Salvatore Mamone Architects Pty Ltd...Salvatore Mamone Architects Pty Ltd & ACN 148 083 612 ABN 67...

Salvatore Mamone Architects Pty Ltd &

ACN 148 083 612 ABN 67 077 221 492

Architects & Building Inspection Specialists New & Established Homes & Commercial Buildings

E-Mail: [email protected] Web: www.inspectdirect.com.au

Phone: 1300 1333 63

06/08/16 /Volumes/Work D/d/02_WORK FOLDER/07A-Inspect Direct Work/2011-4-Inspect Direct Reports/2016-Inspection Reports/2016-06-June Reports/2016-Nick Riley-VCAT/2016-Nick VCAT statement/2015- Nick Riley VCAT Cover Page.docm 1

Applicant’s Expert Evidence - Cover page as required under item 16 of PNVCAT2

Victorian Civil and Administrative Tribunal Civil Division Building and Property List

VCAT proceeding number: ………………

Applicant: Sample

Property Address: Sample.

Respondent: JSample

Expert report of Mr Salvatore Mamone, Inspect Direct Pty Ltd

Date of this report: 13/06/16

Prepared for: Sample



Addendum to expert report as required under item 11(d) of PNVCAT2: Relationship with the Applicant: I am engaged by the Applicant for the purposes of conducting this report. I do not have any other personal or professional relationship with the Applicant. Kindest Regard Salvatore Mamone Architects Pty Ltd &

Salvatore Mamone B.Arch R.A.I.A Ph: 1300 1333 63 or Ph: 0413 954 947



This report has been prepared in compliance with VCAT PN2 notes & requirements pertaining to requirements of expert reports:

Expert Who Prepared this report: Name and address of Expert

Salvatore Mamone of 144 Centenary Drive Mill Park Victoria, 3082

Qualifications and experience

- Registered building Practitioner. Registered building Inspector Limited with the Victorian Building Authority. Registration No.IN-L 41272

- Bachelor of Architecture Melbourne University, graduated on 9th April 1988. - Current member of the Royal Australian Institute of Architects. - Practising graduate Architect since 1988 working subcontracting to larger Architectural firms

from 1988 up till 1997. - Registered Architect in Victoria with the Architects Registration Board of Victoria.

Registration No.15347. - Practicing registered Architect since 1997 up till the present. - Type of works range from;

Small domestic renovations. Single residential dwellings. Multi-unit developments Retail developments Commercial developments Entertainment industry radio station design & television station design.

- Active member of Archicentre Limited since 2001. - Practising sole Architectural Practitioner since 2001. - Practising sole Architectural practitioner since 2001 providing independent building & design

consultations to the building industry & property owners. - Practising sole Architectural Practitioner since 2001 specializing in providing advice

pertaining to defective building works. - Specialized Reports produced for Archicentre Limited:



Approximately 3140 specialized property inspection reports identifying faults with buildings

Approximately 4760 specialized advice reports on building matters including Construction Advice reports identifying defects & incomplete works in new houses / buildings under construction.

Approximately 1210 Specialized quality control construction advice reports for “Henley” house reaching completion ready for Handover to property owners.

137B Owner-Builder defects reports for Home Warranty Insurance requirements for owner builders selling.

Expert Witness Expertise to make report: My expertise includes knowledge of:

- Architectural design. - Contract Administration. - Building Construction Coordinator. - Project Control - Building technologies. - Construction methods learnt during the course of studies & professional development. - Construction methods learnt during the course of practical hands on involvement with builders

& tradespeople. - Industry standards pertaining to acceptable construction methods & acceptable standards of

workmanship learnt during the course of studies & professional development. - Industry standards pertaining to acceptable construction methods & acceptable standards of

workmanship learnt during the course of practical hands on involvement with builders & tradespeople.

- Relevant Australian Standards. - Building Code of Australia. - Building Commissions Guides to Standard & Tolerances. - Providing over 3,000 specialized reports to Archicentre Limited pertaining to building defects

resulting from substandard workmanship performed by tradespeople & builders for buildings under construction or established buildings.

- Providing over 15,000 reports to Archicentre Limited pertaining to damage to buildings resulting from natural & unnatural events such as;

drought conditions Flooding Site drainage issues Uncontrolled ground movements Proximity of trees & plants Damaged caused to buildings & property resulting from damaged drains



Incorrect foundation classification Poor building design Undermining of building resulting from construction works in adjoining properties or

nearby assets services works or nearby road works. Damage to buildings resulting from construction works in adjoining properties or nearby

assets services works or nearby road works. - Providing clients with VCAT compliant reports. - Representing clients at VCAT & at the Magistrates court

In this report my expertise is that of knowledge of general construction with knowledge of the building Code of Australia, Guides to tolerances and Standards released by the Victorian Building Commission, and relevant Australian Standard.

Expertise to make report In this report I (Salvatore Mamone) consider that the instructions I have received in relation to this matter to be within my expertise. I (Salvatore Mamone) am therefore competent to provide an expert opinion in relation to this matter pertaining to the instructions given to me. I have made all the inquiries that I believe are desirable and appropriate and that no matters of significance which I regard as relevant have to my knowledge been withheld from the Tribunal.

Documents used as reference:

1. Australian Building Code; Building Code of Australia 2011 Volume 2. 2. Building Commission Guide to Standards & Tolerances 2007. 3. Victorian Building Act 1993. 4. Victorian Building Regulations 2006. 5. Victorian Domestic Building Contracts Act 1995 section No.8; Implied Warranties. 6. Relevant Australian standards as nominated within this report. 7. Architectural Drawings prepared by “Element 42” dated April 2015 numbered; WD00,

WD01, WD02, WD03, WD04, WD05, WD06, WD07, WD08, WD09, WD10, WD11, WD12, WD13, WD14, WD15.

8. Master Builders signed contract dated June 2015. 9. Variation Summary produced by Jayson Boyd of Boyd Homes dated 01/05/16.



VCAT reference for this case if applicable:

10. Building dispute. 11. Reference No: ………………

Facts, matters and assumptions:

12. Town Planning Permit is in place. 13. Building permit is in place. 14. The builder & property owner are bound by a signed contract dated June 2015. 15. The required inspections have been performed by the relevant building surveyor including

issuing of the certificate of occupancy / final inspection certificate. 16. The builder & property owner are currently in dispute pertaining to defective works &

incomplete works. 17. Tester’s identity and qualifications:

17.1 Nil.

Summary of opinions:

18. The builder is being recalcitrant refusing to perform repairs & refusing to complete incomplete works.

19. Summarising their opinion; 19.1 Following detailed inspection of the works performed by the builder, a large number of

defective works have been identified that required rectification. Defective works are detailed within the Inspect Direct report attached.

19.2 Following detailed inspection of the works performed by the builder, a number of incomplete works have been identified that required completion. Incomplete works are detailed within the Inspect Direct report attached.

20. Identifying any provisional opinions that are not fully researched for any reason (including the reasons why such opinions have not been or cannot be fully researched); 20.1 Nil.

21. Setting out any questions falling outside the architect's expertise;

21.1 Nil.

22. Recommended Rectifications or demolition or other alternative as outlined within the report.



22.1 Defective works that have been identified require rectification. Defective works are detailed within the Inspect Direct report attached.

22.2 Incomplete works that have been identified required completion. Incomplete works are detailed within the Inspect Direct report attached.

23. The report is complete & no items or issues have been intentionally withheld from the

tribunal.

Declaration:

I have made all the inquiries that I believe are desirable and appropriate and that no matters of significance which I regard as relevant have to my knowledge been withheld from the Tribunal. Signed:_______Salvatore Mamone_______ Date:___________13/06/16___________

Web Page: www.InspectDirect.com.au Ph: 1300 1333 63 Email: [email protected]

INSPECTDIRECT

PtyLtd PropertyAddress:SampleVictoria3044

ScopeoftheInspection:- Identify&DocumentBuildingdefects.- Identify&Documentincompleteworks.

Advice Report – This is not a Pest Inspection Advice within this report is offered as recommendations only – the property owner or his / her representative accepts the limitations of this inspection - the inspection is based on visual assessment of the property or parts thereof – more intrusive inspection may be required which may require the engagement of other trades – more comprehensive inspection / assessment may be required that may require the engagement of other consultants – engagement of other trades or other consultants is not within the scope of this inspection. This report is produced without prejudice.

