenity for occupants; and

(b) undue dampness or deterioration of buildingelements.

Major Defects

Part 3: Detailed Defect Report

A defect has been noted.

Recommendations:

The builder is to install 'Z' flashing along the window recess and replace damaged materials. Ensure rectified materials are painted to match original works.Wall cladding is to be temporarily removed and stored on-site. The head trim is to be removed and disposed. 'Z' flashing is to be supplied and installed along the head of the window recess.

Re-install the stored wall cladding so that it sits on top of the flashing.

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2. Location:

Middle Stairwell entry

Finding:

The soffit of the middle portico has been significantly water damaged.

Observed from the roof above the area, a roofing screw has been placed in line with the affected area. Physical inspection of the portico roof was unable to be undertaken, but it is believed that the weather-proof seal of the roof screw has failed and allowed water to ingress through.

Performance requirement FP1.4 of the NCC 2011 Volume One states:





Recommendations:

The builder is to remove the current roofing screw and replace it with a new roof screw with an appropriate weather-seal.

The damaged plasterboard of the soffit is to be replaced and re-painted. Ensure these match existing works.

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3. Location:

Carpark - Pit Lids

Finding:

Drainage pits were observed to be significantly lower than the finished floor level of the carpark slab. It was stated by a resident that the builder has installed additional concrete to increase the finished floor level of the carpark driveway.

A height difference of 55 mm has been noted between the top of the pit lid and the finished floor level of the carpark.

The pit access lid was temporarily removed for further inspection. Directly underneath the lid, it was noted that a 50 mm gap is present between the pit lid and the preformed walls of the concrete drainage pit. The gap has been packed with timber and crushed rock. As the builder has increased the height of the finished floor level of the carpark, it is believed that the lid has been raised and packed to reduce the height difference between the finished floor level and top of the pit.

However, inadequate material has been used to pack the gap between the lid and preformed drainage pit lids. The timber installed has already begun to rot and splint in areas. Over time, the packed material will eventually give way and cause the concrete pit lid to sink further.

A defect has been noted. Also, this is a major OH&S hazard.

Recommendations:

The builder is to engage a structural engineer to address the issue and provide a scope of works for rectification. Recommendations included are to raise the finished height of the drainage pit lid so that it is flush with the car park driveway.

The builder is to undertake works as detailed by the structural engineer's scope of works.

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4. Location:

All staircases within the building

Finding:

The staircases are the only means of access into sole-occupancy units within the building. The primary material used for the construction of staircases are comprised of timber which is a combustible material. The staircase is required to be a fire-isolated stairway to allow for safe egress of occupants during emergency events.

Deemed-to-Satisfy Provision D2.2 Fire-isolated stairways and ramps from the NCC 2011 Volume One states:

A stairway or ramp (including any landings) that is required to be within a fire-resisting shaft must be constructed—

(a) of non-combustible materials; and (b) so that if there is local failure it will not cause

structural damage to, or impair the fire-resistanceof, the shaft.


Recommendations:

Retrieve the Occupancy Permit, Building Permit and Fire engineering report.

The current staircase construction is to be compared with plans and specifications in order to determine if these are compliant with standards.

If these are non-compliant, the builder is to engage a fire engineer to provide rectification actions.

The builder is to undertake works in accordance with the Fire engineer's recommended rectification actions and ensure that works conducted are compliant with the relevant standards.

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5. Location:

Unit 17 - Entry Door

Finding:

Entry doors into units do not contain an FRL. Only the doorset of one apartment was inspected, but it is suspected that this is a common occurrence between all entry doors into units throughout the complex. Timber has been used for the doorframe. This material is combustible and can facilitate the spread of fire.

Performance requirement CP2 from the NCC 2011 Volume One states:

(a) A building must have elements which will, to thedegree necessary, avoid the spread of fire—

(i) to exits; and (ii) to sole-occupancy units and public

corridors; and Application: CP2(a)(ii) only applies to a Class 2 or

3 building or Class 4 part of a building.(iii) between buildings; and(iv) in a building.


Recommendations:

The builder is to ensure that the current construction of doorsets are compliant with today's standards.

Please refer to Item #4 for recommended rectification actions.

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6. Location:

Main stairwell - Roof access hatch cavity

Finding:

Apartments 21 and 22 have not been fire separated within the roof cavity. No fire wall has been observed to extend towards the roof in order to create a fire separation between the two apartments. The lack of fire wall will allow the spread of fire to reach into one apartment from the adjacent apartment.

Performance requirement CP2 of the NCC 2011 Volume One states:



corridors; and(iii) between buildings; and(iv) in a building.

No fire wall has observed to extend to the underside of the roof covering.

A video of this cavity can be seen within the video section of this report.


Recommendations:

The builder is to ensure that the current construction of the roof cavity is compliant with today's standards.


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7. Location:

Unit 17 - Western Balcony

Finding:

The balcony balustrade was unsecured and moving significantly with minimal force applied. Handrails have not been secured onto adjacent walls.

Clause 3.6 Barriers of AS1170.1-2002 states:

Barriers, including parapets, balustrades and railings, together with members and connections that provide structural support, shall be designed to sustain the imposed actions given in Table 3.3. The top edge or handrail shall also be designed for the case where a concentrated load of 0.6 kN, positioned for the worst effect, acts inward, outward or downward.

Image 3 is a direct extract of Table 3.3 from AS1170.1-2002. It states that the top edge is to be able to handle a horizontal load of 0.75 kN/m. As the balustrades move significantly with minimal force, this indicates that it does not meet the minimum requirement to withstand 0.75 kN/m of load applied.

A defect has been noted. Also, this is a major OH&S hazard that needs to be addressed ASAP.

Recommendations:

Retrieve the Architectural and Structural Drawings for the Balustrade schedule. These are to be compared with the As-Built conditions within all units.

The builder is to engage a structural engineer to inspect all balustrades of units. The structural engineer is to conduct a physical test, in the form of a pressure and pull test, to evaluate the suitability of balustrades used and determine if they are compliant with AS1170.1-2002.

All non-compliant balustrades are to be removed by specialised building practitioners. The new balustrades are to be compliant with today's standards of AS1288-2006, AS1170.1-2011, AS1170.2-2011 and NCC 2016 Volume One.

Rectified balustrades of balconies may require waterproofing to also be rectified as the current membrane may be damaged in the process.

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8. Location:

Carpark - Unprotected service penetrations within concrete ceiling

Finding:

The concrete slab has several newly installed core drills that have been placed as a provision for services. No fire collars have been installed at these locations. Above the carpark are habitable spaces of the units.

Deemed-to-Satisfy provision C3.12 Openings in floors and ceiling for services from the NCC 2011 Volume One states:

(a) Where a service passes through— (i) a floor that is required to have an FRL with

respect to integrity and insulation; or (ii) a ceiling required to have a resistance to

the incipient spread of fire, the service must beinstalled in accordance with (b).

(b) A service must be protected— (i) in a building of Type A construction, by a shaft

complying with Specification C1.1; or(ii) in a building of Type B or C construction, by a

shaft that will not reduce the fire performance of the building elements it penetrates; or

(iii) in accordance with C3.15.(c) Where a service passes through a floor which isrequired to be protected by a fire-protectivecovering, the penetration must not reduce the fire performance of the covering.


Recommendations:

The builder is to install an appropriate fire collar to newly core-drilled services within the slab.

Electrical services are to be packed with fire pillows, where appropriate, and sealed with fire-rated sealant.

Builder is to engage an ESM contractor to inspect service penetrations upon completion. They are to provide a certificate of compliance after inspection and approval. A fire collar label is also to be provided.

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9. Location:

Entry Doors into the building

Finding:

No decals have been installed on fully glazeddoorways. These can be mistaken as an openingand is a safety hazard as pedestrians may collidewith the glazing.

