Pre Plaster Inspection Report & Defects List · 2019. 6. 22. · Plaster_Inspection_Report Page 8 of 24 It is a requirement of A.S 1684 Residential Timber-Framed Construction, clause

PRE PLASTER INSPECTION

REPORT & DEFECTS LIST

Lot 4337 Sample St, Cranbourne East

Call us on: 0430 318 398

[email protected]

www.correctinspections.com.au

Postal Address: P.O. Box 22

Greensborough VIC 3088

mailto:[email protected]

http://www.correctinspections.com.au/

Plaster_Inspection_Report Page 1 of 24

TABLE OF CONTENTS

Client & Property Details .................................................................................................................................................... 2

Inspection & Report Details ................................................................................................................................................ 2

Inspection Notes ................................................................................................................................................................. 2

Report Purpose ................................................................................................................................................................... 2

General ............................................................................................................................................................................... 2

Schedule of Building Defects .............................................................................................................................................. 3

Terms & Conditions for the Provision of this Report ........................................................................................................ 24


CLIENT & PROPERTY DETAILS

Client Name(s): Mr & Mrs Sample

Subject Property: Lot 4337 Sample St, Cranbourne East

Builder: Joke Homes

Dwelling Type: Double Storey

BCA Classification: 1a & 10a

Construction Type: Brick Veneer

Footing Type: Concrete Slab

Roofing Type: Concrete Roof Tiles

INSPECTION & REPORT DETAILS

Inspection Date: Friday 21st March 2017

Inspection Time: 9:30am

Weather Conditions: Fine

Stage of Works: Approaching Lock-Up Stage

Date of this Report: Sunday 2nd April 2017

INSPECTION NOTES

At the time of this inspection, we note the following;

1. The roof sheets were being installed to the porch roof.

2. There was a perimeter scaffold in place, which will require the brickwork to be inspected at a later

stage.

3. Several items from the frame stage report were covered over, and were unable to be viewed and

confirmed as complete.

REPORT PURPOSE

The purpose of this inspection and report is to check on the progress of works and quality of workmanship at

the specified construction stage, and to identify defects or faults in the new construction that do not reach an

acceptable standard of quality, or have not been built in a proper workmanlike manner in relation to the

Building Acts & Regulations, the Building Code of Australia (BCA), any relevant Australian Standard, any

manufacturer’s installation instruction or the acceptable standards & tolerances as set down by the Victorian

Building Authority (VBA).

GENERAL

This report is the result of a visual inspection only and is intended to provide a reasonable confirmation of the

progress and quality of the works to date and to note items that may need attention by the builder to ensure

satisfactory quality of workmanship.

Should the reader of this report have any questions in relation to the items set out within it, please do not

hesitate to contact me.

Yours faithfully,

Brett Whittingham

m: 0430 318 398

e: [email protected]

mailto:[email protected]


SCHEDULE OF BUILDING DEFECTS

The following is a list of newly identified defects that exist in the finishes and the quality of those finishes, for

which rectification can reasonably be expected to be the responsibility of the builder.

1. Outstanding Item From Frame Report Dated Thursday 8th December 2016

S1 Angle Brace Cut Depth

The ‘S1’ angle braced walls throughout this home have been cut into the frame 27mm deep, however the

engineering note on S11 specifies a maximum of 20mm, which has weakened every stud and plate.

The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, clause 6.2.1.4

Notching, Trenching and Holes in Studs and Plates states ‘Studs may be designed as notched or not-

notched. For common studs, the maximum notch depth for single or upper-storey or lower-storey

construction shall be 20mm’.

These over cut wall studs will need to be replaced or strengthened to comply with the above.

Friday 31st March 2017

This item had not been rectified.


1B8 Beam Not Supported

The end of the ‘1B8’ beam along the front wall of the study has not been installed in such a way that it

is being supported underneath. The entire front corner of the floor, upper walls and roof upstairs is

currently being supported by a 90x45 top plate, with no studs underneath, and is at risk of collapse.