INSPECTDIRECTPtyLtd Ph: 1300 133363 Email: [email protected]

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Advice Report – This is not a Pest Inspection Site Address: Sample - JHouse alterations Victoria 3044 Clients Name: Nick SampleClients Phone: 0423 Sample Email: [email protected] Date of report: 13/06/16 Date of inspection: 01/06/16 Weather conditions at time of inspection

Fine Cloudy ü Wet Windy Other (please specify) ..................................

Name of prescribed building practitioner: Salvatore Mamone B.Arch (Architect) Address: 144 Centenary Drive Mill Park Victoria Post Code: 3082 Registration No.

Architect:15347 RBP: IN-L 41272

Signature: Salvatore Mamone

Advice Summary:

Written summary – facts & matters: The subject property has been recently renovated & extended. The property owners moving back into the property in December 2015. The renovation works & extension comprise:

Renovated main bathroom. Modification of entry corridor wall located at the entrance onto the study wall by increasing the door

width to allow installation of relocated French doors from the original living room. Modification of the original front living room to create a master bedroom with new Ensuite. Modifications of kitchen. Timber framed light weight clad extension added to the rear of the pre-existing house to create; a new

family room, a new study, & a new laundry combined toilet. New timber deck with steps located on the west side of the new extension. New timber deck with steps located outside the new laundry. Internal modifications of a pre-existing garage; conversion into a storeroom & workshop.

After moving back into the property the owners are concerned with the quality of the works as well concerned that there are a number works that remain incomplete. The builder refusing to return to rectify faults or to complete works. The property owner has therefore requested that the works are inspected in order to;

Identify & Document Building defects. Identify & Document incomplete works.


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Details of Advice:

1. Sub Floor: 1.1 Concrete Stump located southwest corner of the family room has substandard installed

between the top of the concrete stump & underside of timber floor: 1.1.1 Timber packing is only supporting ½ of the width of the concrete stump. 1.1.2 Recommended Rectification:

1.1.2.1 Installation of an additional solid timber block on other side of metal tie rod to increase the bearing pressure of the floor load on top of the concrete stump.

1.2 Old redundant gulley trap is still active with soured water sitting within the gulley trap. 1.2.1 Eventually the trap of the gulley trap will dry out potentially allowing sewer gases to

enter into the sub floor. 1.2.2 Recommended Rectification:

1.2.2.1 The gulley trap is to be decommissioned & removed accordingly.

1.3 Inadequate support of the Air Conditioning compressor: 1.3.1 The support base of the air conditioning compressor is sitting on old pieces of non-

durable timber & loose stones to level it out & support it. 1.3.2 This is inadequate particularly as the timber may eventually rot out. 1.3.3 Recommended Rectification:

1.3.3.1 Non-durable timber & loose stones removed, replaced with concrete pads.


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1.4 The air condition compressor condensate discharge is discharging at the base of the compressor into the sub floor. 1.4.1 This over time may adversely affect the sub floor increasing moisture within this part

of the sub floor particularly at the base of concrete stumps. 1.4.2 Recommended Rectification:

1.4.2.1 Recommend collecting the condensate discharge & diverting the discharge into drain or out of the sub floor as required.

2. Roof Space: 2.1 There is no insulation installed along the length of steel support beam.

2.1.1 This does not comply with Section 3.12.12 of The National Construction Code Volume Two BCA requiring that all areas of ceiling are evenly & adequately covered.

2.1.2 Recommended rectification: 2.1.2.1 Insulation is packed in between the length of the steel beam as required.


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3. Roof Surface: 3.1 A number of terra cotta roof tiles on the west side of the roof are out of alignment:

3.1.1 This may potentially adversely affect & compromise the weather tightness of the roof during adverse weather conditions.

3.1.2 Recommended Rectification: 3.1.2.1 Roof tiles are to be realigned as required.

4. Timber Deck North Side of the house: 4.1 The steps located on the east side of the deck are sitting on old heavily cracked concrete

paving. 4.1.1 The structural integrity of this concrete paving is not known. Heavily cracking

suggesting that the concrete paving may be unstable. 4.1.2 The unstable concrete paving potentially adversely affecting the step structure. 4.1.3 It is also noted that the timber support structure of the timber steps is sitting directly

on the concrete with a moisture barrier strip between the timber & concrete. 4.1.3.1 In time this may result in premature degradation of the timber resulting from

moisture absorption. 4.1.4 The building contract variations list included removal of old concrete paving. 4.1.5 Recommended Rectification:

4.1.5.1 The old concrete paving removed from supporting the timber steps as required & with new concrete pads installed to support the step structure as required.


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4.2 The steps located on the north side of the deck in front of the garage are sitting on old heavily sunken concrete paving. 4.2.1 The structural integrity of this concrete paving is not known. Heavily sunken

suggesting that the concrete paving may be unstable. 4.2.2 The unstable concrete paving potentially adversely affecting the step structure. 4.2.3 It is also noted that the timber support structure of the timber steps is sitting directly

on the concrete with a moisture barrier strip between the timber & concrete. 4.2.3.1 In time this may result in premature degradation of the timber resulting from

moisture absorption. 4.2.4 The building contract variations list included removal of old concrete paving. 4.2.5 Recommended Rectification:

4.2.5.1 The old concrete paving removed from supporting the timber steps as required & with new concrete pads installed to support the step structure as required.


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4.3 There are a number of screws missing from the timber floor boards / slats:

4.3.1 Recommended Rectification: 4.3.1.1 Installation of screws to timber floor boards / slats as required. 4.3.1.2 It is approximated that there may be up to 24 screws missing across the surface of

the timber deck & steps.

4.4 A single timber floor board / slat located at threshold onto the steps west side of timber deck in front of the garage is heavily split right through: 4.4.1 Recommended rectification:

4.4.1.1 Heavily split timber floor board / slat is to be replaced as required.

4.5 Unevenly cut timber boards that but up to the west wall of the kitchen: 4.5.1 The floor boards / slats have been cut at varying angles as well as varying lengths


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resulting in an uneven line along the length of thids wall of the house where the deck buts up to.

4.5.2 There is up to 5mm variations in board lengths which is highly visible when standing on the timber deck.

4.5.3 Recommended Rectification: 4.5.3.1 The floor boards / slats along the length of the kitchen wall are to be removed &

reworked to cut these boards evenly to create an even straight line against this wall.

4.6 Steps leading down into the rear yard: 4.6.1 Floor boards / slats of the timber deck at the top of these steps have been cut unevenly

with up to 10mm variations in floor boards / slat lengths. 4.6.1.1 Recommended Rectification:

4.6.1.1.1 The floor boards / slats along the steps are to be removed & reworked to cut these boards evenly to create an even straight line at the threshold onto the steps.

4.6.2 A number of steps & timber risers along the underside of the steps are missing screws:

4.6.2.1 Recommended rectification: 4.6.2.1.1 Missing screws are to be installed.


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4.7 Screws installation: 4.7.1 Inconsistent screw depths & large variances in screw depths;

4.7.1.1 A number of screws are flush with the surface of the floor boards / slats. 4.7.1.2 A number screws are countersunk up to 5mm below the surface of the floor

boards / slats. 4.7.1.3 The varying screw depths highly visible because these varying screw depths are

screws within close proximity of each other. 4.7.2 Conclusion:

4.7.1 The finished surface of the timber deck is not consistent with variances in screw depths.

4.7.2 Screws countersunk below the surface of the timber deck will retain water within the screw holes during & following rain periods potentially resulting in premature degradation of the timber floor boards / slats.

4.7.3 The deeper screws potentially adversely affecting the structurally integrity of floor boards that are approximately 18mm thick

4.8 Recommended Rectification: 4.8.1 All of the timber deck floor boards are to be removed & replaced. 4.8.2 All of the stair treads & risers are to be removed & replaced.

5 Timber Deck & steps located behind the laundry:

5.1 There are a number of screws missing from the timber floor boards / slats of the deck & steps:

5.1.1 Recommended Rectification: 5.1.1.1 Installation of screws to timber floor boards / slats as

required. 5.1.1.2 It is approximated that there may be up to 14 screws

missing across the surface of the timber deck & steps.


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5.2 Screws installation: 5.2.1 Inconsistent screw depths & large variances in screw depths;

5.2.1.1 A number of screws are flush with the surface of the floor boards / slats.

5.2.1.2 A number screws are countersunk up to 5mm below the surface of the floor boards / slats.

5.2.1.3 The varying screw depths highly visible because these varying screw depths are screws within close proximity of each other.