Clause 6.6 Visual indicators on glazing ofAS1428.1-2009 states:

Where there is no chair rail, handrail or transom, allframeless or fully glazed doors, sidelights,including any glazing capable of being mistakenfor a doorway or opening, shall be clearlymarked for their full width with a solid and non-transparent contrasting line. The contrasting lineshall be not less than 75 mm wide and shall extendacross the full width of the glazing panel. The loweredge of the contrasting line shall be locatedbetween 900 mm and 1000 mm above the plane ofthe finished floor level.

Any contrasting line on the glazing shall provide aminimum of 30% luminance contrast whenviewed against the floor surface or surfaces within2 m of the glazing on the opposite side.

No decals have been installed to prevent mistakingthe glazing to be an opening.


Recommendations:

The builder is to install an appropriate opaquecontrasting line along the full width of glazing.Ensure theses meet the minimum requirement of30% luminance contrast.

Common Defects Within Building

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10. Location:

Service penetrations in Water Meters cabinet andMain Switchboard

Finding:

Service penetrations within water meter cabinetsand the main switchboard enclosure do not containany service labels. These are required as a recordfor routinely maintenance and inspection of servicepenetrations.

Clause 12.2.6 Marking, labelling and schedule ofAS1851-2012 states:

Passive fire and smoke system components,including penetrations, shall be labelled.

NOTE: If the responsible entity and serviceprovider agree, multiple services may be identifiedon a single label.


Recommendations:

Engage an ESM contractor to inspect servicepenetrations. The builder is to rectify any non-compliant service penetrations with an appropriatecollar or fire-rated sealant. Upon completion, theESM contractor is to affix the required service label.

The image depicts a typical service label that is tobe supplied and installed.

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11. Location:

Fire collars throughout the carpark ceiling

Finding:

A statement of compliance was not found forexisting fire collars within the car park ceiling. Thisis required to verify if fire collars have beeninspected by an ESM contractor and are deemed tobe compliant.

Clause B4 Labelling and installation ofAS4072.1-2005 states:

Each service penetration or control joint should beclearly labelled and marked with the followinginformation:(a) Number of this Standard.(b) FRL.(c) Name and contact details of the installer.(d) Installation date.(e) A unique installation reference number.(f) Name and contact details of the manufacturer.Figure B3 shows an example of a servicepenetration, seal or control joint label.

The relevant label has not been installed for servicepenetrations.


Recommendations:

Engage an ESM contractor to inspect fire collars.They are to provide the required servicepenetration statement of compliance afterinspection.

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12. Location:

Throughout the internal of the building

Finding:

Emergency Evacuation diagrams have not been installed within the internal areas of the property. Emergency evacuation diagrams are necessary in indicating the safest path of travel during emergency situations and the location of fire-fighting equipment. With the lack of diagrams present during an emergency, the immediate identification of emergency provisions are unidentifiable and can lead to loss of life.

Performance requirement EP4.2 from the NCC 2011 Volume One states:

To facilitate evacuation, suitable signs or other means of identification must, to the degree necessary—

(a) be provided to identify the location of exits;and

(b) guide occupants to exits; and (c) be clearly visible to occupants; and

(d) operate in the event of a power failure of themain lighting system for sufficient time foroccupants to safely evacuate.

Given the time since handover, this is now amaintenance issue.

Recommendations:

The Owners Corporation is to plan an appropriateroute for emergency events. Ensure the minimumrequirements are met. The image shown depicts atypical evacuation plan containing minimumelements that are to be implemented.

These are to be distributed and displayed insuitable locations.

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13. Location:

Northwestern and Western Facades - Lobbyentrances

Finding:

The step of the northwestern entry lobby has a lackof nosing strip and tactiles, as shown in image 1. Inlow visibility, the colour of concrete can bemistaken to be on the same plane which can leadto pedestrians tripping and falling.

Handrails of entrances along the western boundarydo not extend to the required minimum length, asshown in image 2.

Image 3 is a direct extract of Figure 26(A) ofAS1428.1-2009. It details the proper constructionof a stairway that the current stairway is to berectified to.

Stairways are required to extend handrails by aminimum of 300 mm past the topmost landing.Handrails are to extend one landing width and anadditional minimum distance of 300 mm past thebottom-most landing. A minimum distance of 900mm is to be met between the bottom riser and theproperty boundary.

Tactiles Ground Surface Indicator's (TGSI's) arerequired at the top and bottom landings of thestairway.

Multiple defects have been noted.

Recommendations:

The builder is to rectify stairs in accordance withAS1428.1-2009.

Current handrails are to be removed. Newhandrails are to be provided and extend therequired minimum amount as detailed in Figure26(A) of AS1428.1-2009.

External Facade

Nosing strips are to be installed to all stair treads.These are to be of contrasting colour. Any existing,non-contrasting nosing strips are to be removedand replaced.

TGSI's are to be installed at the top and bottomlandings of stairs.

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14. Location:

Northern and Western Facades - Fencebalustrades

Finding:

Balustrades have been caulked at the base. Thishas delaminated off the render and will cause wateringress into the balustrade penetrations.

Given the location balustrades being at theproperty boundary and separated from the mainbuilding, these will not cause any major structuralissues towards building elements.

This is a maintenance issue.

Recommendations:

The Owners Corporation is to engage a competentperson to strip off the current caulking.

Clean and dry the joint to prepare the joint for newcaulk to be applied.

A new, continuous application of waterproof caulkis to be applied to the joint. Ensure that no lowpoints or voids are present.

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15. Location:

Carpark Roof - New downpipes

Finding:

The builder has redirected and installed downpipeson the western external facade. These do not havethe any protection provided against UV radiation.

Clause 3.4.5 Protection from UV radiation ofAS2032-2006 states:

PVC pressure pipes installed to operate in directsunlight shall be painted with light coloured water-based paints, or be otherwise protected.


Recommendations:

The builder is to supply and apply UV-resistantpaint to all downpipes exposed to sunlight. Ensurepaint applied is of matching colour to surroundingfinishes.

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16. Location:

Northern Facade - Fire water main

Finding:

The fire water mains have been placed in an open enclosure. There is no drainage provision within the enclosure. This will continue to accumulate water cause water to seep into the concrete, cause building elements in the immediate to deteriorate at a faster rate.

Performance requirement FP1.1 from the NCC 2011 Volume One states:

Surface water, resulting from a storm having an average recurrence interval of 20 years and which is collected or concentrated by a building or sitework, must be disposed of in a way that avoids the likelihood of damage or nuisance to any other property.


Recommendations:

The builder is to core drill an drainage provision into the enclosure wall. Ensure that this does not lead into an area that will deteriorate building elements or cause a nuisance due to the outflow of water.

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17. Location:

Western Facade - Downpipe

Finding:

PVC pipe embedded into rendered blockworkwalls. No annular space or expansion foam havebeen implemented to accommodate for PVC pipemovement.

Clause 6.2.2 Setting of pipes in concrete ofAS2032-2006 states:

Where a pipe is set in concrete and damage to pipesurfaces could occur as a result of movement ofthe pipe relative to its surrounding, a membrane(e.g., of polyethylene, PVC, petrolatum tape, or felt)shall surround the pipe and fittings to permitmovement without scoring. Where fittings areinstalled with insufficient space for them to move,expansion joints shall be provided to accommodatethermal movement (see Clause 6.4).

NOTE: PVC pipe may be totally enclosed inconcrete without protection where the installation isdesigned for total enclosure. Flexible joints shouldbe provided within 600 mm of the junction with theconcrete face.


Recommendations:

The builder is to rake out the render surroundingthe joint of PVC pipes. Apply a weather-proofflexible sealant to the joint that is suitable foroutdoor use.

