Post on 06-Feb-2021
HANDOVER
INSPECTION REPORT
& DEFECTS LIST
Call us on: (03) 9434 1120
www.correctinspections.com.au
Postal Address: P.O. Box 22
Greensborough VIC 3088
DETAILS REMOVED FOR PRIVACY REASONS
http://www.correctinspections.com.au/
Handover_Inspection_Report Page 1 of 35
TABLE OF CONTENTS
Client & Property Details ................................................................................................................................. 2
Inspection & Report Details ............................................................................................................................. 2
Inspection Notes ............................................................................................................................................... 2
Report Purpose ................................................................................................................................................. 2
General ............................................................................................................................................................. 2
Schedule of Building Defects ........................................................................................................................... 3
Builder’s Responsibility To Rectify ............................................................................................................... 34
Terms & Conditions for the Provision of this Report ..................................................................................... 35
Handover_Inspection_Report Page 2 of 35
CLIENT & PROPERTY DETAILS
Client Name(s): Muhammed Hossain and Tahnia Hossain
Subject Property: 92 Everton Road, Truganina VIC 3029
Builder: Burbank
INSPECTION & REPORT DETAILS
Inspection Date: Thursday 27th February 2020
Inspection Time: 10:30am
Stage of Works: Nearing completion
Date of this Report: Thursday 27th February 2020
INSPECTION NOTES
At the time of this inspection, we note the following;
1. There were several minor defects and paint touch ups visible throughout that have been marked for rectification, which have not been individually documented in this report.
2. The final house clean had not yet been completed. 3. The owner should mark all minor defects and paint touch ups with the site supervisor to ensure all of
these issues are addressed to their satisfaction.
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 Act & 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). The results of this inspection are in the Schedule of Building Defects table section.
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. This report is not to be read as an instruction to the builder.
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,
DETAILS REMOVED FOR PRIVACY REASONS
DETAILS REMOVED FOR PRIVACY REASONS
Handover_Inspection_Report Page 3 of 35
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. Slab Shrinkage Cracks There are several minor shrinkage cracks (~1.5mm wide) in this slab, which should be monitored over the
next 24 months to confirm whether there is any structural movement.
Area: Driveway
It should be noted that it does not appear to be anything more than shrinkage cracks at this stage, however
the owners should monitor these areas with reference to table 2.10 above, and notify the builder of any
changes.
Handover_Inspection_Report Page 4 of 35
2. Brick Unit (Chipped) There are brick units that have been chipped, which detracts from the overall finish of the brickwork.
Area: 5 x individual chipped bricks on left side of garage opening
The Victorian Building Authority’s Guide to Standards and Tolerances clause 3.10 Cracked Masonry
Units states that ‘Masonry units that are damaged, cracked or otherwise visually inconsistent with the
overall characteristics of the masonry units are defective’.
These defective chipped bricks should be replaced in accordance with above.
3.
Driveway Rust Showing
There is rust showing on the lower section of the driveway paving, indicating that the steel reinforcement
has been installed to close to the top of the concrete, which is both reducing the strength of the concrete,
and allowing rust to come through the surface which looks poorly finished.
This must be rectified prior to handover.
Handover_Inspection_Report Page 5 of 35
4. Brickwork Mortar Voids There are voids and holes in the finished faces of the mortar joints.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 3.09 Voids and Holes in
Mortar, states that ‘Voids and holes in mortar in masonry walls, excepting weepholes and vents, are
defects if they are visible from a normal viewing position’.
Additionally, Australian Standard AS 4773 - Masonry for Small Buildings requires in clause 11.7.1 that
‘All mortar joints shall be tooled and shall be free of cracks and holes’.
These voids and holes need to be properly patched prior to the affected areas being re-cleaned. Care must
be taken (which may require tests/samples) to ensure that the colour and texture of any mortar repairs
match the existing areas as closely as possible.
Handover_Inspection_Report Page 6 of 35
5. Brickwork Repairs Visible There is a noticeable difference in the colour of the mortar used on the repairs within the walls of the
brickwork.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 3.05 Blending and matching
of Masonry – Repair Work states that ‘Mortar repairs should be carried out to match existing mortar as
closely as practical’.
These areas will have to be rectified so that the mortar joints are blended in more evenly.
Handover_Inspection_Report Page 7 of 35
6. Timber Frame & Door Colour There are noticeable differences of colour in the finished entry door and frame staining. It should be noted
that timber colour variations exist naturally due to it being sourced from different trees/species, however
it is possible to apply an additional (or darker) coat to blend these colours with minimal effort.