This item should not have passed a building inspection by the building surveyor’s inspector…

The engineer must be consulted immediately to design a rectification methodology. A copy of the

rectification design, and a copy of the inspection by the relevant building surveyor’s report should be

provided.


This item had not been rectified. This item must be immediately checked by the engineer to ensure

this area is suitably constructed.



Floor Joist To Steel Detail

The floor joists have not been connected to the ‘1B2’ UC steel beam in the living area as specified by

the detail on S8 of the engineering.

The engineer will need to be consulted to design a rectification for this item. A copy of the rectification

design, and a copy of the inspection by the relevant building surveyor’s report should be provided.




1B6 Beam Over Cut

The ‘1B6’ beam has been completely overcut at the connection to ‘1B8’ beam, which has left the beam

undersized, with an effective size of approx. 20-30mm smaller than that specified by the engineer.

The engineer will need to be consulted to design a rectification for this item. A copy of the rectification

design, and a copy of the inspection by the relevant building surveyor’s report should be provided.




Stair Beam Connections

The timber beams that form the stair void have not been connected as specified by the engineer with joist

hanger brackets, instead inadequately connected using trip-l-grips.


Joist hanger brackets must be installed as specified by the engineer.


This item had not been properly rectified. There has not been adequate fixings through the joist

hanger bracket into 1B15.


1B10 Beam To Beam Connection

The ‘1B11’ beam has not been extended 300mm past the wall for the proper connection to ‘1B10’ as

specified on the engineering. Additionally, the joist hanger connection at each end of ‘1B10’ has not

been installed.

The beam at ‘1B11’ must be replaced so it extends 300mm past the wall, and joist hanger brackets fitted

to each end of ‘1B10’ as specified.





Studs Supporting Roof Girder Loads

All of the stud columns installed under the upper roof girder trusses are 3/90x35mm studs, however the

engineer has specified ‘DS’, which is 2/90x45mm studs, nail laminated.

These stud columns must be carefully replaced with the ‘DS’ columns, or alternatively the engineer

should be consulted to provide comment on the stud columns installed. A copy of this correspondence

from the engineer should be forwarded.




Sheer Blocks

The sheer blocks installed at the top of the walls to secure them to the roof trusses have not been installed

as specified by the engineer on sheet S11.

The sheer blocks will need to be reconstructed to match the engineering.





Downpipes Not Connected To Stormwater

There have not been temporary downpipes fitted to the gutters of this house, which is directing water

collected from the roof onto the ground immediately adjacent to the footings, and contributing to possible

future structural movement and slab heave.

The engineer has included the following General Note on sheet S1 of the engineering in regards to this

issue, stating that ‘Downpipes must be directed away from the building footings to legal point of

discharge, to avoid/minimise edge heave’;

Temporary downpipes must be immediately fitted to the gutters, and the site drainage rectified to prevent

further ponding of water against the footings.




Jamb Studs Over Cut

The jamb studs installed to the ends of the lintels over most of the window and door openings throughout

this home have been overcut.


It is a requirement of A.S 1684 Residential Timber-Framed Construction, clause 6.3.2.3 Jamb Studs

(studs at sides of openings), that ‘openings are to have 1 full-length stud on either side of the openings’.

Additional full-length jamb studs will have to be installed to the required ends of these lintels.




Nogging Alignment

There are several noggings throughout the walls of this home that are offset or staggered from the ones

beside it by up to 350mm.

The relevant Australian Standard AS 1684 Residential Timber-Framed Construction, clause 6.2.1.5

Nogging, states ‘Noggings may be installed anywhere in the depth of the stud. Stagger in the row of

noggings shall be not greater than 150 mm’.

Additional noggings must be installed so they are correctly aligned with the abutting ones as required by

Australian Standard AS 1684.