5.2.2 Conclusion: 5.2.3 The finished surface of the timber deck is not consistent with

variances in screw depths. 5.2.4 Screws countersunk below the surface of the timber deck will retain

water within the screw holes during & following rain periods potentially resulting in premature degradation of the timber floor


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boards / slats. 5.2.5 The deeper screws potentially adversely affecting the structurally

integrity of floor boards that are approximately 18mm thick 5.1.4.1 Recommended Rectification:

5.1.4.1.1 All of the timber deck floor boards are to be removed & replaced. 5.1.4.1.2 All of the stair treads & risers are to be removed & replaced.

6 Existing garage conversion: Workshop & Store:

6.1 Storeroom Ceiling to storeroom is incomplete. 6.1.4 Recommended Rectification:

6.1.4.1 Ceiling is to be completed accordingly as required. Plywood sheets are to be installed.

6.2 Workshop plywood Ceiling: 6.2.4 A large number of screws have been overdriven into the plywood ceiling lining


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resulting in splitting & fraying of the plywood at a large number of screw fixing points.

6.2.5 The split & or frayed plywood sheets at screw fixings not only a visual defect but also potentially adversely affecting the integrity of the ceiling over time.

6.2.6 Screws missing located southeast corner of ceiling near light fitting. 6.2.7 Recommended Rectification:

6.2.7.1 Plywood sheets that have split or frayed at screw fixings are to be replaced. Detailed inspection of the ceiling revealed that every plywood sheet has been damaged in some part making all plywood ceiling sheets defective.

6.2.7.2 All plywood ceiling sheets across workshop ceiling are recommended to be replaced.

6.2.8 Timber quad has not been installed along the northern edge of ceiling, top of the north wall of room:


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6.2.8.1 This is deemed to be incomplete work: 6.2.8.2 Recommended Rectification:

6.2.8.2.1 Installation of timber quad along the edge of the ceiling as accordingly.

6.2.9 Hinge screws missing workshop door: 6.2.9.1 Recommended Rectification:

6.2.9.1.1 Install hinge screws as required.

6.2.10 The leading edge of the Timber architrave located low level on the outside face on striker side of door frame has been chipped off, painted over rather than repaired prior to paint.

6.2.10.1 Recommended rectification: 6.2.10.1.1 The damaged timber architrave is to be removed & replaced,

followed by repainting of the entire door frame as required.


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7 North Side of the Extension:

7.1 Gap visible along the height of brick wall where the new extension butts into the pre-existing wall of the house / kitchen. 7.1.4 The gap in the brickwork direct result of demolition works where the original house

was demolished to allow attachment of the new extension. 7.1.5 Recommended Rectification:

7.1.5.1 Wind mould installed for the height of this wall junction to conceal the gaps.

7.2 Original timber quad along the top of west wall of the kitchen has been damaged during demolition works & is now too short:

7.1.1 Recommended Rectification: 7.1.1.1 The damaged original timber quad is to be removed & replaced as

required.

7.2 The junction between the original timber fascia board of the original house & the new timber fascia board of the rear extension is mismatched with an approximate 10mm step between the two different fascia boards.

7.2.1 The builder has mistakenly installed a new timber fascia board to the rear extension that is deeper than the original timber fascia board of the original house.

7.2.2 Recommended Rectification: 7.2.2.1 The original timber fascia board reworked by ripping 10mm off

the base of the original timber fascia board with the original timber fascia board feathered down at the northern end of the timber fascia to ensure that the original timber fascia boards match on the return eaves north side of the kitchen.

7.2.2.2 Repaint the timber fascia boards to the nearest break lines as required.


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7.3 Gap along edge of cement sheet eaves lining located directly in front of the family room sliding doors:

7.3.1 The cement sheet eaves lining has been cut too narrow & is not properly supported within the groove within the back side of the timber fascia.

7.3.2 Recommended Rectification: 7.3.2.1 Existing cement sheet lining that is too short is to be removed with

a new cement sheet installed in its place ensuring that the cement sheet eaves linings is cut to the correct width to prevent unsightly gaps.

7.3.2.2 Repaint eaves to nearest break lines as required.

7.4 Eaves projection from the top of the family room door where the original eaves of the original house connects into the new eaves of the extension is out of alignment with an approximate 10mm deviation from horizontal alignment.

7.4.1 This misalignment & deviation from horizontal alignment is highly visible. 7.4.2 Recommended Rectification:

7.4.2.1 The eaves reworked to feather out the misalignment in an attempt to try & conceal the misalignment.


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7.5 Paint applied to the windows has bubbled & wrinkled along the putty line of the glazing beads of the metal window frames:

7.5.1 The painter seems to have used a paint that is not compatible with the glazing bead putty.

7.5.2 Recommended rectification: 7.5.2.1 All bubbled & wrinkled paint is to be removed from all metal

famed windows & metal famed doors within the north wall & the west wall of the family room.

7.5.2.2 An appropriate paint that is compatible with the glazing bead putty is to be reapplied.

7.5.2.3 The metal window frames & metal door frames are to be totally repainted.


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7.6 Wall lining located at the base of the northeast corner of the north wall of the family room is too short, blue wall sarking is visible along the base of the wall.

7.6.1 The short lining boards do not match boards on other parts of the wall with a visible approximate 5mm variation in board height.

7.6.2 Recommended Rectification: 7.6.2.1 The two lining boards at the western end of this north wall are to

be replaced.

8 West Side of the Extension (West):

8.1 Paint applied to the windows has bubbled & wrinkled along the putty line of the glazing beads of the metal window frames:

8.1.1 The painter seems to have used a paint that is not compatible with the glazing bead putty.

8.1.2 Recommended rectification: 8.1.2.1 All bubbled & wrinkled paint is to be removed from all metal

famed windows & metal famed doors within the north wall & the west wall of the family room.

8.1.2.2 An appropriate paint that is compatible with the glazing bead putty is to be reapplied.

8.1.2.3 The metal window frames & metal door frames are to be totally repainted.


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8.2 Wall timber lining boards located approximate mid width of family room wall are mismatched by up to approximately 5mm along vertical edges of boards. This has resulted in; the leading vertical edge of the side of the lining boards to be exposed, the timber lining boards mismatched at butt joints.

8.2.1 This is the direct result of poor workmanship during installation of the timber lining boards.

8.2.2 This does not comply with manufacturers installation specifications & guidelines.

8.2.3 Recommended Rectification: 8.2.3.1 The timber lining boards reworked to ensure correct installation

in accordance with manufacturers installation specifications & guidelines.


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9 South Side of the rear extension: 9.1 The junction between the original timber fascia board of the original house & the new

timber fascia board of the rear extension is mismatched with an approximate 10mm step between the two different fascia boards. The original timber fascia is also heavily split right through resulting from the demolition works.

9.1.1 The builder has mistakenly installed a new timber fascia board to the rear extension that is deeper than the original timber fascia board of the original house.

9.1.2 Recommended Rectification: 9.1.2.1 The heavily split section of the original timber fascia board is to be

cut out removed & replaced. Ensure that a minimum 1.2m length of timber fascia is cut out & replaced to ensure that the new section of timber fascia is able to be adequately secured to the roof frame.

9.1.2.2 The original timber fascia board reworked by ripping 10mm off the base of the original timber fascia board with the original timber fascia board feathered down at the eastern end of the timber fascia.

9.1.2.3 Timber fascia boards repainted to nearest break lines as required.

9.2 Gap visible along the height of brick wall where the new extension butts into the pre-existing wall of the house.

9.2.1 The gap in the brickwork direct result of demolition works where the original house was demolished to allow attachment of the new extension.

9.2.2 Recommended Rectification: 9.2.2.1 Wind mould installed for the height of this wall junction to

conceal the gaps.


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9.3 Under driven nails located east end of timber plinth board base of the southeast corner of the study wall.

9.3.1 Recommended rectification: 9.3.1.1 Re-drive nails into timber to ensure nails are flush with the

surface of timber plinth board.

9.4 There are three split weatherboards across the face of this wall: 9.4.1 Recommended rectification:

9.4.1.1 Split weatherboards are to be replaced. 9.4.1.2 Wall repainted to nearest break lines as required.


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9.5 Timber quad missing at eaves where new extension butts up to the original house: 9.5.1 Recommended rectification:

9.5.1.1 Replace timber quad as required. 9.5.1.2 Repaint timber quad & eaves linnig to nearest break lines as

required.

10 Master Bedroom:

10.1 Plaster cornice installed along the top of the new wall west wall of room between bedroom & Ensuite:

10.1.1 Lumps & indents visible along the underside of plaster cornice. 10.1.2 Lumps & rough plaster cornice mitred corner located above RHS of entry

into Ensuite. 10.1.3 Deviation from horizontal alignment at the junction between the original

plaster cornice & the new plaster cornice. 10.1.4 Approximate 10mm deviation measured. This is deemed excessive highly

visible when standing at normal viewing position in accordance with The Guide to Standards & Tolerances 2015:

10.1.5 Section 9.17 of The Guide to Standards & Tolerances 2015 states; Plaster cornices are defective if they deviate from a straight line greater than 4 mm over a length of up to 2 m and are visible from a normal viewing position.