Area: Entry
The image below was taken recently on a similar project, and included in this report to show how the
frame and door colours can, and should be matched, despite the timber being of a different species.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 12.02 Surface Finish of
Paintwork, states ‘Paintwork is defective if application defects or blemishes such as paint runs, paint
sags, wrinkling, dust, bare or starved painted areas, colour variation, surface cracks, irregular and
course brush marks, sanding marks, blistering, uniformity of gloss level and other irregularities in the
surface are visible from a normal viewing position’.
This frame and door should be properly stained with in accordance with above.
7. Brick Unit (Chipped) There are brick units that have been chipped, which detracts from the overall finish of the brickwork.
Area: Several chipped in porch entry
The Victorian Building Authority’s Guide to Standards and Tolerances clause 3.10 Cracked Masonry
Units states that ‘Masonry units that are damaged, cracked or otherwise visually inconsistent with the
overall characteristics of the masonry units are defective’.
These defective chipped bricks should be replaced in accordance with above.
Handover_Inspection_Report Page 8 of 35
8. Brickwork Cleaning There are areas of brickwork that still has mortar residue across the faces and edges of the bricks.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 3.07, Masonry Facing states
that ‘Masonry faces are defective if they are not cleaned and free of excess mortar’ and clause 3.11,
Cleaning, Mortar Smears & Stains states that ‘Stains, mortar smears and damage caused by cleaning are
defects if they are visible from a normal viewing positioning’.
The faces and edges of these bricks will have to be properly and carefully re-cleaned.
Handover_Inspection_Report Page 9 of 35
9. External Painting There are paint defects such as runs, bare areas, cracks and other irregularities that need to be rectified.
Area: Facade
The Victorian Building Authority’s Guide to Standards and Tolerances clause 12.02 Surface Finish of
Paintwork, states ‘Paintwork is defective if application defects or blemishes such as paint runs, paint
sags, wrinkling, dust, bare or starved painted areas, colour variation, surface cracks, irregular and
course brush marks, sanding marks, blistering, uniformity of gloss level and other irregularities in the
surface are visible from a normal viewing position’.
These areas will need to be properly rectified and re-painted.
10. Caulking Poorly Finished The caulking/sealing in this area has not been neatly completed, which looks poorly finished.
Area: Under kitchen window sill
This caulking must be rectified to ensure a neat finish that is properly sealed.
Handover_Inspection_Report Page 10 of 35
11. Brick Unit (Not Level) There is a brick unit that has been laid on an angle, which detracts from the overall finish of the brickwork.
Area: Beside pantry window
The builder warrants that the work will be carried out in ‘a proper and workmanlike manner’, and ‘with
reasonable care and skill’, which is not the case in this area, and should be rectified.
12. Downpipe Damaged This downpipe has been damaged from acid, which looks poorly finished.
Area: LHS garage
This downpipe should be replaced with a new one.
13. Downpipe Scratched The downpipe has a visible scratch, which not only looks poorly finished, but will start to rust as the base
metal is exposed.
Area: Pier on LHS garage
BlueScope Steel, the manufacturer of Colorbond steel state on their website that ‘BlueScope steel does
not recommend the use of touch up paints on Colorbond steel’, and that ‘Our recommendation is not to
touch up. Minor scratching will not affect the life of the sheet and is rarely obvious to a casual observer.
Should damage be substantial, replace the sheet. We particularly recommend against the use of spray
cans, as these can result in over-spraying of surrounding areas. The problem might not be immediately
obvious, but since overspray paint weathers at a different rate to the oven dried paint on Colorbond
steel you’ll eventually be left with an unsightly blemish on the sheet’.
This downpipe should be replaced with a new one.
Handover_Inspection_Report Page 11 of 35
14. Brickwork Staining (Acid) There are sections of brickwork that are displaying rust like deposits on the faces of the mortar joints due
to acid staining.
Area: Several areas, mostly on LHS of home
There are a number of causes of this problem, the most common being when too much acid and not enough
water is used in the initial clean, which causes a reaction between the acid and the brick’s clay base to be
absorbed into the mortar joints.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 3.11, Cleaning, Mortar
Smears & Stains states that ‘Stains, mortar smears and damage caused by cleaning are defects if they
are visible from a normal viewing positioning’.