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18. Location:

Property boundary

Finding:

There is a lack of an isolation joint between thestreet level slab and the adjacent foot paths andvehicular cross overs. Non-shrink grout has beenplaced abutting foot paths as a water ingressprevention measure. This has cracked and spalledfrom the slab.

Clause 8.4.2 Isolation Joints of AS3727-1993states:

An isolation joint should be provided where apavement adjoins a building or other rigid structuresuch as a drainage pit. Isolation joints should allowfreedom of movement between the slab and thestructure and resist the entrance of foreign matter.

However, this is subjected to any underlying specialconditions which have been agreed upon betweenthe Owners Corporation/Developer and Melton CityCouncil.

This item is to be reviewed.

Recommendations:

Documentation is to be provided to determine if thisfalls within any underlying special conditions.

If it was not, the builder is to rake out joints andinstall suitable expansion foam.

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19. Location:

Eastern Facade - Carpark entrance

Finding:

Maximum height clearance has not been displayedabove the carpark entry ramp. This is a hazard astall vehicles that enter the car park may collide withthe ceiling or services within the car park.

Clause 5.3.1 General requirements of AS2890.1-2004 states:

To permit access for both cars and light vans, theheight between the floor and an overheadobstruction shall be a minimum of 2200 mm.

NOTE: AS/NZS 2890.6* requires that any vehicularpath of travel to or from a parking space for peoplewith disabilities has a clearance of 2300 mm.

The minimum available clearance shall besignposted at all entrances. Appropriate warningdevices such as flexible striker bars shall beprovided in conjunction with the signs wherever theclearance shown on the signs is less than 2.3 m.Low clearance signs are specified in Clause4.3.4(a).

Clearances shall be measured to the lowestprojection from the roof, e.g. fire sprinkler, lightingfixture, sign.


Recommendations:

The builder is to supply and install an appropriateclearance sign stating the maximum heightallowable. Appropriate warning devices are to beimplemented, if possible.

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20. Location:

Carpark - Waste & Recycle room

Finding:

Service penetrations within the Waste & Recycle room have no fire collars installed. Given the nature of the room, volatile chemicals and fumes are placed into the enclosed space. These are combustible and susceptible to catching on fire. This room is required to be a separate fire compartment and have an FRL to prevent the spread of fire.

Deemed-to-Satisfy provision C3.12 Openings in floors and ceiling for services from the NCC 2011 Volume One states:

(a) Where a service passes through— (i) a floor that is required to have an FRL with

respect to integrity and insulation; or (ii) a ceiling required to have a resistance to

the incipient spread of fire, the service must beinstalled in accordance with (b).

(b) A service must be protected— (i) in a building of Type A construction, by a shaft

complying with Specification C1.1; or(ii) in a building of Type B or C construction, by a

shaft that will not reduce the fire performance of the building elements it penetrates; or

(iii) in accordance with C3.15.(c) Where a service passes through a floor which isrequired to be protected by a fire-protectivecovering, the penetration must not reduce the fire performance of the covering.


Recommendations:

The builder is to install an appropriate fire collar to service pipe penetrations.

Engage an ESM contractor to inspect fire collarsafter installation. They are to provide a statement ofcompliance afterwards.

Ground Level Carpark

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Roscon110

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Roscon110

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Roscon110

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21. Location:

Carpark - Doors

Finding:

Doors are not affixed with any metal labels detailing its FRL rating. As these doors lead to a main stairwell that is to be fire-isolated, they are required to have an appropriate FRL rating and prevent the spread of fire.

Deemed-to-Satisfy provision C3.4 Acceptable methods of protection from the NCC 2011 Volume One states:

(a) Where protection is required, doorways,windows and other openings must be protected asfollows:

(i) Doorways— (A) internal or external wall-wetting sprinklers as

appropriate used with doors that are self-closing orautomatic closing; or

(B) –/60/30 fire doors that are self-closing orautomatic closing.


Recommendations:

Engage an ESM contractor to inspect the doors todetermine if they are fire-rated.

If they are fire-rated, the appropriate metal tags areto be affixed onto the edge of the door leaf andframe.

If they are not fire-rated, the builder is to replacethe entire doorset. The ESM contractor is to re-inspect the door set and affix the appropriate metaltags and provide a certificate of compliance.

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22. Location:

Carpark - Door leaves to Entry foyers

Finding:

Black signage has been placed onto the dark grey fire-rated doors leading into entry foyers. These two colours are of similar shade and are non-contrasting. Due to the poor choice of contrasting colours, the visibility of signage is poor.

Deemed-to-Satisfy provision D2.23 Signs on doors from the NCC 2011 Volume One states:

(b) A sign referred to in (a) must be in capital letters not less than 20 mm high in a colour contrasting with the background and state—(ii) for a self-closing door—“FIRE SAFETY DOORDO NOT OBSTRUCTDO NOT KEEP OPEN”;


Recommendations:

The builder is to remove the current black signage. Uniformly re-paint the entire door leaf of matching colour to existing works.

Supply and install suitable, contrasting coloured signage to door leaves.

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23. Location:

Carpark - Slab ceiling above carspace 17 to 20

Finding:

Water ingress through plugs was observed due to the presence of efflorescence, as seen in images 1 and 2. The plugs and surrounding area were found to be dry on both days of inspection as there were no notable temperature variations, as shown in image 3.

The area above this is the Carpark roof which has several issues with its waterproofing integrity.

Please refer to the Carpark Roof section of this report for further findings of the roof above the carpark.






Recommendations:

In order to prevent further water ingress into thecarpark through the concrete slab above, thewaterproofing integrity of the roof is to bereinstated.

Please refer to the Carpark Roof section of thisreport for recommended rectification actions.

Efflorescence is to be cleaned off.

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24. Location:

Carpark - Slab ceiling

Finding:

Water ingress from carpark roof has been noted due to the presence of drip trays and efflorescence. Drip trays have been installed as a provision to prevent water dripping onto resident's cars.

The drip trays and surrounding areas were found to be dry on both days of inspection as there were no notable temperature variations, as shown in image 3.

The area above this is the Carpark roof which has several issues with its waterproofing integrity.

Please refer to the Carpark Roof section of this report for further findings of the roof above the carpark.






Recommendations:

In order to prevent further water ingress into thecarpark through the concrete slab above, thewaterproofing integrity of the roof is to bereinstated.

Please refer to the Carpark Roof section of thisreport for recommended rectification actions.

Drip trays are to be removed afterwards andefflorescence is to be cleaned off.

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25. Location:

Carpark - Northern Downpipe

Finding:

The downpipe from Unit 9's balcony above discharges directly onto the floor of the carpark driveway. This does not convey surface water to an appropriate outfall.


A drainage system for the disposal of surface water resulting from a storm having an average recurrence interval of—(a) 20 years must—

(i) convey surface water to an appropriateoutfall; and

(ii) avoid surface water damaging the building;and

(b) 100 years must avoid the entry of surface waterinto a building.


Recommendations:

The builder is to re-direct the floor waste downpipeof the balcony to an appropriate outfall.

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Roscon110

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26. Location:

Carpark - Overhead PVC pipes

Finding:

The overhead PVC pipes do not have appropriatemarking labels for identification. These are used foreasy identification of pipe systems for works andmaintenance.

Clause 9.1 General requirements of AS1345-1995 states:

Identification markings comprising either bands ofbase identification colour or pipe markers asrequired (see Clause 7.3) shall be located adjacentto all junctions, valves, service appliances,bulkheads, wall penetrations and the like, and atspacings not greater than 8 m along theservice. An exception will be for uninterruptedlengths of external services, visible along theirlength, where the spacing of the identification shallnot exceed 50 m. Typical examples are shown inFigure 4.