Hip Trip-L-Grips

The trip-l-grips designed to hold the hip roof trusses down throughout this home have been installed on

their flat, which is not the correct orientation.

The manufacturer’s installation guidelines require four nails into the side of the top plates, two into the

top of the top plate, and four into the side of the truss, as per their detail above right.

These brackets will need to be re-installed in the correct orientation, with the required number of nails

fitted through each section of the trip-l-grips.





Truss Blocking

There are several areas where the roof trusses have been incorrectly blocked/wedged down onto the top

plates of non-load-bearing walls, making them load-bearing, and not allowing the trusses to deflect as

they were designed to.

The relevant Australian Standard AS 1684 Residential Timber-Framed Construction, states in section

6.2.5.2 Internal Walls – Trussed Roofs, that ‘Non Load-bearing walls shall be kept a minimum of 10mm

below the underside of the bottom chord, or ceiling battens when used’.

Also, Australian Standard AS 4440 Installation of Nail-plated Timber Roof Trusses, state in section 2.2.2

Non Load-bearing Walls, that ‘Non load-bearing walls, as designated, shall not carry any truss loading

and shall not be packed to touch the underside of trusses (see Figure 2.1)’.

Australian Standard AS 4440 Installation of Nail-plated Timber Roof Trusses, also state in Appendix B2

Camber, that ‘Trusses are built with camber to allow for the initial deflection at the take up of load

and some creep (i.e. long-term deflection) as the timber settles. Thus, packing to the underside of a

truss over a non-load-bearing wall may stop these deflections and in turn support the truss in an

incorrect position’.

These areas will need to be reconstructed to allow the trusses to deflect as designed.


This item had not been rectified, and in fact there are now dozens more areas where this has been

done, worsening the problem significantly.



Broken Truss Chord

The top chord near the apex of the truncated ‘TS3’ truss above the WIR has been damaged/broken during

transport or installation, and has not been adequately supported.

The truss manufacturer must be consulted to design and install an appropriate repair to ensure the

structural integrity of this roof system is maintained. The builder should forward the engineering from

the manufacturer specific to this rectification.



15. Water Tightness

There are several areas of this home that are not water tight.

The house must be fully water tight prior to installing plaster, to avoid water damage and/or vermin entry

into this home.


16. Master Suite Window Reveal

The MDF reveal on the lower left hand side of the master suite window is badly damaged due to poor

installation methodology, and appears beyond repair.

This reveal should be replaced.

17. Sarking To Rear Wall

There are areas on the rear upstairs wall of this house that have not had wall sarking installed.

This must be completed prior to installing external cladding or plasterboard.

18. Wall Insulation Batts

Many of the wall insulation batts throughout this home have dislodged from between the studs.


The relevant Australian Standard AS 3999 Thermal Insulation of Dwellings, Bulk Insulation Installation

Requirements states in section 3.2 (d) that ‘Bulk insulation shall be restrained where it may fall or slide

out of position’.

The missing batts must be fully reinstalled and properly restrained into position, prior to plastering

commencing.

19. Thin Ceiling Insulation Batt

There has been a section of ceiling insulation installed where the batt has had its thickness reduced

significantly, which will not provide adequate insulation to this area.

All of the batts should be checked, and any reduced-thickness batts replaced with the correct type to

ensure this house meets its energy rating value.

20. Wall Sarking Tears

There are several tears, rips and holes in the wall sarking that are visible where no wall batts have been

installed, which brings into question the areas that are not visible.

These areas must be fully taped and sealed.

21. Multiple Holes In Top Plates

There are several areas where multiple holes have been drilled through the top plates at closer than

270mm centres.



Notching, Trenching and Holes in Studs and Plates states that ‘the distance between holes and/or

notches in a plate’s depth is 3 times the width of plate’.

Therefore these 90mm top plates should not have any holes spaced at close than 270mm centres.