10.1.6 Recommended Rectification: 10.1.6.1 Plaster cornice reworked to ensure compliance with Section 9.17

of The Guide to Standards & Tolerances 2015. 10.1.6.2 Rough plaster, lumps, & indents along underside of plaster

cornice reworked to ensure a smooth finish. 10.1.6.3 Cornice repainted to the nearest break lines.


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10.2 Roughly finished plaster with lumps visible in the surface of ceiling located adjacent the ceiling edge above RHS of entry into Ensuite:

10.2.1 The rough finished plaster does not comply with level 4 finish in accordance with Section 9.13 of The guide to Standards & Tolerances 2015.

10.2.2 Recommended Rectification: 10.2.2.1 Rough plaster reworked to ensure compliance with level 4 finish

in accordance with Section 9.13 of The guide to Standards & Tolerances 2015.

10.2.2.2 Bedroom ceiling repainted to nearest break lines.

11 Master Bedroom Ensuite:

11.1 Chipped wall tile located eye level LHs of door frame. 11.1.1 Recommended rectification:

11.1.1.1 Chipped wall tile is to be removed & replaced as required.


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11.2 Paint, grout, & silicon smears along tile edges: 11.2.1 Recommended Rectification:

11.2.1.1 All tile edges are to be re-cleaned to ensure that all Paint, grout, & silicon smears are removed.

11.3 Shower: 11.3.1 Edges of wall niche tiles are chipped.

11.3.1.1 This is highly visible when standing within the shower. 11.3.1.2 Recommended rectification:

11.3.1.2.1 Wall tiles surrounding the shower niche are to be removed & replaced.


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11.4 Vanity Splashback: 11.4.1 Wall tile is chipped at the base of the tap spout.

11.4.1.1 This is highly visible when standing at the vanity. 11.4.1.2 Recommended rectification:

11.4.1.2.1 Vanity taps removed to allow tile removal 11.4.1.2.2 Chipped splashback wall tile to be removed &

replaced as required. 11.4.1.2.3 Taps replaced accordingly as required.

11.5 Walls above shower wall tiles is scuffed: 11.5.1 Recommended rectification:

11.5.1.1 Walls above shower wall tiles repainted to nearest break lines as required.


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12 Main Bathroom:

12.1 PCV light / fan switch cover plate is missing. 12.1.1 Recommended rectification:

12.1.1.1 Install / Replace missing PVC cover plate as required.

12.2 Paint, grout, & silicon smears along tile edges: 12.2.1 Recommended Rectification:

12.2.1.1 All tile edges are to be re-cleaned to ensure that all Paint, grout, & silicon smears are removed.

12.3 Shower: 12.3.1 Edges of wall niche tiles are chipped.

12.3.1.1 This is highly visible when standing within the shower. 12.3.1.2 Recommended rectification:


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12.3.1.2.1 Wall tiles surrounding the shower niche are to be removed & replaced.

12.4 Window: 12.4.1 The locking lever of the LHS window sash does not engage & does not lock

the window. 12.4.2 Recommended Rectification:

12.4.2.1 Window lock repaired accordingly.

12.5 Vanity Splashback: 12.5.1 Wall tiles are chipped & have been over cut at the base of the tap spout.

12.5.1.1 This is highly visible when standing at the vanity. 12.5.1.2 Recommended rectification:

12.5.1.2.1 Chipped & over cut splashback wall tiles to be removed & replaced.


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13 Kitchen:

13.1 Timber skirting is missing within & surrounding fridge enclosure including ends of return walls of fridge enclosure:

13.1.1 Gap in floor boards along the base of the south wall of fridge enclosure measured to be approximately 20mm wide. The skirting used is only 13mm wide & will not cover this gap.

13.1.1.1 The cause of excessive gap is direct result of damage floor board. 13.1.1.2 Floor board seemingly damaged during demolition works.

13.1.2 Recommended rectification: 13.1.2.1 Damaged floor board along the base of the south wall of the fridge

enclosure to be removed & replaced. 13.1.2.2 Missing skirting is to be installed & painted as required.

13.2 Splashback wall tiles north wall of kitchen incomplete: 13.2.1 This is incomplete works. 13.2.2 Recommended rectification:

13.2.2.1 Splashback wall tiles to be installed to complete the splashback. Splashback wall tiles to be installed to complete the splashback on the north wall including installation of splashback on the east wall of kitchen to LHS of pantry.


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14 Meals:

14.1 The junction between the original timber floor within this room & the new timber floor of the family room is mismatched. This has resulted in up to an approximate 3mm variation in floor heights highly visible along this floor junction.

14.2 Section 14.02 of The Guides to Standards & Tolerances 2015 states; Due to necessary machining tolerances a step (lipping) of up to 0.5 mm or slight movement may exist between adjacent floor boards. This step (lippage) should not be evident at handover of the floorboards are also sanded and polished by the builder.

14.3 Recommended Rectification: 14.3.1 The floor levels reworked along the junction between the original house &

the new extension to ensure that lippage between floor boards complies with Section 14.02 of The Guides to Standards & Tolerances 2015.


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14.4 Mismatched replacement floor boards located outside the northeast corner of the study: 14.4.1 The builder has installed hardwood floor boards within this area that have

been outsourced from somewhere else. These outsourced floor boards do not the matching the original existing floor boards of this house, & do not not match the new floor boards installed within the new study & new family room. These floor boards are also heavily damaged by borer.

14.4.2 Recommended Rectification: 14.4.2.1 The outsourced mismatched floor boards are to be removed &

replaced with new floor boards to match the study & family room.

14.5 Velux operable skylight has not been installed & has not been credited back to property owner.

14.5.1 This is incomplete works. 14.5.2 Recommended Rectification:

14.5.2.1 Velux skylight installed or the full value of the skylight credited back to the property owner.


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14.6 Nail hole in ceiling located north side / meals room side of the timber screen wall of the study:

14.6.1 Recommended rectification: 14.6.1.1 Holes in ceiling to be repaired. 14.6.1.2 Ceiling repainted to nearest break lines.

15 Family Room:

15.1 Floor levels displaying excessive deviations from horizontal alignment (This is a new timber floor):

15.1.1 Section 14.08 of The Guides to Standards & Tolerances 2015 states; New timber floors are defective if within the first 24 months the differ in level by more than 10 mm in any room or area, or more than 4 mm in any 2 m length.

15.1.2 Floor surface on the south side of the room displays an approximate 8mm deviation from horizontal alignment over a 2.0m length.

15.1.2.1 This is deemed excessive not complying with Section 14.08 of The Guides to Standards & Tolerances 2015.


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15.1.3 Floor surface on the east side of the room displays an approximate 8mm deviation from horizontal alignment over a 2.0m length.


15.1.4 Floor surface on the north side of the room displays an approximate 8mm deviation from horizontal alignment over a 2.0m length.


15.1.5 Recommended rectification: 15.1.5.1 The family room floor re-levelled to ensure that the level of the

floor surface complies with Section 14.08 of The Guides to Standards & Tolerances 2015.


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15.2 Ripples in plaster & rough finish plaster at the top of the north wall located approximately

above LHS of door opening. 15.2.1 Ripples in plaster & the rough finished plaster does not comply with level

4 finish in accordance with Section 9.13 of The guide to Standards & Tolerances 2015.

15.2.2 Recommended Rectification: 15.2.2.1 Rough plaster & ripples in plaster is to be reworked to ensure

compliance with level 4 finish in accordance with Section 9.13 of The guide to Standards & Tolerances 2015.

15.2.2.2 The north wall of the Family room repainted to nearest break lines.

15.3 Edge of floor at door the base of the window frame & door frame as well as along the threshold north side of room has not been caulked resulting in an uneven gap at door threshold.

15.3.1 This is incomplete works. 15.3.2 Recommended rectifications:

15.3.2.1 Edge of floor along the length of window frame & door frame including door threshold is to be caulked with appropriately coloured silicon sealant.

16 Study:

16.1 Ceiling: 16.1.1 Indents visible in ceiling plaster. 16.1.2 Peaked plaster joint with tool marks visible in plaster located along the

length of ceiling plaster joint running east west across the centre of the ceiling.