These areas should be properly re-cleaned with a product approved by the brick manufacturer to remove
this staining, with care to ensure that the brickwork and mortar joints are not damaged.
15. Downpipe Damaged This downpipe has been scratched and stained from acid, which looks poorly finished.
Area: Outside meals window
This downpipe should be replaced with a new one.
Handover_Inspection_Report Page 12 of 35
16. Brickwork Joints Damaged The brickwork in this area has been over-cleaned during the brick cleaning process, leaving the mortar
joints pitted and inconsistent, which detracts from the overall finish of the brickwork.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 3.08 Mortar for masonry
states that ‘Mortar is defective if it is not in accordance with the requirements of the Building Code of
Australia or the contract specifications’, and in clause 3.18 Raking of Joints states that ‘Mortar joints in
masonry units are defective if they are raked out to a depth of more than 10mm or are not consistent in
depth throughout’.
These defective mortar joints must be rectified in accordance with above, which will likely require that
they be re-pointed with care to ensure that the repairs match the surrounding areas.
17. Caulking Poorly Finished The caulking/sealing in this area has not been neatly completed, which looks poorly finished.
Area: RHS Laundry sliding door frame
This caulking must be rectified to ensure a neat finish that is properly sealed.
Handover_Inspection_Report Page 13 of 35
18. Aluminium Frame Scratched The aluminium frame has a visible scratch.
Area: Laundry
Often small scratches can be properly repaired if care is taken, therefore this section of the frame should
be carefully and properly repaired, otherwise it will need to be replaced.
19. Brickwork Lintel Mortar The brickwork mortar has not been neatly finished at the steel lintels over the openings, which detracts
from the overall finish.
The builder warrants that the work will be carried out in ‘a proper and workmanlike manner’, and ‘with
reasonable care and skill’, which is not the case in this area, and should be rectified so that it is neatly
finished in all areas.
Handover_Inspection_Report Page 14 of 35
20. Silt Pits Covered The silt pits installed around to divert the surface water away have been covered with soil, not allowing
the water to drain away from the edge of the building, which is directing surface water onto the ground
immediately adjacent to the footings.
The site drainage must be immediately rectified to prevent further ponding of water against the footings.
21. External Painting There are paint defects such as runs, bare areas, cracks and other irregularities that need to be rectified.
Area: Alfresco lintels
The Victorian Building Authority’s Guide to Standards and Tolerances clause 12.02 Surface Finish of
Paintwork, states ‘Paintwork is defective if application defects or blemishes such as paint runs, paint
sags, wrinkling, dust, bare or starved painted areas, colour variation, surface cracks, irregular and
course brush marks, sanding marks, blistering, uniformity of gloss level and other irregularities in the
surface are visible from a normal viewing position’.
These areas will need to be properly rectified and re-painted.
Handover_Inspection_Report Page 15 of 35
22. Brick Unit (Chipped) There are brick units that have been chipped, which detracts from the overall finish of the brickwork.
Area: Alfresco
The Victorian Building Authority’s Guide to Standards and Tolerances clause 3.10 Cracked Masonry
Units states that ‘Masonry units that are damaged, cracked or otherwise visually inconsistent with the
overall characteristics of the masonry units are defective’.
These defective chipped bricks should be replaced in accordance with above.
23. Downpipe Damaged This downpipe has scratches and acid stains, which looks poorly finished.
Area: Rear wall
This downpipe should be replaced with a new one.
24. Aluminium Frame Scratched The aluminium frame has a visible scratch.
Area: Meals window
Often small scratches can be properly repaired if care is taken, therefore this section of the frame should
be carefully and properly repaired, otherwise it will need to be replaced.
Handover_Inspection_Report Page 16 of 35
25. Cleaning (Spot Clean) There is a spill, stain or mark that needs to be properly cleaned.
Area: Alfresco brickwork
The Victorian Building Authority’s Guide to Standards and Tolerances clause 18.08 Cleaning, states that
‘Owners are entitled to expect that the building site and works are clean and tidy on completion’, and
that ‘Building works are defective where windows are not clean, floors are not swept, mopped or
vacuumed as appropriate, tiles, sinks, basins, troughs, baths, etc. are not cleaned, and shelving, drawers
and cupboards ready for use’.
This area will need to be properly cleaned in accordance with above.
26. Cleaning (Finished Slab) The finished concrete floor slab in this area has excess building debris, and/or visible spills and stains that
have not been properly cleaned.