Recommendations:

The builder is to install the appropriate pipemarkings to the corresponding system.

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27. Location:

Throughout Carpark walls

Finding:

Articulation joints of the blockwork have beenrendered over. Render is rigid and impedes thefunctionality of the articulation joints as these arerequired to be flexible to accommodate forstructural and thermal movement of the building.

Clause 9.04 Articulation or control joints -provision and cracking from the Guide toStandards and Tolerances 2007 states:

With the exception of paint and recommendedmastic sealants, render or other applied finishesare defective if they cover articulation or controljoints.


Furthermore,

The length of articulation joints do not extend to fullheight of walls.

However, Clause 4.8.5 Detailing of AS3700-2011states:

(d) Joints shall extend to the full height of themasonry but may be omitted below the damp-proof course (DPC if there is not more than 600mm of masonry below the DPC at the position ofthe joint.

The location of DPC is to be checked with the finalengineering plans to ensure that DPC is installeddirectly below the termination of articulation joints.

Recommendations:

Check the engineering plans to determine if DPC islocated below the termination of articulation joints.If it is not, then extend articulation joints to the fullheight of walls.

Strip back render to expose the joint. Rake outexisting caulk and render within the joint.

Install backing rod and apply a suitable, masticsealant in one continuous application. Ensure it isfree of any voids or low spots.

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Roscon110

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Roscon110

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Roscon110

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Roscon110

Rectangle


28. Location:

Carpark - Concrete Columns

Finding:

A significant height difference of 50 mm has been observed between the base of columns and the finished floor level of the driveway.

A resident has stated that this was done by the builder to raise the finished floor level of the driveway.

Clause 2.07 Finished Floor Levels from the Guide to Standards and Tolerances 2007 states:

Finished Floor Levels (FFL) or Reduced Levels (RL) are defective where:

• they do not comply with planning and buildingrequirements, for example minimum levels inflood prone areas; and

• they depart from the documented RL orFFL by more than 40 mm; or

• floors that are documented to be on thesame plane but are constructed ondifferent planes; or

• the building work is an extension or additionand new floor levels do not match the existingbuilding floor levels. Also refer to clause H ofthis Guide.


Recommendations:

Documentation of the agreement in variation between the client and builder in relation to the increased FFL is to be provided.

The builder is to engage a structural engineer to provide a scope of works in order to increase the height of column footings to match the current FFL.

The builder is to undertake works as detailed in the structural engineer's scope of works.

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29. Location:

Carpark - A/C Units

Finding:

Penetrations for the airconditioning units into the adjacent sole-occupancy units contains a plastic cover. It is suspected that penetrations have not been adequately fire-sealed.




corridors; and(iii) between buildings; and(iv) in a building.

It is believed that the A/C installer has notappropriately fire sealed the penetrations.


Recommendations:

Remove covers to inspect A/C unit penetrations. Ifthese have been appropriately fire-sealed thenleave as is and reattach plastic cover.

If these have not been appropriately sealed,engage the A/C installer to appropriately fire-sealpenetrations.

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Roscon110

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30. Location:

Carpark ceiling

Finding:

No emergency luminaires were observed within the carpark to indicate the location of emergency exits. This a safety hazard during emergency evacuation events as the safe path of evacuation is not clearly located.

Performance requirement EP4.2 from the NCC 2011 Volume one states:

To facilitate evacuation, suitable signs or other means of identification must, to the degree necessary—

(a) be provided to identify the location of exits;and

(b) guide occupants to exits; and (c) be clearly visible to occupants; and

(d) operate in the event of a power failure of themain lighting system for sufficient time foroccupants to safely evacuate.


Recommendations:

The builder is to install emergency exit luminairesin appropriate locations to indicate the location ofevacuation routes.

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31. Location:

Carpark - Northern Lobby entrance

Finding:

No bollard to protect pedestrian access and egress.

Clause 2.4.5.5 Other protective devices ofAS2890.1-2004 states:

Protective devices shall be provided as necessaryto protect parts of the building or other fixed objectsor equipment from damage by vehicles. Suchprotection shall include devices to prevent vehicleencroachment into pedestrian ways, stairs,doorways, lifts and the like. Appropriately locatedbollards are suitable for these purposes. Protectivedevices shall be clearly visible to drivers when intheir normal driving position.


Recommendations:

The builder is to install a bollard in an appropriatelocation to protect pedestrian pathways.

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32. Location:

Carpark - Fire hose reel

Finding:

A fire hose reel is located closely to the main lobby.This is not clearly visible in all directions ofapproach during fire emergency events.

Clause 10.4.2 Sign location of AS2441-2005states:

A location sign shall be provided above or adjacentto a fire hose reel located in a recess, cavity or anobscure location.

Signs shall be positioned so as to be clearly visibleto persons approaching the fire hose reel location.


Recommendations:

The builder is to install a sign perpendicular to theconcrete column that is visible to pedestrians fromall directions of approach.

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33. Location:

Wall cladding between Units 10 and 11

Finding:

The wall cladding between entry doors of units 10 and 11 is suspected to be Expanded Polystyrene (EPS). This is a combustible material that is known to ignite when exposed to flames. The location of cladding is between two sole-occupancy units and within a fire-isolated stairwell.

Performance requirement CP2 of the NCC 2011 Volume One states:(a) A building must have elements which will, to thedegree necessary, avoid the spread of fire—

(i) to exits; and (ii) to sole-occupancy units and public corridors;

and(iii) between buildings; and(iv) in a building.


Recommendations:

Determine the material composition of wall cladding used. If it is not EPS, or any other non-combustible material, then leave as is.If it is EPS, or any other combustible material, the builder is to remove the wall cladding and dispose. New, non-combustible cladding is to be installed. Ensure the colour is of matching finish to existing works.

Southern Stairwell

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34. Location:

Southern Stairwell - Storage Door leaf

Finding:

It is suspected that the door leaf installed for the Storage room is not fire-rated. A lightweight timber door leaf has been installed which does not have an FRL. Given that the space is used for storage and a metal doorframe has been installed, this indicates that the doorset is to be have an FRL. Storage spaces are susceptible to fire risk as combustible materials are commonly stored here.

Performance requirement CP2 of the NCC 2011 Volume One states:


(i) to exits; and (ii) to sole-occupancy units and public corridors;



Recommendations:

The builder is to remove the current door leaf. Theyare to supply and install an appropriate fire-rateddoor leaf.

An ESM contractor is to be engaged to inspect thefire doorset and provide a certificate of compliance.They are to affix the relevant FRL metal tags to thedoor frame and leaf.

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Roscon110

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35. Location:

Southern Stairwell - Storage door leaf

Finding:

The top edge of the storage door leaf has not beenpainted.

Clause 8.06 Sealing of door edges from theGuide to Standards and Tolerances 2007 states:

Door leaves are defective if they do not have allsides, top and bottom edges that are sealed toprevent moisture entering.


Recommendations:

The builder is to inspect all door leaves throughoutthe building.

All door leaves that are not sealed are to betemporarily detached and have all edges painted.

Reinstall door leaves back onto frames.

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36. Location:

Southern Stairwell - Water Meters Cabinet

Finding:

Penetrations have not been fire sealed. Given the location during a fire-emergency event, this will facilitate the spread of fire between a fire-isolated stairwell and the carpark.


Any building element provided to resist the spread of fire must be protected, to the degree necessary, so that an adequate level of performance is maintained—

(a) where openings, construction joints and the likeoccur; and

(b) where penetrations occur for buildingservices.


Recommendations:

The builder is to appropriately seal servicepenetrations with fire pillows, where possible, andfire-rated caulking to fill in the remaining gaps.

An ESM contractor is to inspect service penetrationafterwards and provide a certificate of compliance.