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16.1.3 Recommended Rectification: 16.1.3.1 Indents in plaster, tool marks in plaster, as well as peaked plaster

joint are to be reworked to ensure compliance with level 4 finish in accordance with Section 9.13 of The guide to Standards & Tolerances 2015.

16.1.3.2 Repaint the ceiling to nearest break lines.

17 Laundry:

17.1 Floor level is displaying excessive deviations from horizontal alignment (This is a new timber floor):

17.1.1 Section 14.08 of The Guides to Standards & Tolerances 2015 states; New timber floors are defective if within the first 24 months the differ in level by more than 10 mm in any room or area, or more than 4 mm in any 2 m length.

17.1.2 Floor surface of the room display is displaying an approximate 8mm deviation from horizontal alignment over a 2.0m length.


17.1.3 Recommended rectification: 17.1.3.1 The laundry room floor re-levelled to ensure that the level of the

floor surface complies with Section 14.08 of The Guides to Standards & Tolerances 2015.


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17.2 Splashback: 17.2.1 Wall tiles are chipped, cracked, & have been over cut at the base of the taps

& tap spout. 17.2.1.1 This is highly visible when standing at the vanity. 17.2.1.2 Recommended rectification:

17.2.1.2.1 Chipped, cracked, & over cut splashback wall tiles to be removed & replaced.

17.2.2 Grout has fallen out from between a large number of wall tiles & splashback tiles.

17.2.2.1 Recommended rectification: 17.2.2.1.1 Wall tiles & splashback tiles are to be re-

grouted to the nearest break lines.


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17.3 Sealant has not been applied under the rim of the stainless steel sink: 17.3.1 Lack of sealant makes the bench top around the sink rim prone to water

penetrations. 17.3.1.1 Sealant strips are supplied with stainless steel sinks to enable the

sinks to be sealed at the bench top to prevent water penetration. 17.3.2 Recommended rectification:

17.3.2.1 Remove the stainless steel sink. This will require: 17.3.2.1.1 Disconnect the waste trap. 17.3.2.1.2 Release the sink clips under the bench top. 17.3.2.1.3 Lift the stainless steel sink. 17.3.2.1.4 Apply silicon sealant under the sink rim. 17.3.2.1.5 Reinstall the stainless steel sink ensuring that

the sink clips are secured. 17.3.2.1.6 Reconnect the waste pipe.


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17.4 Timber skirting is missing at the base of all walls:

17.4.1.1 This is incomplete works. 17.4.2 Recommended rectification:

17.4.2.1 Missing skirting is to be installed & painted as required.

18 Analysis of Variations:

18.1 Variation No.1: 18.1.1 Concrete removal under patio (machine hire, labour and bin) and Extra pier

under hall/bath wall (materials and labour); Owner Paid = $2,400. 18.1.2 Conclusion:

18.1.2.1 Not all of the concrete was removed. 18.1.2.2 Old concrete was left under the steps. This should have been

removed as part of this variation. 18.1.3 Recommended Rectification:

18.1.3.1 All concrete that is underneath the timber deck & timber deck steps is to be removed accordingly as required & timber deck / timber deck steps supported accordingly as required.

18.2 Variation No.6:

18.2.1 Workshop ceiling lining to plywood; Owner has been charged = $420, yet to be paid.

18.2.2 Conclusion: 18.2.2.1 The author of this report is not able to find reference to the

workshop ceiling in any of the contract documents supplied by the property owner. There is no reference to workshop ceiling lining materials.

18.2.3 Recommended Rectification:


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18.2.3.1 Builders variation $420 for supply & installation is a justified variation sum.


18.3.1 Install in-wall mirror cabinets x 2; Owner has been charged = $500, yet to be paid.

18.3.2 Conclusion: 18.3.2.1 Sheet No.WD04 of the drawing set specifies bathroom & Ensuite

Cabinets supply & install as a Prime Cost Items 18.3.3 Recommended Rectification:

18.3.3.1 Builders variation $500 for installation is a justified prime cost sum.


18.4.1 Re-install mirrors to entry; Owner has been charged = $420, yet to be paid. 18.4.2 Conclusion:

18.4.2.1 Reinstallation of mirror should only take approximately 1 hour of carpenters time charge out @ $65/hr.

18.4.2.2 Allowing for $20 coach bolts & fixings. 18.4.2.3 Total charge should only be; $85. 18.4.2.4 The $420 charged by the builder is deemed excessive & should be

disputed. 18.4.3 Recommended Rectification:

18.4.3.1 Builder to revise the variation charge for this item to $85.

18.5 Variation No.16: 18.5.1 Credit back for not installing laundry skirting; Owner has been credited =

$150. 18.5.2 Conclusion:

18.5.2.1 The $150 credit back from the builder is not enough to supply & install skirting within the laundry.

18.5.2.2 Refer to costings for amount. 18.5.3 Recommended Rectification:

18.5.3.1 Builder to revise the variation credit accordingly for this item.

18.6 Variation No.18: 18.6.1 Credit back for not installing one plywood sheet to workshop ceiling; Owner

has been credited = $150. 18.6.2 Conclusion:

18.6.2.1 The $150 credit back from the builder is deemed to be inadequate to supply & install one sheet of plywood sheeting to workshop ceiling.

18.6.2.2 Refer to item 6.1 in costing list for estimate cost of completion of ceiling.

18.6.3 Recommended Rectification: 18.6.3.1 Refer to item 6.1 in costing list for estimate cost of completion of

ceiling.

19 Costings attached:

Salvatore Mamone Architects P/Land

Inspect Direct P/L

Architects and Building ConsultantsPh: 1300 1333 63

Email: [email protected]: www.inspectdirect.com.au

Details of Pricing:

The pricing is based on the works to be done being carried out by a small to medium sized competitive builder withaccess to therequired trades, suppliers and subcontractors. Each item is priced independently using trade rates where appropriate, and otherwise with a cost of direct labour and materials provided.

Plant hire charges are included where plant is required (P).

The quantity of hours for labour (L) included in any itemallows for time to set up on site, to carry out the work and clean up after.The labour rate used is intended to cover notonly the wages and on-costs of that labour,but also the supply and running costs of thetools generally required plus transport.

A rate of $70.00 per hour has been used for general trades, $60.00 per hour for labourers, $70.00 per hour forpainters /plasterersand $80.00 per hour for the licensed trades, e.g. electricians and plumbers. These rates do not include 10%GST

The amounts allowed for material (M) include an appropriate wastage allowance and rates at which small quantities can bepurchased.

QF represents a quote fee as provided by a contract worker for the completion of work - if applicable.

Legend:

E – Each, Hr – Hours, M – Meters, LM – Lineal Meters, M2 – Meters Squared, M3 – Meters Cubed, P – Plant Hire Charges

L+M – Labor and Materials QF – Quote Fee

Because with rectification and completion works there is a greater element of uncertainty a loading to some items is added forcontingencies (C). A rate of 10% has been generally used.

A 10% contingency has been added to cover unforseen works due to uncertainties when carrying out rectification works.

The Margin added to each itemis intended to cover preliminaries, warranties, overheads, supervisionand profit.A rate of 25% hasbeen used generally.

GST is added at the rate of standard 10% in accordance with ATO requirements.

I have indicated below the scope of work and associated fees for the following project.


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Details of Pricing: Rate Quantity Unit Allowance Cost $

(A) Preliminaries:(AA) 4 Cubic Meter Bin Hire 1 1 1 $595 595.00$

1. Sub Floor:1.1 Concrete Stump located southwest corner ofthe family room has substandard installedbetween the top of the concrete stump &underside of timber floor:1.1.1 Timber packing is only supporting ½ ofthe width of the concrete stump.1.1.2 Recommended Rectification:1.1.2.1 Installation of an additional solid timberblock on otherside of metal tie rod to increasethebearing pressure of the floor load on top of theconcrete stump. Hr + M 1.00 1.00

$70/hr + $5 material $ 75.00

1.2 Old redundant gulley trap is still active withsoured water sitting within the gulley trap.1.2.1 Eventually the trap of the gulley trap willdry out potentially allowing sewer gases to enterinto the sub floor.1.2.2 Recommended Rectification:1.2.2.1 The gulley trap is to be decommissioned& removed accordingly. Hr 2.00 2.00 $80/hr $ 160.00

1.3 Inadequate support of the Air Conditioningcompressor:1.3.1 The support base of the air conditioningcompressor is sitting on old pieces of non-durabletimber & loose stones to level it out & support it.1.3.2 This is inadequate particularly as thetimber may eventually rot out.1.3.3 Recommended Rectification:1.3.3.1 Non-durable timber & loose stonesremoved, replaced with concrete pads. Hr + M 1.00 1.00