Area: Alfresco
The Victorian Building Authority’s Guide to Standards and Tolerances clause 18.08 Cleaning, states that
‘Owners are entitled to expect that the building site and works are clean and tidy on completion’, and
that ‘Building works are defective where windows are not clean, floors are not swept, mopped or
vacuumed as appropriate, tiles, sinks, basins, troughs, baths, etc. are not cleaned, and shelving, drawers
and cupboards ready for use’.
This area will need to be properly cleaned in accordance with above.
Handover_Inspection_Report Page 17 of 35
27. Slab Shrinkage Cracks There are several minor shrinkage cracks (~1.5mm wide) in this slab, which should be monitored over the
next 24 months to confirm whether there is any structural movement.
Area: Alfresco
It should be noted that it does not appear to be anything more than shrinkage cracks at this stage, however
the owners should monitor these areas with reference to table 2.10 above, and notify the builder of any
changes.
28. Packers Visible There are plastic packers that support the splashback on the kitchen window reveal that are visible through
the glazing on the outside, which look poorly finished.
This must be rectified prior to handover.
Handover_Inspection_Report Page 18 of 35
29. Articulation Joint Not Continuous The articulation joint is not continuous through all brick courses from bottom to top, which will stop their
ability to move when it experiences the expected brick growth and foundation movement.
Area: Above stairwell window
Articulation joints are the vertical gaps constructed into clay brickwork to absorb the expected structural
movement of the building’s foundation material, and just as importantly to act as control joints to absorb
the expected growth in the clay bricks from long-term thermal expansion. Brick manufacturers allow for
an estimated 15 year coefficient of expansion of between 0.3 to 0.9mm per metre of brickwork, which
would equate to between 5 and 15mm of possible expansion over the longer external walls of this home.
The relevant Australian Standard AS 3700 Masonry Structures requires in section 12.4.3 Movement
Control Joints, that ‘Expansion joints (closing control joints) and articulation joints shall be clean and
free from any hard or incompressible material for the full width and depth of the joint before joint-
filling material (if any) is inserted’.
Additionally, Part 3.3.1.8 Vertical Articulation Joints, of the NCC’s Building Code of Australia (BCA)
requires that ‘Vertical articulation joints between masonry elements must have a width not less than
10mm’, and the Victorian Building Authority’s Guide to Standards and Tolerances clause 3.03 Movement;
control joints in masonry walls, states that ‘Control joints are defective if they do not extend through the
full thickness of masonry skin’.
This articulation joint must be properly installed before the surrounding works proceed any further.
Alternatively, the builder should provide evidence from the engineer to the owners that this joint can be
not continuous.
30. Cleaning (Spot Clean) There is a spill, stain or mark that needs to be properly cleaned.
Area: Mortar on HWS slab
The Victorian Building Authority’s Guide to Standards and Tolerances clause 18.08 Cleaning, states that
‘Owners are entitled to expect that the building site and works are clean and tidy on completion’, and
that ‘Building works are defective where windows are not clean, floors are not swept, mopped or
vacuumed as appropriate, tiles, sinks, basins, troughs, baths, etc. are not cleaned, and shelving, drawers
and cupboards ready for use’.
This area will need to be properly cleaned in accordance with above.
Handover_Inspection_Report Page 19 of 35
31. Caulking Poorly Finished The caulking/sealing in this area has not been neatly completed, which looks poorly finished.
Area: Caulking changes colour halfway up wall near gas meter
This caulking must be rectified to ensure a neat finish that is properly sealed.
32. Cleaning (Meter Box) The electrical meter box needs to be cleaned out to remove the excess debris and rubble.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 18.08 Cleaning, states that
‘Owners are entitled to expect that the building site and works are clean and tidy on completion’, and
that ‘Building sites are defective if, upon handover, that are not clear of building debris’.
The electrical meter box will need to be properly cleaned in accordance with above.
33. Cleaning (Spot Clean) There is a spill, stain or mark that needs to be properly cleaned.
Area: Downpipe near gas meter
The Victorian Building Authority’s Guide to Standards and Tolerances clause 18.08 Cleaning, states that
‘Owners are entitled to expect that the building site and works are clean and tidy on completion’, and
that ‘Building works are defective where windows are not clean, floors are not swept, mopped or
vacuumed as appropriate, tiles, sinks, basins, troughs, baths, etc. are not cleaned, and shelving, drawers
and cupboards ready for use’.