The top plates in these areas will also need to be trimmed/strengthened.

22. Ply Clad Walls

The ply cladded wall in the laundry is not straight, and will cause the plasterboard to bow once installed.

This wall must be straightened prior to plaster, and the other similarly ply clad walls should also be

checked and rectified where required.

23. Ceiling Insulation Batts

There are areas of ceiling insulation not installed in the rear theatre room, which will be very difficult to

check and install once plasterboard is installed.

These batts must be securely installed into place for reasons already outlined in this report.


24. Meter Box Stud Centres

The studs at the sides of the electricity meter box are currently at 685mm centres, which is much greater

than the maximum of 600mm that plasterboard can span.

Additional framing must be installed into this frame.

25. Water Run In Pipe

The water run in pipe near the electrical meter box has not been connected, which will need to be done

prior to plasterboard.

26. Guest Ensuite Studs Damaged

The load bearing studs that carry the floor, wall and roof load of upstairs behind the guest ensuite shower

taps have been checked into by up to 30mm.





These studs will have to be replaced or strengthened to comply with the above standard, and the

engineering.


27. Plaster Ceiling Trimmer

There is a plaster ceiling trimmer missing in the rear corner of the butler pantry.

This must be installed prior to plaster.

28. Plaster Ceiling Trimmer Centres

Many of the ceiling trimmers have been installed at up to 750mm centres, however ceiling plasterboard

can only span 600mm centres maximum.

Additional trimmers must be installed where these trimmers are spaced wider than 600mm centres.

29. Theatre Ceiling Trimmers

There have not been any trimmers installed into the ceiling along the wall at the entry to the theatre to

support the ceiling plasterboard.

30. Steel Post In Study

The entry corner of the study has a steel post on the corner, which will make securing plasterboard on

the corner impossible, and make this area susceptible to cracking.


31. Alfresco Beams

The brickwork in the alfresco area has been installed hard up to the underside of the timber beams, which

will not allow them to shrink or settle.

The relevant Australian Standard A.S 1684 Residential Timber-Framed Construction, in Appendix E,

Section E3 – Allowance For Shrinkage states ‘Allowance should be made for the effects of shrinkage

when openings occur in external brick veneer’.

The brickwork must be reconstructed to meet the minimum standards mentioned above.

32. Wall Junctions

The studs at the junction of each adjoining wall throughout this house have only been fixed with one nail

into each corner block.


The relevant Australian Standard, A.S 1684 Residential Timber-Framed Construction clause 6.2.1.3 Wall

Junctions states ‘Internal and external walls shall be fixed together with a minimum of 2/75mm nails

at 900mm maximum centres’.

All of these junction studs need to have additional nails fixed through them in accordance with the above.

33. Activity Room Bulkhead Joists

The ceiling joists installed into the activity room bulkhead to support the plasterboard have been installed

on their flat, which has no effective strength, and up to 800mm centres.

This area will need to be strengthened to properly support the plasterboard.

34. Wall Trimmers/Noggings

There have not been any trimmers/noggings installed between the wall studs under the activity room

bulkhead to pick up and support the edges of the wall sheets that are to be installed under it.

It is a requirement of clause 4.4.3.1.3 Perimeter Fixing of Australian Standard AS/NZS 2589 Gypsum

Linings - Application and Finishing, that ‘Fasteners shall be installed at 300 mm maximum centres at

all internal angles, external corners and at openings. For perimeter fastening’.

Given the spacing of the existing studs, trimmers or noggings will need to be installed so that the edges

of the wall sheets can be securely fixed to the wall framing at their required centres.

35. Short Noggings

There are several short noggings throughout the walls of this home, which must be replaced.


36. Ensuite 2 Stud Damaged

The studs behind the ensuite 2 shower taps have been checked into by up to 35mm.





These studs will have to be replaced or strengthened to comply with the above standard.

37. Top Plate Holes

The top plates in several walls have had holes of up to 70mm drilled through the centre of their 90mm

depth.