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Roscon110

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38. Location:

Lobby entrance

Finding:

Timber has been lined in the path of egress from a fire-isolated stairwell towards the external environment.

Performance requirement CP2 from NCC 2011 Volume One states:

(a) A building must have elements which will, tothe degree necessary, avoid the spread of

fire—(i) to exits; and(ii) to sole-occupancy units and public corridors;



Recommendations:

The builder is to ensure that the current wall cladding construction of the public corridor is compliant with specified plans and today's standards.


Main Lobby/Northern Stairwell

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39. Location:

Main Lobby

Finding:

No Occupancy Permit visible within the main lobbyarea.

Regulation 1007 from Building Regulations 2006states:

An owner of a building or place of publicentertainment must take all reasonable steps toensure that a copy of any current occupancy permitin respect of that building or place is displayed andkept displayed at an approved location within thebuilding or place.

As the Occupancy Permit has not been provided,the approved location can not be determined.However, from our experience, the location of theOccupancy Permit is commonly placed in the mainlobby.


Recommendations:

The Owners Corporation is to display a copy of theOccupancy Permit within the Main Lobby.

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40. Location:

Main Lobby - Electrical Services Cupboard

Finding:

The electrical services cabinet is required to have an FRL. Openings for services have been left unsealed which compromises the fire-resisting integrity of the cabinet.


Any building element provided to resist the spread of fire must be protected, to the degree necessary, so that an adequate level of performance is maintained—

(a) where openings, construction joints and the likeoccur; and

(b) where penetrations occur for buildingservices.


Recommendations:

The builder is to appropriately seal service penetrations with fire pillows, where possible, and fire-rated caulking to fill in the remaining gaps.

An ESM contractor is to inspect service penetration afterwards and provide a certificate of compliance.

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Roscon110

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Roscon110

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41. Location:

Main Lobby - Electrical Services Cupboard

Finding:

The timber door frame appears to be a make-shift door frame that was constructed by the builder. The fire/smoke seal terminates before reaching the doorframe jambs. This indicates that the doorset is not properly fire-rated, despite having the relevant FRL tags installed.

Upon further inspection, the installed fire/smoke seal was loose. This is required to prevent the spread of fire or smoke from the cabinet.


A building must have elements, which will, to the degree necessary, avoid the spread of firefrom service equipment having—(a) a high fire hazard; or(b) a potential for explosion resulting from a high firehazard.


Recommendations:

The builder is to remove and replace the current doorframe. Ensure that the new doorframe contain the proper FRL. After installation, the builder is to engage an ESM contractor to inspect and approve the doorset. They are also to provide a certificate of compliance.

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Roscon110

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Roscon110

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42. Location:

Main Lobby - Smoke Doors

Finding:

Smoke doors within the main foyer are non-compliant. Brush seals have been used instead of the required smoke seal. Doors leaves do not self-close after manually opening. No latching hardware has been installed.

Clause 3.2 Construction deemed-to-satisfy from Specification C3.4 of the NCC 2011 Volume One states:

A smoke door of one or two leaves satisfies Clause 3.1 if it is constructed as follows:

(a) The leaves are side-hung to swing—(i) in the direction of egress; or(ii) in both directions.

(b) (i) The leaves are capable of resisting smoke at

200°C for 30 minutes. (ii) Solid-core leaves at least 35 mm thick satisfy

(i).(c) The leaves are fitted with smoke seals.(d)

(i) The leaves are normally in the closed position;or

(ii) (A) The leaves are closed automatically withthe automatic closing operation initiated bysmoke detectors, installed in accordance with therelevant provisions of AS 1670.1, located on eachside of the doorway not more than 1.5 m horizontaldistance from the doorway; and

(B) in the event of power failure to the door,the leaves fail-safe in the closed position.

(e) The leaves return to the fully closed positionafter each manual opening.

(f) Any glazing incorporated in the door complieswith AS 1288.(g)

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42. (i) If a glazed panel is capable of being mistakenfor an unobstructed exit, the presence of theglass must be identified by opaqueconstruction.

(ii) An opaque mid-height band, mid-rail or crashbar satisfies (i).


Recommendations:

The builder is to replace the current seals of smokedoors with appropriate smoke seals.

An appropriate latching mechanism is to be placedon door leaves.

The Owners Corporation is to re-adjust the self-closing mechanism so that door leafs close uponmanual opening.

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43. Location:

Main Stairwell - First Storey

Finding:

The small roof section has not been double detailed. No over/cover flashing has been installed to allow flow of water over the roof.

Also, flashing was found to be loose along the edge of the wall. Strong wind pressures can cause an uplift in flashing and cause water to ingress into the ceiling cavity.

Image 2 is a direct extract of Diagram 7.06 from the Guide to Standards and Tolerances 2007. It details the proper installation of over/cover flashing that is to be installed.

Furthermore, Performance requirement FP1.4 from the NCC 2011 Volume One states:





Recommendations:

The builder is to install additional fasteners closerto the edge of flashing to prevent uplift from strongwind pressures.

Over/cover flashing is to be installed onto the wallto convey surface water to flow over flashings.

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Carpark Rooftop


44. Location:

Downpipe adjacent to Floor Waste

Finding:

The builder has extended the downpipe adjacent to floor waste #2 and now discharges directly towards the parapet. As the downpipe is from a higher catchment area, in heavy rainfall events, rainwater will surge through the downpipe outlet and straight onto the parapet wall. Due to the high velocity of rainwater coming through, this will splash back onto the external wall of Unit 3.

As there are issues with the waterproofing integrity of the carpark roof, water ingress into unit 3 occurs during rainfall events.

Performance requirement FP1.4 from the NCC 2011 Volume One states:





Recommendations:

The builder is to decommission the extendeddownpipe outlet. Change the T-junction to a singleelbow to allow rainwater to directly discharge intothe drainage system.

Please refer to the Carpark Roof section of thisreport to prevent future water ingress intoapartments.

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Roscon110

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Roscon110

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Roscon110

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Roscon110

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Roscon110

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45. Location:

Roof Access Hatch

Finding:

Levers of the roof access hatch have been damaged and are no longer functional. This is most likely due to personnel accessing the roof during high winds, causing the lid to abruptly open.

No stiles or handgrips have been installed that extend past the landing. Along with the broken levers, this makes access onto the roof to be difficult and unsafe.

Clause 7.4.8.3 Access through horizontal openings of AS1657-2011 states:

When access is provided through a horizontal opening (e.g. through a roof access hatch)-(a) the stiles or handrials shall extend not lessthan 1000 mm above the opening; or(b) handgrips above the level of the opening shallbe provided.NOTE: Where access is provided through anopening that is normally kept closed, the stiles orhandrails may be terminated below the openingand handgrips mounted above.


Recommendations:

The builder is to install stiles that extend above theopening at not less than 1000 mm above theopening. Alternatively, handgrips may be mountedabove the roof access hatch opening.

The Owners Corporation is to engage a competentcontractor to replace damaged components andensure they are fully functional.

Rooftop

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Roscon110

Oval


46. Location:

Box gutters throughout Metal Roof sections

Finding:

Several locations in box gutters were found todischarge rainwater towards the side intorainheads. This has caused water to pool in areas,as indicated by dry dirt marks.

Clause 3.7.4 Layout of AS3500.3-2003 states:

(g) Box gutters shall-(iv) discharge at the downstream end without

change of direction (i.e., not to the side);


Recommendations:

The builder is to decommission rainheads thatdischarge to the side of box gutters. Outlets intorainheads are to be converted into overflowprovisions, where appropriate.

A box gutter outlet, rainhead and downpipes are tobe installed at the end of box gutters towardsdownstream ends.