$60/hr + $30 material $ 90.00

1.4 The air condition compressor condensatedischarge is discharging at the base of thecompressor into the sub floor.1.4.1 This over time may adversely affect thesub floor increasing moisture within this part ofthe sub floor particularly at the base of concretestumps.1.4.2 Recommended Rectification:1.4.2.1 Recommend collecting the condensatedischarge & divertingthe discharge into drain orout of the sub floor as required. Hr + M 2.00 2.00

$80/hr + $60 material $ 220.00

2. Roof Space:2.1 There is no insulation installed along thelength of steel support beam.

Property Details: No.11 Grandview Avenue Pascoe Vale South Victoria 3044


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2.1.1 Thisdoesnot comply with Section 3.12.12of The National Construction Code Volume TwoBCA requiring that all areas of ceiling areevenly& adequately covered.2.1.2 Recommended rectification:2.1.2.1 Insulation is packed in between the lengthof the steel beam as required. Hr + M 1.00 1.00

$60/hr + $60 material $ 120.00

3. Roof Surface:3.1 A number of terra cotta roof tiles on the westside of the roof are out of alignment:3.1.1 This may potentially adversely affect &compromise the weather tightness of the roofduring adverse weather conditions.3.1.2 Recommended Rectification:3.1.2.1 Roof tiles are to be realigned as required. Hr 4.00 4.00 $70/hr $ 280.00

4. Timber Deck North Side of the house:

4.1 The steps located on the east side of the deckare sitting on old heavily cracked concrete paving.

4.1.1 The structural integrity of this concretepaving is not known. Heavily cracking suggestingthat the concrete paving may be unstable.4.1.2 The unstable concrete paving potentiallyadversely affecting the step structure.4.1.3 It is also noted that the timber supportstructure of the timber steps is sitting directlyonthe concrete with a moisture barrier strip between the timber & concrete.4.1.3.1 In time this may result in prematuredegradation of the timberresulting from moistureabsorption.4.1.4 The building contract variations listincluded removal of old concrete paving.4.1.5 Recommended Rectification:4.1.5.1 The old concrete paving removed fromsupporting the timber steps as required & withnew concrete pads installed to support the stepstructure as required.4.1.5.1.1 Timber steps taken apart. Hr 2.00 2.00 $70/hr $ 140.00 4.1.5.1.2 Old concrete demolished & removed. Hr 2.00 2.00 $60/hr $ 120.00 4.1.5.1.3 New concrete pads installed withinground to support steps strucutre. Hr + M 2.00 2.00

$70/hr + $60 material $ 200.00

4.1.5.1.4 Steps reasembled & secured to top ofnew concrete pads with metal stirrups. Hr + M 3.00 3.00

$70/hr + $60 material $ 270.00

4.2 The steps located on the northside of the deckin front of the garage are sitting on old heavilysunken concrete paving.4.2.1 The structural integrity of this concretepaving is not known. Heavily sunken suggestingthat the concrete paving may be unstable.4.2.2 The unstable concrete paving potentiallyadversely affecting the step structure.


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4.2.3 It is also noted that the timber supportstructure of the timber steps is sitting directlyonthe concrete with a moisture barrier strip between the timber & concrete.4.2.3.1 In time this may result in prematuredegradation of the timberresulting from moistureabsorption.4.2.4 The building contract variations listincluded removal of old concrete paving.4.2.5 Recommended Rectification:4.2.5.1 The old concrete paving removed fromsupporting the timber steps as required & withnew concrete pads installed to support the stepstructure as required.4.2.5.1.1 Timber steps taken apart. Hr 2.00 2.00 $70/hr $ 140.00 4.2.5.1.2 Old concrete demolished & removed. Hr 2.00 2.00 $60/hr $ 120.00 4.2.5.1.3 New concrete pads installed withinground to support steps strucutre. Hr + M 2.00 2.00

$70/hr + $60 material $ 200.00

4.2.5.1.4 Steps reasembled & secured to top ofnew concrete pads with metal stirrups. Hr + M 3.00 3.00

$70/hr + $60 material $ 270.00

4.3 There are a number of screws missing fromthe timber floor boards / slats:4.3.1 Recommended Rectification:4.3.1.1 Installation of screws to timber floorboards / slats as required.It is approximated that there may be up to 24 screws missing across the surface of the timber deck & steps. Hr + M 2.00 2.00

$60/hr + $30 material $ 150.00

4.4 A single timber floor board / slat located atthreshold onto the steps west side of timber deckin front of the garage is heavily split rightthrough:4.41 Recommended rectification:4.4.1.1 Heavily split timberfloor board / slat is tobe replaced as required. Hr + M 2.00 2.00

$70/hr + $12 material $ 152.00

4.5 Unevenly cut timberboards that but up to thewest wall of the kitchen:4.5.1 The floor boards / slats have been cut atvaryingangles aswell asvarying lengths resultingin an uneven line along the length of thids wallofthe house where the deck buts up to.4.5.2 There is up to 5mm variations in boardlengths which is highly visible when standing onthe timber deck.4.5.3 Recommended Rectification:4.5.3.1 The floor boards / slats along the length of the kitchen wallareto be removed & reworked tocut these boards evenly to create an even straightline against this wall. Hr 4.00 4.00 $70/hr $ 280.00

4.6 Steps leading down into the rear yard:


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4.6.1 Floor boards / slatsof the timber deck atthe topof these steps have been cut unevenly withup to 10mm variations in floor boards / slatlengths.4.6.1.1 Recommended Rectification:4.6.1.1.1 The floor boards / slats along the steps are to be removed & reworked to cut these boards evenly to create an even straight line at thethreshold onto the steps. Hr 2.00 2.00 $70/hr $ 140.00

4.6.2 A number of steps & timber risersalongthe underside of the steps are missing screws:4.6.2.1 Recommended rectification:

4.6.2.1.1 Missing screws are to be installed.

Hr + M 1.00 1.00

$60/hr + (allowance already made in item No.4.3) $ 60.00

4.7 Screws installation:4.7.1 Inconsistent screw depths & largevariances in screw depths; 4.7.1.1 A number of screws are flush with thesurface of the floor boards / slats.4.7.1.2 A number screws are countersunk up to5mm below the surface of the floor boards / slats.4.7.1.3 The varying screw depths highly visiblebecause these varying screw depths are screwswithin close proximity of each other.4.7.2 Conclusion:4.7.2.1 The finished surface of the timber deckis not consistent with variances in screw depths.4.7.2.2 Screws countersunk below the surface of the timberdeck will retain water within the screwholes during & following rain periods potentiallyresulting in premature degradation of the timberfloor boards / slats.4.7.2.3 The deeperscrews potentially adverselyaffecting the structurally integrity of floor boardsthat are approximately 18mm thick4.7.3 Recommended Rectification:

4.7.3.1 All of the timber deck floor boards areto be removed & replaced.

M2

44m2 (includes steps) $120/m2 $ 5,280.00

4.7.3.2 All of the stair treads & risersare to beremoved & replaced.

5 Timber Deck & steps located behind thelaundry:

5.1 There are a number of screws missing fromthe timber floor boards / slats of the deck & steps:

5.1.1 Recommended Rectification:5.1.1.1 Installation of screws to timber floorboards / slats as required.


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5.1.1.2 It is approximated that there may be upto 14 screws missing across the surface of thetimber deck & steps. Hr + M 2.00 2.00

$60/hr + $30 material $ 150.00

5.2 Screws installation:5.2.1 Inconsistent screw depths & largevariances in screw depths; 5.2.1.1 A number of screws are flush with thesurface of the floor boards / slats.5.2.1.2 A number screws are countersunk up to5mm below the surface of the floor boards / slats.5.21.3 The varying screw depths highly visiblebecause these varying screw depths are screwswithin close proximity of each other.5.2.2 Conclusion:5.2.2.1 The finished surface of the timber deckis not consistent with variances in screw depths.5.2.2.2 Screws countersunk below the surface of the timberdeck will retain water within the screwholes during & following rain periods potentiallyresulting in premature degradation of the timberfloor boards / slats.5.2.2.3 The deeperscrews potentially adverselyaffecting the structurally integrity of floor boardsthat are approximately 18mm thick5.2.3 Recommended Rectification:

5.2.3.1 All of the timber deck floor boards areto be removed & replaced.

M2

3.5m2 (includes steps) $120/m2 $ 420.00

5.2.3.2 All of the stair treads & risersare to beremoved & replaced.

6 Existing garage conversion: Workshop &Store:6.1 Storeroom Ceiling to storeroom isincomplete.6.1.4 Recommended Rectification:6.1.4.1 Ceiling is to be completed accordinglyasrequired. Plywood sheets are to be installed. Hr + M 3hrs