Notching, Trenching and Holes in Studs and Plates states that ‘Holes in studs and plates shall be located

within the middle half of the depth and breadth of the member respectively, and that a maximum hole

of 25mm in diameter may be drilled through the wide face of a plate’. It also notes that ‘Top and bottom

plates in internal non-loadbearing and non-bracing walls may be discontinuous up to 60mm (cut or

drilled) to permit installation of services provided that, at the discontinuity, the plates are trimmed or

otherwise reinforced either side of the discontinuity to maintain the lateral and longitudinal integrity

of the wall’.

These plates will have to be properly trimmed/strengthened.

38. Sewer Breather Cap

The sewer breather cap has not been installed over the bed 3 WIR wall, and is left simply sitting in the

ceiling space not connected.

This must be properly installed.


39. Wall Stud Crippling

There has been numerous studs within the walls of this home, which have been crippled to straighten

them. These cuts into this studs are up to 60mm deep, or 2/3rds the depth of the stud, while the cleats

that have then been fixed to the sides of the studs only extend up past the cut by 50mm.


Straightening of Studs states that ‘Common studs may be straightened by ‘crippling’ with saw cuts and

cleats (see Figure 6.2)’ shown below-

As the above Figure shown the depth of the cut into this stud should have been no deeper than ½ its depth

and the cleat is required to extend a minimum of 300mm above and below the cut.

The present crippled stud does not comply with the requirements of A.S 1684 Residential Timber-Framed

Construction and must be replaced before it fails.


40. Door Jamb Stud Crippling

Further to the above item, there are door opening jamb studs which have been crippled.


Straightening of Studs states that ‘Common studs may be straightened by ‘crippling’ with saw cuts and

cleats (see Figure 6.2)’.

As the standard only allows for “common studs” to be crippled, these jamb studs must be replaced.

41. Truss Deflection

There are numerous areas (between 12-20) where the roof trusses have been incorrectly blocked/wedged

down onto the top plates of non-load-bearing walls, making them load-bearing, and not allowing the

trusses to deflect as they were designed to.

These areas will need to be reconstructed to allow the trusses to deflect for reasons already outlined in

this report.

42. Ensuite Studs Damaged

There are studs in the ensuite that have also been checked into by up to 35mm.

This item will need to be rectified for reasons already outlined in this report.


43. Ensuite Bath Noggings/Trimmers

There have not been noggings or trimmers installed above and beside the bath hob to support the ends of

the plasterboard sheets.

This item will need to be rectified for reasons already outlined in this report.

44. Holes Not In Centre Of Wall Top Plate

Several of the holes drilled through the top plates of the walls throughout this home to route the services

have been cut through the top plate near the edge, not in the centre.


Notching, Trenching and Holes in Studs and Plates states that ‘Holes in studs and plates shall be located

within the middle half of the depth and breadth of the member respectively, and that a maximum hole

of 25mm in diameter may be drilled through the wide face of a plate’.

As these holes are not in the middle half of the plate, these plates will have to be properly

trimmed/strengthened, or otherwise replaced.


45. Wall Noggings

Several wall noggings have only been nailed with one nail through the studs, instead of the minimum of

two nails specified by AS 1684.

Additional nails will need to be installed into these noggings.

46. Ensuite Nogging Damaged

There is a nogging in the ensuite that has been almost completely cut away where the sewer pipe and

wall brace run through it in the same area.


Noggings states that ‘Unless otherwise specified, the minimum nogging size shall be the depth of the

stud minus 25 mm by 25mm thick, or the nogging shall have a minimum cross-section of 50 mm

× 38 mm for unseasoned timber and 42 mm × 35 mm for seasoned timber, and shall be suitable, where

required, for the proper fixing of cladding, linings, and bracing..

This nogging will need to be replaced.