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Roscon110

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Roscon110

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Roscon110

Oval


47. Location:

Sumps within Box gutters

Finding:

Box gutters do not contain an overflow provision, as seen in image 1. This was observed throughout all sumps of box gutters on the rooftop.

Image 2 is an extract of Figure 3.7 (b) of AS3500.3-2003. It details that an overflow provision is to be placed directly above the sump to prevent rainwater from entering the roof cavity.

No overflow provision has been provided above sumps.


Recommendations:

The builder is to install an overflow provision directly above sumps. The width of the overflow duct is to be the same size as the length of the sump as detailed in image 2.

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Roscon110

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48. Location:

Rainheads throughout the topmost roof section

Finding:

Overflows of rainheads are significantly higher thanthe inlet from the box gutter. The invert of overflowprovision was measured to be 440 mm from thebase of the rainhead, as shown in image 1. Thesole of the box gutter inlet is measured to beapproximately 80 mm from the base of therainhead, as shown in image 2.

Clause 5.3.1 Overflow provision and size fromHB39-1997 states:

(c) To ensure adequate overflow provision is madeand any surcharge is accommodated, the overflowweir should be 25 mm below the sole of thegutter.


Recommendations:

The builder is to remove and dispose of rainheads.

Downpipes are to be measured and cut so that newrainheads are situated lower.

Supply and install new rainheads and are inaccordance today's standard shown in Image 3which taken directly from HB39-2015.

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49. Location:

Parapet capping on Metal roof sections

Finding:

The width of parapet capping was measured to be195 mm and 390 mm, as shown in images 1 and2. The spacings between fasteners were measuredto be in a range between 1000 mm and 1615 mm.

Clause 8.3 Special folds of HB39-1997 states:

(c) When flashings and cappings exceed 150 mmwidth, continuous supports should be provided atintervals not exceeding 200 mm centres.


Recommendations:

The builder is to install additional fasteners toparapet capping at no more than 200 mm centres.

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50. Location:

Joints through roof flashings

Finding:

Liquid-applied waterproofing membrane has beeninstalled on top of joints, as seen in images 1 and2. It is believed that this was done by the builder toprevent water ingress through joints.

Image 3 is a direct extract of Figure 2.9 fromHB39-1997. It details that silicone sealant is to besandwiched between joints and fixed withfasteners. Silicone sealant deteriorates rapidlywhen directly exposed to UV radiation. Bysandwiching the sealant in between, this isprotected from UV rays and creates a waterproofseal in the process.

The builder has not installed joints in accordancewith HB39-1997.


Recommendations:

The builder is to remove fasteners along joints.Install silicone sealant in between the overlap andreinstall fasteners at no more than 40 mmspacings.

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51. Location:

Northeastern Box gutter

Finding:

The box gutter does not contain an expansion joint to accommodate for structural and thermal movement. The box gutter has been made as one structure, as seen in image 1.

Image 2 is a direct extract from HB39-2015, however the values are the same as HB39-1997. For an aluminium box gutter, it states that there needs be an expansion joint placed with maximum length spacings of 12 m.

No expansion joint with a minimum expansion space of 50 mm has been provided.


Recommendations:

The builder is to remove the current box gutter that has been installed has one structure.

A new box gutter is to be installed with an expansion joint at the appropriate length spacing.

It is recommended to install a synthetic rubber expansion that has been used in the Southeastern box gutter system, as shown in image 3.

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52. Location:

Metal Roof sections

Finding:

An overhang was observed throughout the entireroof section. An overhang of approximately 95 mmcan be seen in image 2. A large overhang is asafety hazard as it can create an unstable surfacefor personnel conducting works or maintenance onthe roof.

Clause 6.06 Overhang of roofing from the Guideto Standards and Tolerances 2007 states:

Sheet roofing is defective if it overhangs the insideface of a gutter by less than 50 mm or by morethan 65 mm.


Recommendations:

The builder is to cut back roof sheeting so that is nonot greater than 65 mm, but not less than 50 mm.

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53. Location:

Topmost Roof - Satellite dish adjacent to Roofaccess hatch

Finding:

The cable conduit for the satellite dish penetratesinto the tray of roof sheeting and has been siliconesealed. Silicone sealant rapidly deteriorates whendirectly exposed to UV radiation. This will cause thesealant to eventually delaminate and cause wateringress into the ceiling cavity.


Recommendations:

The satellite dish installer is to remove and relocatecabling to an appropriate location that will not allowwater ingress to occur into the ceiling cavity.

Also, they are to rectify and appropriately seal theredundant opening made into the tray of roofsheeting.

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54. Location:

Topmost Roof

Finding:

An eave gutter along the Northern raised roofsection is filled with twigs. This is likely due to birdscreating a nest within this area. Twigs and otherfoliage can track down the gutter and block the soledownpipe outlet located at the eastern side.Blockage of this singular downpipe can lead to anoverflow of water into the abutting ceiling cavity.

Routinely maintenance of gutters is theresponsibility of the Owners Corporation.

This is a maintenance issue.

Recommendations:

The Owners Corporation is to engage a competentperson to clear the eave gutter and ensure it is freeof any obstructions.

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55. Location:

Southern Lower Roof - Vent

Finding:

A singular sewage vent has does not contain a raincap. All other vents have an appropriate rain capinstalled. It is believed that the builder hasneglected to install a rain cap onto this sole vent.

Section 8 of the Domestic Building ContractsAct 1995 states:

(a) the builder warrants that the work will be carriedout in a proper and workmanlike manner and inaccordance with the plans and specifications setout in the contract;


Recommendations:

The builder is to supply and install the relevant raincap.

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56. Location:

Rooftop - Northern Higher Catchment area

Finding:

The Northern higher catchment area has an eave gutter that discharges stormwater onto the lower catchment area via a spreader, as seen in image 1. The spreader does not contain a cap at the end.

As no drawings have been provided, a NearMaps snip was taken to calculate the area of the higher catchment area. This was observed to be 18.86m2, as seen in image 2.

Upon further inspection, the spreader discharges stormwater in close proximity to flashing, as seen in image 3.

Clause 5.7.7 Spreader of HB39-1997 states:

Spreaders may be used to drain a roof surface with a catchment area not exceeding 15 m2 provided that the following conditions are satisfied (see Figure 5.7.7):(a) The increased roof water volume should notenter any seam of the roof covering.(b) No spreader should discharge roof water ontoor over ridge tiles, mortar jointed tiles, flashings,timber fascia or roof sheet side lap.(c) No spreader should have its discharge enteringany part of any building.(d) Spreaders should discharge all roof water ontoroof covers in the direction of roof flow.(e) When discharging one roof onto another theadditional catchment area should be consideredwhen sizing the roofing, gutters, and downpipes.


Recommendations:

The builder is to remove the spreader. They are to engage a hydraulic engineer to redesign the drainage system for the higher catchment area in order to discharge stormwater directly into an appropriate stormwater sump or rainhead.

The builder is to undertake works as detailed by the hydraulic engineer's recommendations.

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57. Location:

Rooftop - Northern Higher Catchment area

Finding:

The wall cladding used appears to be Autoclaved Aerated Concrete (AAC) panels. This has been used along the Northern higher catchment area where a gap on the underside of the cladding was observed.

Upon further inspection, the wall sarking was visible and observed to lap over the roof flashing.

Image 3 is an extract from the installation manual of Hebel PowerPanel systems, which is comprised of AAC. It details that a packer, backing rod and sealant is to be used directly underneath the hebel cladding. This has not been installed as required by the installation manual.

As only a visual inspection was undertaken and no drawings have been provided, it is unclear if the DPC/flashing has been lapped underneath the wall sarking and onto the roof sheeting. However, given the lack of packing, backing rod and sealant, it is assumed that the DPC/flashing has not been installed correctly.