$70/hr + $60 material $ 270.00

6.2 Workshop plywood Ceiling:6.2.1 A large number of screws have beenoverdriven into the plywood ceiling liningresulting in splitting & fraying of the plywood at a large number of screw fixing points.6.2.2 The split & or frayed plywood sheets atscrew fixings not only a visual defect but alsopotentially adversely affecting the integrity of theceiling over time.6.2.3 Screws missing located southeast cornerof ceiling near light fitting.6.2.4 Recommended Rectification:


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6.2.4.1 Plywood sheets that have split or frayed at screw fixings are to be replaced. Detailedinspection of the ceiling revealed that everyplywood sheet has been damaged in some partmaking all plywood ceiling sheets defective.6.2.4.2 All plywood ceiling sheets acrossworkshop ceiling are recommended to bereplaced. Hr + M 4hrs 4hrs

$70/hr + $420 material $ 700.00

6.2.8 Timber quad has notbeen installed alongthe northern edge of ceiling, top of the northwallof room:6.2.8.1 This is deemed to be incomplete work:6.2.8.2 Recommended Rectification:6.2.8.2.1 Installation of timber quad alongthe edge of the ceiling as accordingly. Hr + M 2hrs 2hrs

$70/hr + $50 material $ 190.00

6.2.9 Hinge screws missing workshop door:6.2.9.1 Recommended Rectification:

6.2.9.1.1 Install hinge screws as required.Hr + M 0.25hrs 0.25hrs

$60/hr + $6 material $ 21.00

6.2.10 The leading edge of the Timberarchitrave located low level on the outside face onstriker side of door frame has been chipped off,painted over rather than repaired prior to paint.6.2.10.1 Recommended rectification:6.2.10.1.1 The damagedtimber architrave isto be removed & replaced Hr + M 2.00 2.00

$70/hr + $20 material $ 160.00

6.2.10.1.2 Repainting of the entire door frame asrequired. Hr + M 2.00 2.00

$70/hr + $30 material $ 170.00

7.1 Gap visible along the height of brick wallwhere the new extension butts into the pre-existing wall of the house / kitchen.7.1.4 The gap in the brickwork direct result ofdemolition works where the original house wasdemolished to allow attachment of the newextension.7.1.5 Recommended Rectification:7.1.5.1 Wind mould installed for the height ofthis wall junction to conceal the gaps. Hr + M 2hrs 2.00

$70/hr + $30 material $ 170.00

7.1.5.2 Paint wind mould as required.Hr + M 1hr 1.00

$70/hr + $30 material $ 100.00

7.2 Original timber quad along the top of westwall of the kitchen has been damaged duringdemolition works & is now too short:7.2.1 Recommended Rectification:7.2.1.1 The damaged original timber quad is tobe removed & replaced as required. Hr + M 2hrs 2.00

$70/hr + $6 material $ 146.00

7.2.1.2 Repaint timber quad & eaves to nearestbreak lines Hr + M 1hr 1.00

$70/hr + $30 material $ 100.00


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7.3 The junction between the original timberfascia board of the original house & the newtimber fascia board of the rear extension ismismatched with an approximate 10mm stepbetween the two different fascia boards.7.3.1 The builder has mistakenly installed anew timberfascia board to the rear extension thatis deeper than the original timberfascia board ofthe original house.7.3.2 Recommended Rectification:7.3.2.1 The original timber fascia boardreworked by ripping 10mm off the base of theoriginal timber fascia board with the originaltimber fascia board feathered down at thenorthern end of the timber fascia to ensure thatthe original timber fascia boards match on thereturn eaves north side of the kitchen. This willrequire removal of timber fascia to allowmodification folowed by reinstallation Hr 4hrs 4.00 $70/hr $ 280.00 7.3.2.1.1 Removal of gutter & Reinstall gutteronce timber fascia is modified Hr 2hrs 2.00 $80/hr $ 160.00 7.3.2.2 Repaint the timber fascia boards to thenearest break lines as required. Hr + M 2hrs 2.00

$70/hr + $30 material $ 170.00

7.4 Gap along edge of cement sheet eaves lininglocated directly in front of the family roomslidingdoors:7.4.1 The cement sheet eaves lining has beencut too narrow & is not properly supportedwithin the groove within the back side of thetimber fascia.7.4.2 Recommended Rectification:7.4.2.1 Existing cement sheet lining that is tooshort is to be removed with a new cement sheetinstalled in its place ensuring that the cementsheet eaves linings is cut to the correct width toprevent unsightly gaps. Hr + M 2hrs 2.00

$70/hr + $20 material $ 160.00

7.4.2.2 Repaint eaves to nearest break lines asrequired. Hr + M 1hr 1.00

$70/hr + $30 material $ 100.00

7.5 Eaves projection from the top of the familyroomdoor where the original eavesof the originalhouse connects into the new eavesof the extensionis out of alignment with an approximate 10mmdeviation from horizontal alignment.

7.5.1 This misalignment & deviation fromhorizontal alignment is highly visible.7.5.2 Recommended Rectification:7.5.2.1 The eaves reworked to feather out themisalignment in an attempt to try & conceal themisalignment.7.5.2.1.1 remove eaves lining. Hr 2hrs 2.00 $70/hr $ 140.00 7.5.2.1.2 reqwork eaves frame Hr 2hrs 2.00 $70/hr $ 140.00 7.5.2.1.3 replace eaves lining. Hr 2hrs 2.00 $70/hr $ 140.00


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7.5.2.1.4 repaint eaves lining.Hr + M 1hr 1.00

$70/hr + material already allowd in previous item $ 70.00

7.6 Paint applied to the windows has bubbled &wrinkled along the putty line of the glazing beadsof the metal window frames:

7.6.1 The painter seems to have used a paintthat is not compatible with the glazing bead putty.

7.6.2 Recommended rectification:7.6.2.1 All bubbled & wrinkled paint is to beremoved from all metal famed windows & metalfamed doorswithin the northwall& the westwallof the family room. Hr 4hrs 4.00 $70/hr $ 280.00 7.6.2.2 An appropriate paint that is compatiblewith the glazing bead putty is to be reapplied. Hr + M 4hrs 4.00

$70/hr + $60 material

7.6.2.3 The metal window frames & metal doorframes are to be totally repainted. $ 340.00

7.7 Wall lining located at the base of thenortheast corner of the north wall of the familyroom is too short, blue wall sarking is visiblealong the base of the wall.7.7.1 The short lining boards do not matchboards on other parts of the wall with a visibleapproximate 5mm variation in board height.7.7.2 Recommended Rectification:7.7.2.1 The two lining boards at the western endof this north wall are to be replaced. Hr + M 2hrs 2.00

$70/hr + $60 material $ 200.00

7.7.2.2 Restain timber lining boards as requiredHr + M 1hr 1.00

$70/hr + $30 material $ 100.00

8.1 Paint applied to the windows has bubbled &wrinkled along the putty line of the glazing beadsof the metal window frames:

8.1.1 The painter seems to have used a paintthat is not compatible with the glazing bead putty.

8.1.2 Recommended rectification:8.1.2.1 All bubbled & wrinkled paint is to beremoved from all metal famed windows & metalfamed doorswithin the northwall& the westwallof the family room.8.1.2.2 An appropriate paint that is compatiblewith the glazing bead putty is to be reapplied.8.1.2.3 The metal window frames & metal doorframes are to be totally repainted.

refer to item No.7.6

8.2 Wall timber lining boards locatedapproximate mid width of family room wall aremismatched by up to approximately 5mm alongvertical edges of boards. This has resulted in; theleading vertical edge of the side of the liningboards to be exposed, the timber lining boardsmismatched at butt joints.