This area will need to be properly cleaned in accordance with above.
Handover_Inspection_Report Page 20 of 35
34. Cleaning (Windows & Doors) There are areas where the windows and doors have not been properly cleaned.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 18.08 Cleaning, states that
‘Owners are entitled to expect that the building site and works are clean and tidy on completion’, and
that ‘Building works are defective where windows are not clean, floors are not swept, mopped or
vacuumed as appropriate, tiles, sinks, basins, troughs, baths, etc. are not cleaned, and shelving, drawers
and cupboards ready for use’.
All of the external frames will need to be properly cleaned in accordance with above.
35. Concrete Floor Repairs There has been an obvious repair to the top of the finished floor slab.
Area: Where weather rebate extended in garage
The Victorian Building Authority’s Guide to Standards and Tolerances, clause 2.12 Repairs to Exposed
Concrete Slabs states that ‘The repair is defective if it does not, as closely as practical, match the existing
work in appearance, colour and texture’.
The finish of this exposed concrete floor will need to be rectified so that it is consistent in appearance,
which will most likely require it to be re-topped.
Handover_Inspection_Report Page 21 of 35
36. Caulking Required There is caulking/sealing required in this area, as the current gaps look poorly finished.
Area: Around facade window where gaps exist
This caulking must be rectified to ensure a neat finish that is properly sealed.
37. Caulking Required There is caulking/sealing required in this area, as the current gaps look poorly finished.
Area: Top left of facade window
This caulking must be rectified to ensure a neat finish that is properly sealed.
38. Paint Thin/Bare There are areas where the finished paint appears not to properly cover, and requires additional coats of
paint.
Area: Garage cornice
The Victorian Building Authority’s Guide to Standards and Tolerances clause 12.02 Surface Finish of
Paintwork states that ‘Paintwork is defective if application defects or blemishes such as paint runs, paint
sags, wrinkling, dust, bare or starved painted areas, colour variation, surface cracks, irregular and
course brush marks, sanding marks, blistering, uniformity of gloss level and other irregularities in the
surface are visible from a normal viewing position’.
Additional coats of paint should be applied in accordance with the above requirement.
Handover_Inspection_Report Page 22 of 35
39. Cleaning (Spot Clean) There is a spill, stain or mark that needs to be properly cleaned.
Area: Garage brickwork
The Victorian Building Authority’s Guide to Standards and Tolerances clause 18.08 Cleaning, states that
‘Owners are entitled to expect that the building site and works are clean and tidy on completion’, and
that ‘Building works are defective where windows are not clean, floors are not swept, mopped or
vacuumed as appropriate, tiles, sinks, basins, troughs, baths, etc. are not cleaned, and shelving, drawers
and cupboards ready for use’.
This area will need to be properly cleaned in accordance with above.
40. Paint Touch Ups There are numerous minor paint defects such as runs, bare areas, cracks, marks and other irregularities
that need to be rectified throughout, too many to individually document in this report.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 12.02 Surface Finish of
Paintwork, states ‘Paintwork is defective if application defects or blemishes such as paint runs, paint
sags, wrinkling, dust, bare or starved painted areas, colour variation, surface cracks, irregular and
course brush marks, sanding marks, blistering, uniformity of gloss level and other irregularities in the
surface are visible from a normal viewing position’.
All of these areas will need to be properly rectified and re-painted.
Handover_Inspection_Report Page 23 of 35
41. Cleaning (Finished Slab) The finished concrete floor slab in this area has excess building debris, and/or visible spills and stains that
have not been properly cleaned.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 18.08 Cleaning, states that
‘Owners are entitled to expect that the building site and works are clean and tidy on completion’, and
that ‘Building works are defective where windows are not clean, floors are not swept, mopped or
vacuumed as appropriate, tiles, sinks, basins, troughs, baths, etc. are not cleaned, and shelving, drawers
and cupboards ready for use’.
This area will need to be properly cleaned in accordance with above.
42. Architrave Mitre Gaps The architrave mitres have visible gaps, or are starting to crack, which looks poorly finished.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 10.01 Gaps associated with
internal fixing states that ‘Unless documented otherwise, gaps between mouldings or between mouldings
and other fixtures, at mitre or butt joints, or at junctions with a wall or other surfaces, are defective if
they exist at handover, or exceed 1 mm in width within the first 12 months of completion and are visible
from a normal viewing position’.