47. Missing Wall Noggings

There are noggings in the ensuite wall that have been removed, and will need to be reinstated prior to the

installation of plasterboard.

48. Window Installation

There are several windows that do not fit properly into their respective openings, and have been poorly

installed, not in accordance with manufacturer’s guidelines or general industry good practice.

These windows should be properly installed to avoid possible future issues.


TERMS & CONDITIONS FOR THE PROVISION OF THIS REPORT

1. The Report is expressly produced for the sole use of the Client. Legal liability is limited to the Client.

2. No advice is given regarding the presence, or effect, of termites on the Property. A specialist company

should be approached to provide such certification if required.

3. Any dimensions given are approximate only. Should any dimensions be considered critical, or important,

they should be accurately measured.

4. The Client acknowledges, and agrees that any comments contained in the Report relating to matters of an

electrical or plumbing nature, are based on a visual inspection only carried out by the Inspector on the day

of the inspection, and should not in any way be relied upon by the Client as a substitute for obtaining expert

professional advice from a licensed electrician or plumber.

5. Any charge-out rate quoted relates to normal work and are not applicable for work relating to arbitration,

mediation, conciliation, expert witness, court appearance or any other legal application.

6. The Report comments on only those features that were reasonably visible and reasonably accessible at the

time of the inspection, without recourse to viewing platforms, the removal, or moving, of building

components, or any other materials of any kind or any other unusual methodology.

7. We have not inspected framework or other parts of the structure/property that are covered, unexposed or

inaccessible, and are therefore unable to report that any such part of the structure is free from defect.

8. Only those items in the Report that have been commented upon, have been inspected. If there is no comment

against an item, it has not been inspected. The Inspector gives no undertaking that they will inspect all items

present on the day of the inspection.

9. This report, its layout and contents are the copyright of Correct Inspections. Any person, party or entity,

other than the party named as the client on this report hereof that uses or relies upon this report without our

expressed written permission is in breach of this copyright.

10. All advice given by the Inspector and not included in the Report is given in good faith. However, no

responsibility is accepted for any losses, either direct or consequential, resulting from the advice.

11. The Report is confirmation of a visual inspection of the Property carried out by the Inspector on the day of

the inspection, and only covers those items that could reasonably be detected by such visual inspection at

the time of such inspection.

12. All statutory or implied conditions and warranties are excluded to the extent permitted by law.

13. To the extent permitted by law, liability under any condition or warranty that cannot legally be excluded,

is limited to:

a. Supplying the Report again; or

b. Paying the cost of having the Report supplied again.

14. If the Report fails to conform in any material respect to the terms and conditions set out herein, then:

a. The Inspector is not liable unless the Client notifies the Inspector of the failure within 28 days after

the date of delivery of the Report; and

b. The liability of the Inspector is, in any case, limited to the cost of providing this inspection, and the

Inspector is not liable for any consequential damage.

15. The provisions of clause 13 above are subject to the provision of any statutory condition or warranty that

cannot legally be excluded.

16. Payment to the Inspector will be made at the time of inspection or prior to the supply of the report.

17. The terms and conditions contained herein:

a. Constitute the entire agreement and understanding between the Client and the Inspector, on

everything connected to the subject matter of the Agreement; and

b. Supersede any prior agreement or understanding or anything connected with that subject matter.

18. These are the standard terms and conditions under which we provide our service to you. When we provide

you our service, we do so on the basis that:

a. These terms and conditions make up the terms of the contract between you and us; and

b. You agree to be bound by these terms and conditions.

19. If you do not agree to be bound by these terms and conditions, then you must contact us prior to us providing

you our service to advise us that:

a. You do not want to make a contract with us; and

b. Do not want us to provide our service to you.

Documents

Pre Plaster Inspection Report & Defects List · 2019. 6. 22. · Plaster_Inspection_Report Page 8 of 24 It is a requirement of A.S 1684 Residential Timber-Framed Construction, clause