Recommendations:

The builder is to remove the AAC cladding. Ensure DPC/flashing is installed as detailed in image 3.

Reinstall AAC cladding and install an appropriate packer, backing rod and sealant to the underside of cladding.

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58. Location:

Southeastern Downpipe

Finding:

The downpipe from the southeastern rainhead discharges water directly onto roof sheeting. Due to the large catchment area above, a spreader is not viable as the maximum higher catchment area exceeds 15 m2.

Clause 3.4.5 Higher catchment area of AS3500.3-2003 states:

Stormwater from a higher catchment area shall be discharged direct to an appropriately sized rainhead or sump.


Recommendations:

The builder is to redirect and extend the downpipe so that it discharges stormwater into a suitable rainhead or sump. Ensure that the sump/rainhead is able to handle increased volume of rainwater.

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Roof Access Hatch

Part 4: Videos

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Part 5: Defect map - Plan of Subdivision

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daniel

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Item 10,38,39,40,41,42

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Item 12

daniel

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Part 6: Thermal Imaging Report

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Emissivity 0.8 Refl. temp. 20 °C

Measurements °C Bx1 Min 12.8

Parameters

17/06/2015 2:20:24 AM °C 14.9

Bx1

Evident pooling of water throughout corner area of basement level car park.

10.9 FLIR1173.jpg FLIR E6 63931855

17/06/2015 2:20:24 AM

FLIR1173.jpg FLIR E6 63931855

1/7 Roscon Property Services Pty. Ltd. ACN 108 876 697 ABN 66 433 979 405 Australia House 150 Sydney Road Coburg (Vic) 3058 I Level 50, 120 Collins Street Melbourne (Vic) 3000 24/7: 1800 767 266 T: (03) 9385 0040 F: (03) 9386 8199 E: [email protected] 75 of 87

mailto:[email protected]



Parameters

17/06/2015 2:20:47 AM °C 15.6

Water ingress evident at locations of efflorescence.

Bx1

11.5


17/06/2015 2:20:47 AM





Parameters Emissivity 0.8 Refl. temp. 20 °C

17/06/2015 2:21:10 AM °C Bx1 15.4

Water ingress from behind stormwater piping at top of figure.

This water has then travelled down and soaked into cardboard which has been stored in the corresponding cage.

11.3 FLIR1176.jpg FLIR E6 63931855

17/06/2015 2:21:10 AM






Parameters

17/06/2015 2:27:36 AM °C 15.8

Bx1

Additional evidence of water ingress from concrete beam/wall. This is occurring in multiple locations (this photo was taken to the left of the previous location with the cardboard underneath).

11.7 FLIR1180.jpg FLIR E6 63931855

17/06/2015 2:27:36 AM






Parameters

17/06/2015 2:29:56 AM °C Bx1 14.4

Water ingress has created damp patches within the carpet and water damage is also evident.

The worst damage on the wall appears to be located in the corner (please see following page for a closer image).

10.4 FLIR1181.jpg FLIR E6 63931855

17/06/2015 2:29:56 AM






Parameters

17/06/2015 2:31:08 AM °C Bx1 16.4

This closer image shows the extent of the damage include evidence of water presence.

12.3


17/06/2015 2:31:08 AM





Parameters

17/06/2015 2:30:50 AM °C 16.2

Bx1


Water also appears to be present to the upper corner of the ceiling (above the damaged carpet area).

This suggests that the water ingress is coming from above - likely due to insufficient plumbing of the roof or sealing of the concrete panels directly above this area.

Cracking of the paintwork can also be seen at these locations.

12.1 FLIR1184.jpg FLIR E6 63931855

17/06/2015 2:30:50 AM




Terms and ConditionsThe following information is very important and forms an integral part of this report.

Before you decide to purchase this property you should read and understand the following important information. It will helpexplain what is involved in a Standard Property Inspection, the difficulties faced by an inspector and why it is not possible toguarantee that a property is free of defects, latent or otherwise. This information forms an integral part of the report. Thegeneral adequacy of site drainage is not included in the Standard Property Inspection Report. Comments on surface waterdrainage are limited as where there has been either little or no rainfall for a period of time, surface water drainage may appearto be adequate but then during periods of heavy rain, may be found to be inadequate. Any comments made in this section arerelevant only in light of the conditions present at the time of inspection. It is recommended that a Smoke Test be obtained todetermine any illegal connections, blocked or broken drains.

1. This is a Visual Inspection only and in Accordance with AS4349.This visual inspection is limited to those areas and sections of the property fully accessible and visible to the Inspector at thetime and on the date of Inspection. The inspection DID NOT include breaking apart, dismantling, removing or moving objectsincluding, but not limited to, foliage, mouldings, roof insulation/sarking membrane , floor or wall coverings, sidings, ceilings,floors, furnishings, appliances or personal possessions. The Inspector CANNOT see inside walls, between floors, insideskillion roofing, inside the eaves, behind stored goods in cupboards, or other areas that are concealed or obstructed. Theinspector DID NOT dig, gouge, force or perform any invasive procedures. In an occupied property it must be understood thatfurnishings or household items may conceal defects which may only be revealed when the items are removed. No detailedinspection is inferred to external areas over 3.6 metres above the natural ground level.

2. Scope of ReportThe Standard Property Report is not intended as a certificate of compliance of the property within the requirements of any Act,regulation, ordinance or by-law, or, as a warranty or an insurance policy against problems developing with the building in thefuture.

3. LimitationsNothing contained in the Report implies that any inaccessible or partly inaccessible area(s) or section(s) of the property beinginspected by the Inspector on the date of the inspection were free from defects latent or otherwise.

No responsibility can be accepted for defects which are latent or otherwise not reasonably detected on a visual inspectionwithout interference with or removal of any of the structure including fixtures or fittings within the building.

This Standard Property Report does not contain any assessment or opinion in relation to any item, which is the subject of aSpecial Purpose Property Report (as defined in AS4349.1), or any matter where the inspection or assessment of which issolely regulated by Statute. Special Purpose Property Reports include comment on the following: Common property areas,environmental concerns such as sunlight, privacy, streetscape and views. Proximity of property to flight paths, railways andbusy traffic or other neighbourhood issues. Noise levels, health and safety issues including the presence of asbestos or lead.Heritage concerns. Security or fire protection. Analysis of site drainage apart from surface water drainage. Swimming poolsand spas. Detection and identification of illegal and unauthorised building and plumbing work. Durability of exposed finishes.

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4. Important InformationAny person who relies upon the contents of this Report does so acknowledging that the above clauses, definitions anddisclaimers that follow define the Scope and Limitations of the inspection and form an integral part of the report.

5. Disclaimer of LiabilityNo liability shall be accepted on account of failure of the Report to notify any problems in any area(s) or section(s) of thesubject property physically inaccessible for inspection, or to which access for Inspection is denied by or to the Inspector(including but not limited to any area(s) or section(s) so specified by the Report.

6. Disclaimer of Liability to Third PartiesThis report is made solely for the use and benefit of the Client named on the front of this report. No liability or responsibilitywhatsoever, in contract or tort, is accepted to any third party who may rely on the Report wholly or in part. Any third partyacting or relying on this Report, in whole or in part does so at their own risk.

7. Report DefinitionThis report is limited to a visual inspection of areas where reasonable access is available at the time of inspection. It does notpurport to be geological as to foundation integrity or soil conditions, engineering as to structural, nor does it cover thecondition of electrical, plumbing, gas or motorised appliances. It is strongly recommended that an appropriately qualifiedcontractor check these services prior to purchase.

As the date if this report we have identified the items as listed herein, we do not accept any responsibility for items which maybe damaged after the inspection has been completed.