These architraves will need to be re-aligned and secured prior to sanding and painting.
Handover_Inspection_Report Page 24 of 35
43. Slab Shrinkage Cracks There are several minor shrinkage cracks (~1.5mm wide) in this slab, which should be monitored over the
next 24 months to confirm whether there is any structural movement.
Area: Garage
It should be noted that it does not appear to be anything more than shrinkage cracks at this stage, however
the owners should monitor these areas with reference to table 2.10 above, and notify the builder of any
changes.
44. Caulking Poorly Finished The caulking/sealing in this area has not been neatly completed, which looks poorly finished.
Area: Kitchen
This caulking must be rectified to ensure a neat finish that is properly sealed.
Handover_Inspection_Report Page 25 of 35
45. Hinge Screws Incorrect & Damaged There are some hinge screws installed that are either damaged, or not the correct type.
Area: Several areas where plaster screws used in door hinges
All of the damaged and incorrect screws should be installed to ensure the proper operation of the hinges.
46. Caulking Poorly Finished The caulking/sealing in this area has not been neatly completed, which looks poorly finished.
Area: Laundry
This caulking must be rectified to ensure a neat finish that is properly sealed.
47. Door Margin Gaps The margin gaps around this door varies in their finished widths.
Area: Internal Laundry door
The Victorian Building Authority’s Guide to Standards and Tolerances clause 8.04 Internal Door
Clearances states that ‘The installation of doors is defective if within three months of completion,
clearances between door leaves and frames and between adjacent door leaves are not uniform and if
not otherwise documented, a clearance between door leaves or between a door leaf and the frame is
defective if it is less than 2mm or greater than 5mm in width’.
The gaps around these doors must be adjusted to comply with this tolerance.
Handover_Inspection_Report Page 26 of 35
48. Architrave Air Gaps There are several window/door architraves on the external walls that have not been fully sealed to the wall,
which will allow air movement and reduce the energy efficiency of this home.
Part 3.12.3.3 and Part 3.12.3.5 of the NCC’s Building Code of Australia (BCA) calls for all gaps around
external windows and doors to be sealed. Australian Standard AS 2047 also calls for the sealing of window
to stop air penetration.
Additionally, the Victorian Building Authority’s Guide to Standards and Tolerances clause 8.02 Weather-
tightness of windows, doors, and window and door frames, states that ‘Window frame and door frame
installations are defective if, due to the builder’s workmanship, they leak or cause unhealthy or
dangerous conditions, loss of amenity for occupants, undue dampness or deterioration of building
elements’, and that ‘Windows and doors are defective if they are not sealed in accordance with the
requirements of the Building Code of Australia’.
These gaps between the architraves and walls must be sealed in all areas in accordance with the
requirements above.
49. Timber Door/Frame Staining There are visible defects and poorly finished sections of staining on the timber door/frame.
Area: Entry door
The Victorian Building Authority’s Guide to Standards and Tolerances clause 12.02 Surface Finish of
Paintwork states that ‘Paintwork is defective if application defects or blemishes such as paint runs, paint
sags, wrinkling, dust, bare or starved painted areas, colour variation, surface cracks, irregular and
course brush marks, sanding marks, blistering, uniformity of gloss level and other irregularities in the
surface are visible from a normal viewing position’.
This timber door/frame will need to be sanded back prior to re-staining.
Handover_Inspection_Report Page 27 of 35
50. Plaster Poorly Finished The plaster joint has been poorly finished with indentations and tool marks.
Area: Library
The Victorian Building Authority’s Guide to Standards and Tolerances clause 9.13 Level of Finish for
Plasterboard, states that ‘All joint compound will be finished smooth and be free of tool marks and
ridges’.
This area will have to be properly rectified in accordance with this requirement.
51. Door Edges Not Sealed (Wet Area) The top/bottom edges of the external door have not been properly sealed, which is contrary to the
manufacturer’s requirements.
Area: Ground floor PDR
The Victorian Building Authority’s Guide to Standards and Tolerances clause 8.06 Sealing of Door Edges
states that ‘Door leaves are defective if they do not have all sides, top and bottom edges that are sealed
to prevent moisture entering’, and clause 8.01 Installation of external windows and door states that
‘Unless documented otherwise, external windows and doors are defective if they are not installed and
flashed in accordance with the manufacturer’s installation instructions’.
These edges need to be properly sealed in accordance with this requirement.
52. Adjust Cavity Doors The theatre double doors need to be adjusted to close up tight in the centre.
This must be rectified prior to handover.
Handover_Inspection_Report Page 28 of 35
53. Joinery Door Alignment The gaps around the joinery doors and drawer fronts are not properly aligned.
Area: Kitchen
The Victorian Building Authority’s Guide to Standards and Tolerances clause 10.04 Bench tops, cabinet
doors and drawer fronts states that ‘Unless otherwise specified, cabinet door and drawer fronts are
defective if they are not aligned, or do not have consistent gaps between them at handover, and can be
seen from a normal viewing position’.
The joinery in this area must be properly re-aligned in accordance with above.
54. Skirting Board Not Flush The skirting boards are visibly not flush, which looks poorly finished.
Area: Bed 1 rumpus
The Victorian Building Authority’s Guide to Standards and Tolerances clause 10.02 Joints in fixing of
internal mouldings states that ‘Unless documented otherwise, the faces of architraves and skirtings are
defective if they are not aligned and flush at mitres and butt joints and the misalignment can be seen
from a normal viewing position’.
These skirting boards will need to be re-aligned and secured prior to sanding and painting.
Handover_Inspection_Report Page 29 of 35
55. Aluminium Frame Scratched The aluminium frame has a visible scratch.
Area: Rear sliding doors to alfresco
Often small scratches can be properly repaired if care is taken, therefore this section of the frame should
be carefully and properly repaired, otherwise it will need to be replaced.
56. Joinery Screw Caps There are cover caps missing from the joinery, exposing the screws, which looks poorly finished.
Area: Kitchen
Screw caps that match the colour of the joinery should be installed in these areas to cover the screws.
57. Architrave Mitre Gaps The architrave mitres have visible gaps, or are starting to crack, which looks poorly finished.
The Victorian Building Authority’s Guide to Standards and Tolerances clause 10.01 Gaps associated with
internal fixing states that ‘Unless documented otherwise, gaps between mouldings or between mouldings
and other fixtures, at mitre or butt joints, or at junctions with a wall or other surfaces, are defective if
they exist at handover, or exceed 1 mm in width within the first 12 months of completion and are visible
from a normal viewing position’.
These architraves will need to be re-aligned and secured prior to sanding and painting.
Handover_Inspection_Report Page 30 of 35
58. Door Edges Not Sealed (Wet Area) The top/bottom edges of the external door have not been properly sealed, which is contrary to the
manufacturer’s requirements.
Area: Ensuite
The Victorian Building Authority’s Guide to Standards and Tolerances clause 8.06 Sealing of Door Edges
states that ‘Door leaves are defective if they do not have all sides, top and bottom edges that are sealed
to prevent moisture entering’, and clause 8.01 Installation of external windows and door states that
‘Unless documented otherwise, external windows and doors are defective if they are not installed and
flashed in accordance with the manufacturer’s installation instructions’.
These edges need to be properly sealed in accordance with this requirement.
59. Benchtop Damaged The benchtop has sustained damage, which looks poorly finished and needs to be rectified.
Area: Ensuite vanity beach scratched
The Victorian Building Authority’s Guide to Standards and Tolerances clause 10.06 Manufactured
material states that ‘Any cracking, displacement, pitting or similar blemishes in surfaces of
manufactured materials are defective if they are caused by the builder and can be seen from a normal
viewing position’. Extreme care must be taken by the builder if choosing to repair this area, as clause 10.07
Rectification of defective natural materials and manufactured materials states that ‘The rectification of
surfaces is defective if the rectification work does not reasonably match the adjacent areas. If
reasonable matching is not possible, the entire surface shall be replaced’.
The benchtop in this area should be properly repaired or replaced in accordance with above.
Handover_Inspection_Report Page 31 of 35
60. Theatre Door Pulls The theatre door pulls are not aligned, which looks poorly finished.
This must be rectified prior to handover.
61. Caulking Poorly Finished The caulking/sealing in this area has not been neatly completed, which looks poorly finished.
Area: Bath
This caulking must be rectified to ensure a neat finish that is properly sealed.
62. Downlight Warning Sign There are downlights fitted in this home, however there has not been a downlight warning sign installed
in the roof space at the access point.
Australian AS 3000 Wiring Rules states in clause 4.5.2.3.2 that ‘where recessed luminaires are installed
in an accessible roof space, a permanent and legible warning sign shall be installed in the roof space
adjacent to the access panel in a position that is visible to a person entering the space’.