As a matter of course, and in the interests of safety, all prospective purchasers should have an electrical report carried out bya suitably qualified contractor. This report is limited to (unless otherwise noted) the main structure on the site and any otherbuilding, structure or outbuilding specifically named within the report.

This Report attempts to assist in judging a building according to its age and level of maintenance and in providing relativecomparisons. This inspection and report is not to be considered all-encompassing dealing with a building from every aspect.Rather it should be seen as a reasonable attempt to identify any significant defects visible at the time of the inspection. It isunrealistic to expect comment on minor defects or imperfections in the Standard Property Report. If this is required, a SpecialPurpose Property Report is recommended.

Whilst buildings may have many pleasing features there are few without defects and many are due naturally to agedeterioration. Subject to the level of maintenance on the building it is common for the number of faults to have increased withage.

All items that are considered to be concealed or latent defects are excluded.

Shower Recesses: Tests may be made on shower recesses to detect leaks (if water is connected). The tests may not revealleaks or show incorrect waterproofing if silicone liquid or masonry sealant has been applied prior to the inspection. Suchapplication is a temporary waterproofing measure and may last for some months before breaking down. The tests on showerrecesses are limited to running water within the recesses and visually checking for leaks. As showers are only checked for ashort period of time, prolonged use may reveal leaks that were not detected at the time of inspection. If there is no evidence ofa current leak during inspection that does not necessarily mean that the shower does not leak.

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Glass Caution: Glazing in older houses (built before 1978) may not necessarily comply with current glass safety standardsAS1288. In the interests of safety, glass panes in doors and windows especially in trafficable areas should be replaced withsafety glass or have shatterproof film installed unless they already comply with the current standard.

Stairs & Balustrades: Specifications have been laid down by the Australian Building Code - Section 3.9 covering stairs,landings and balustrades to ensure the safety of all occupants and visitors in a building. Many balustrades and stairs builtbefore 1996 may not comply with the current standard. You must upgrade all such items to the current standard to improvesafety.

Swimming Pools: If a swimming pool is present it should be the subject of a Special Purpose Property Report. A detailedinspection on the status or serviceability of any swimming pool or associated pool equipment has not been carried out and isnot within the scope of this report. Additionally, to adequately inspect a swimming pool, the water must be completely drainedand all internal surfaces must be fully accessible.

This report may contain notable observations, together with what is considered to be helpful information and advice.

This report does not identify timber-destroying pests. A timber pest inspection report should be obtained from a qualifiedtimber pest inspector.

If any cost of work estimates is given, these are merely opinions and should be taken as a general guide only. In the buildingindustry, experience has shown that prices vary considerably and you must obtain independent quotations on any significantnotable item from several contractors prior to purchase.

The operation of fireplaces, chimneys, alarm systems, intercom systems, electrical and mechanical appliances, airconditioning systems, smoke detectors and residual current devices have not been tested and are the subject of a SpecialPurpose Property Report. Should you require an inspection to be carried out on any item not specifically covered by thisreport, please request a Special Purpose Property Report on the specific item required.

No report is made on the presence, operation, installation or cabling of any free to air or pay television system.

8. Lighting InstallationsIt should be noted that this inspection was done during daylight hours and therefore the adequacy of lighting in darkness couldnot be directly assessed.

9. Electrical InstallationsWe have carried out a thorough visual inspection of the common property and assets visible from the common property areas.If there were any visible electrical installation issues they have been included in this section of the report. We have not carriedout a thorough inspection of electrical installation and the main switchboard, as we are not qualified to do so, please ensurethat a suitably qualified electrical contractor carries out a thorough visual inspection at least every 2 years, this inspection canbe incorporated with the testing of the Residual Current Device if Community Circuits are present.

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10. Plumbing, Gutters & Downpipes and RoofsWe have carried out a thorough visual inspection of the common property and assets visible from the common property areas.If there were any visible plumbing, gutters and downpipes or roof issues they have been included in this section of the report.We have not carried out a thorough inspection of the plumbing, gutters and downpipes and roof, as we are not qualified to doso, please ensure that a suitably qualified plumbing contractor (who is qualified to undertake roof inspections) carries out athorough regular inspection. We will recommend a qualified plumber to inspect if an issue is found.

11. LiftsPlease ensure that if lifts are in the building(s) that regular maintenance programs are in place. This report does not cover lifts.

12. PaintingPainting surfaces not exposed to the elements/corrosion should be included in the next painting cycle. Painting for aestheticpurposes is not included in this report.

13. Air ConditioningOnly a general external inspection of air conditioning units is carried out where installed, therefore please ensure that if theOwners Corporation has air conditioner(s) in the building(s) they have regular maintenance programs in place. This reportdoes not cover air conditioning units and air condition cooling towers.

14. GlassThis report only addresses glass requiring obvious replacement. It does not cover the Building Code, Australian Standard andsafety requirements of glass installed in the common property.

15. Plant and EquipmentPlease ensure that if the Owners Corporation has plant and equipment in the building(s) that regular maintenance programsare in place for each piece of plant and equipment. This report does not cover plant and equipment.

16. Balcony BalustradesWherever balcony balustrades are installed, please be advised that a comprehensive inspection of balcony railings was notcarried out as part of this report. Also this report is only a visual inspection of areas accessible from the common property;therefore all balcony balustrades are not viewed. If there are any visible signs of corrosion on the balustrade including fixingsand/or if the balustrades are over 10 years old a detailed inspection and testing of balustrades should be undertaken.

17. Pest ReportsIf there are any visible signs of termite damage it is included in this report. We have not carried out a pest inspection of thesite; as we are not qualified to do so, please ensure that a suitably qualified pest inspection contractor carries out thoroughregular inspections.

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18. Fire Fighting Equipment and Statutory RequirementsIt has been assumed that any building needing fire fighting equipment to meet legislative requirements such as the BuildingCode of Australia 1996 did meet those requirements at the time of construction. We have not examined the fire safetyrequirements for the building and make no comment as to the adequacy of the measures found in the complex. We have notand do not assess the condition of any fire fighting equipment within the complex. If the Bodies Corporate wishes to ascertainits position with respect to fire safety compliance it may carry out its own assessment. These guidelines should be placed onthe Owners Corporation notice board. We have visually inspected the fire fighting equipment but have not carried out anytesting and therefore cannot determine if the equipment has been tampered with or will be effective in case of fire.

Rooms below ground level: If there are any rooms under the house or below ground level (whether they be habitable ornon-habitable rooms), these may be subject to dampness and water penetration. Drains are not always installed correctly orcould be blocked. It is common to have damp problems and water entry into these types of rooms, especially during periods ofheavy rainfall and this may not be evident upon initial inspection. These rooms may not have council approval. The purchasershould make their own enquiries with the Council to ascertain if approval was given. Where the property is covered by anOwners Corporation (Strata Title), we strongly recommend that an Owners Corporation search be conducted to ascertain thefinancial position, the level of maintenance and any other relevant information available through the conduct of such aninspection.

19. ServicesImportant Notes: In regard to plumbing or electrical, it should be noted that we are not plumbers or electricians and anycomment made is not that of a qualified plumber or electrician. We recommend that a qualified contractor be engaged to makecomment.

20. Copyright© Copyright - All Rights Reserved.

Trademarks, service marks and trade names listed within this report remain at all times the 'Marks' of Roscon PropertyServices Pty Ltd or related companies and are protected by Australian Trademark Laws. This report was produced for theperson/s or company denoted on page 2 'Instructed By'. The contents of the report may be used by our 'Instructing Party' onlyto distribute to Owners Corporation Committee members and or building owners to disclosure its contents to their preferredbuilding insurer. This report is not to be distributed copied or electronically transmitted to any third party without the writtenconsent from Roscon Property Services Pty. Ltd.

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