A warning sign should be immediately installed into this roof space.
Handover_Inspection_Report Page 32 of 35
63. Insulation Missing The ceiling insulation has not been installed in all areas, which will be reducing the effectiveness of this
home’s energy rating compliance.
Sustainability Victoria’s Energy Smart Housing Manual warns that ‘if ends and edges of batts are not
snugly fitted then up to 5% of the ceiling area will not be properly covered, which would lose up to 50%
of the potential insulation benefit’. Additionally, relevant Australian Standard AS 3900 Bulk Thermal
Insulation requires that the entire ceiling area be fully insulated.
The insulation needs to be installed in all areas to achieve the required R-value across the entire area.
64. Waterproofing Visible The waterproofing substrate is visible on both sides of the bathroom shower, which looks poorly finished.
This must be rectified prior to handover.
Handover_Inspection_Report Page 33 of 35
65. WC Cistern The cistern in the upstairs WC has not been properly secured to the wall.
This must be rectified prior to handover.
Handover_Inspection_Report Page 34 of 35
BUILDER’S RESPONSIBILITY TO RECTIFY
Your Building Contract;
The building contract you have with your builder is a legally binding contract, which amongst several other
things, outlines the specific details of your new home and the amount you will need to pay your builder.
Both your building contract and the Domestic Building Contracts Act (Act of Parliament in Victoria) have
warranties that your builder must provide you, which in part state;
i. The builder warrants that the work will be carried out in a proper and workmanlike manner and in accordance with the plans and specifications set out in the contract.
ii. The builder warrants that the work will be carried out in accordance with, and will comply with, all laws and legal requirements including, without limiting the generality of this warranty, the
Building Act and the regulations made under that Act.
iii. The builder warrants that the work will be carried out with reasonable care and skill and will be completed by the date (or within the period) specified by the contract.
These warranties mean that your builder has a contractual obligation to rectify or otherwise justify all of the
identified items that breach any of your plans, specification, the NCC/BCA and all of the Australian Standards
referenced within it; and must do so in a proper workmanlike manner with reasonable care and skill.
The Building Surveyor’s Role;
Your builder may try to represent to you that because the building surveyor has approved a stage of works
then they do not need to address any additional items identified within this report, however this is not true.
The building surveyor only operates under and ensures compliance with the Building Act, not the Domestic
Building Contracts Act or your building contract, to which they are not party to. Any such representation
would only be from someone that is either ill-informed or attempting to mislead you!
While the building surveyor does play a regulatory role in the process of your new home’s construction, they
are not the final advocate on its quality or its compliance with your building contract or the Domestic Building
Contracts Act.
You should note that on completion of the construction of your home, the building surveyor will issue an
Occupancy Permit, however what most people are never made aware of is that Section 46 Effects of Occupancy
Permits of the Building Act clearly states that ‘An Occupancy permit is not evidence that the building or part
of a building to which it applies complies with this Act or the Building Regulations’. As a result, there is
very little protection for you from the surveyor, other than knowing your home complies with the minimum
regulatory requirements of the Building Act.
Nowhere in the Building Act does it state that a surveyor’s approval overrides compliance with the Domestic
Building Contracts Act, and vice-versa. Therefore, your builder has a regulatory obligation to comply with the
Building Act and a contractual obligation to comply with the Domestic Building Contracts Act.
Completion & Final Payment;
For your builder to have reached the completion stage of your home, at which point they are entitled to receive
their final payment, they must have completed all of their requirements under the Building Act and provided
you with a copy of the Occupancy Permit. They must also have completed your home in a proper and
workmanlike manner and in accordance with the plans and specifications; and all work performed by them
must also have been carried out with reasonable care and skill.
It should be noted that until your builder has achieved full compliance with these warranties then the works
remain incomplete, and the builder would not be entitled to receive final payment. The outstanding and newly-
identified items documented in the schedules below must be properly addressed by your builder for your home
to reach completion.
Handover_Inspection_Report Page 35 of 35
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 is not applicable for work relating to arbitration, mediation, conciliation, expert witness, court appearance, document preparation, 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 supplying the Report again, or 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 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 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 constitute the entire agreement and understanding between the Client and the Inspector, on everything connected to the subject matter of the Agreement, and 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 these terms and conditions make up the terms of the contract
between you and us, and 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 you do not want to make a contract with us, and do not want us to provide
our service to you.