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8.2.1 This is the direct result of poorworkmanship during installation of the timberlining boards.8.2.2 Thisdoes notcomply withmanufacturersinstallation specifications & guidelines.8.2.3 Recommended Rectification:8.2.3.1 The timber lining boards reworked toensure correct installation in accordance withmanufacturers installation specifications &guidelines.8.2.3.1.1 The lining boards are to be realignedwhich will require removal of lining boards. Hr 2hrs 2.00 $70/hr $ 140.00 8.2.3.1.2 reinstallation of lining boards Hr 2hrs 2.00 $70/hr $ 140.00

9.1 The junction between the original timberfascia board of the original house & the newtimber fascia board of the rear extension ismismatched with an approximate 10mm stepbetween the two different fascia boards. Theoriginal timber fascia is also heavily split rightthrough resulting from the demolition works.9.1.1 The builder has mistakenly installed anew timberfascia board to the rear extension thatis deeper than the original timberfascia board ofthe original house.9.1.2 Recommended Rectification:9.1.2.1 The heavily split section of the originaltimber fascia board is to be cut out removed &replaced. Ensure that a minimum 1.2m length oftimber fascia is cut out& replaced to ensure thatthe new section of timber fascia is able to beadequately secured to the roof frame. Hr + M 4hrs 4.00

$70/hr + $30 material $ 310.00

9.1.2.2 The original timber fascia boardreworked by ripping 10mm off the base of theoriginal timber fascia board with the originaltimberfascia board feathered down at the easternend of the timber fascia. Hr 4hrs 4.00 $70/hr $ 280.00 9.1.2.2.1 Removal of gutter & Reinstall gutteronce timber fascia is modified Hr 2hrs 2.00 $80/hr $ 160.00 9.1.2.2.2 Repaint the timber fascia boards to thenearest break lines as required. Hr + M 2hrs 2.00

$70/hr + $30 material $ 170.00

9.2 Gap visible along the height of brick wallwhere the new extension butts into the pre-existing wall of the house.9.2.1 The gap in the brickwork direct result ofdemolition works where the original house wasdemolished to allow attachment of the newextension.9.2.2 Recommended Rectification:9.2.2.1 Wind mould installed for the height ofthis wall junction to conceal the gaps. Hr + M 2hrs 2.00

$70/hr + $30 material $ 170.00

9.2.2.2 paint wind mould as requiredHr + M 1hr 1.00

$70/hr + $30 material $ 100.00


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9.3 Under driven nails located east end of timberplinth board base of the southeast corner of thestudy wall.9.3.1 Recommended rectification:9.3.1.1 Re-drive nails into timber to ensure nailsare flush with the surface of timber plinth board. Hr 0.5hrs 0.50 $60/hr $ 30.00

9.4 There are three split weatherboards acrossthe face of this wall:9.4.1 Recommended rectification:9.4.1.1 Split weatherboardsare to be removed &replaced.9.4.1.1.1 Remove Split weatherboards. Hr 2hrs 2.00 $70/hr $ 140.00

9.4.1.1.2 Replace weatherboardsHr + M 2hrs 2.00

$70/hr + $60 material $ 200.00

9.4.1.2 Wall repainted to nearest break lines as required Hr + M 2hrs 2.00

$70/hr + $60 material $ 200.00

9.5 Timber quad missing at eaves where newextension butts up to the original house:9.5.1 Recommended rectification:

9.5.1.1 Replace timber quad as required.Hr + M 2hr 2.00

$70/hr + $10 material $ 159.00

9.5.1.2 Repaint timber quad & eaves linnig tonearest break lines as required. Hr + M 2hrs 2.00

$70/hr + $60 material $ 200.00

10.1 Plastercornice installed along the top of thenew wall west wall of room between bedroom &Ensuite:10.1.1 Lumps & indents visible along theunderside of plaster cornice.10.1.2 Lumps & rough plaster cornice mitredcorner located above RHS of entry into Ensuite.10.1.3 Deviation from horizontal alignment atthe junction between the original plaster cornice& the new plaster cornice.

10.1.4 Approximate 10mm deviation measured.This is deemed excessive highly visible whenstanding at normal viewing position in accordance with The Guide to Standards & Tolerances 2015:

10.1.5 Section 9.17 of The Guide to Standards& Tolerances 2015 states; Plaster cornices aredefective if they deviate from a straight linegreater than 4 mm over a length of up to 2 m andare visible from a normal viewing position.10.1.6 Recommended Rectification:10.1.6.1 Plaster cornice reworked to ensurecompliance with Section 9.17 of The Guide toStandards & Tolerances 2015. Hr + M 2hr 2.00

$70/hr + $30 material $ 170.00

10.1.6.2 Rough plaster, lumps, & indents alongunderside of plaster cornice reworked to ensure asmooth finish. Hr + M 2hr 2.00 $70/hr $ 140.00 10.1.6.3 Cornice repainted to the nearest breaklines. Hr + M 2hr 2.00

$70/hr + $30 material $ 170.00


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10.2 Roughly finished plaster with lumps visiblein the surface of ceiling located adjacent theceiling edge above RHS of entry into Ensuite:10.2.1 The rough finished plaster does notcomply with level 4 finish in accordance withSection 9.13 of The guide to Standards &Tolerances 2015.10.2.2 Recommended Rectification:10.2.2.1 Rough plaster reworked to ensurecompliance with level 4 finishin accordance withSection 9.13 of The guide to Standards &Tolerances 2015. Hr + M 2hr 2.00

$70/hr + $30 material $ 170.00

10.2.2.2 Bedroom ceiling repainted to nearestbreak lines. Hr + M 3hrs 3.00

$70/hr + $30 material $ 240.00

11.1 Chipped wall tile located eye level LHs ofdoor frame.11.1.1 Recommended rectification:11.1.1.1 Chipped wall tile is to be removed &replaced as required. Hr + M 2hrs 2.00 $70/hr + $20 $ 160.00 11.1.1.2 Regrout immediatearea around removedwall tile

11.2 Paint, grout, & silicon smears along tileedges:11.2.1 Recommended Rectification:11.2.1.1 All tile edges are to be re-cleaned toensure that all Paint, grout, & silicon smearsareremoved. Hr 2hrs 2.00 $60/hr $ 120.00

11.3.1 Edges of wall niche tiles are chipped.11.3.1.1 This is highly visible when standingwithin the shower.11.3.1.2 Recommended rectification:11.3.1.2.1Wall tiles surrounding the shower niche are to be removed & replaced Hr + M 4hrs 4.00

$70/hr + $90 material $ 370.00

11.3.1.2.1.2 Wall niche relined

11.4 Vanity Splashback:11.4.1 Wall tile is chippedat the baseof the tapspout.11.4.1.1 This is highly visible when standing atthe vanity.11.4.1.2 Recommended rectification:11.4.1.2.1 Vanity taps removed to allowtileremoval Hr 1hr 1.00 $80/hr $ 80.00 11.4.1.2.2 Chipped splashback wall tile to beremoved & replaced as required. Hr + M 2hr 2.00

$70/hr + $30 material $ 170.00

11.4.1.2.3 Taps replaced accordingly asrequired. Hr 1hr 1.00 $80/hr $ 80.00

11.5 Walls above shower wall tiles is scuffed:11.5.1 Recommended rectification:11.5.1.1 Walls above shower wall tiles repaintedto nearest break lines as required. Hr + M 2hr 2.00

$70/hr + $30 material $ 170.00


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12.1 PCV light / fan switch cover plate is missing.

12.1.1 Recommended rectification:

12.1.1.1 Install / Replace missing PVC cover plate as required. Hr + M

1hr minimum call out charge 1.00

$80/hr + $6 Material $ 86.00

12.2 Paint, grout, & silicon smears along tileedges:12.2.1 Recommended Rectification:12.2.1.1 All tile edges are to be re-cleaned toensure that all Paint, grout, & silicon smearsareremoved. Hr 2hrs 2.00 $60/hr $ 120.00

12.3 Shower:12.3.1 Edges of wall niche tiles are chipped.12.3.1.1 This is highly visible when standingwithin the shower.12.3.1.2 Recommended rectification:12.3.1.2.1Wall tiles surrounding the shower niche are to be removed & replaced Hr + M 4hrs 4.00

$70/hr + $90 material $ 370.00

12.3.1.2.1.2 Wall niche relined

12.4 Window:12.4.1 The locking lever of the LHS windowsash does not engage & does not lock the window.12.4.2 Recommended Rectification:12.4.2.1 Window lock repaired accordingly. Hr 2hrs 2.00 $70/hr $ 140.00

12.5 Vanity Splashback:12.5.1 Wall tiles arechipped & have been overcut at the base of the tap spout.12.5.1.1 This is highly visible when standing atthe vanity.12.5.1.2 Recommended rectification:12.5.1.2.1 Vanity taps removed to allowtileremoval Hr 1hr 1.00 $80/hr $ 80.00 12.5.1.2.2 Chipped splashback wall tile to beremoved & replaced as required. Hr + M 2hr 2.00

$70/hr + $30 material $ 170.00


13.1 Timber skirting is missing within &surrounding fridge enclosure including ends ofreturn walls of fridge enclosure:13.1.1 Gap in floor boards along the base of thesouth wall of fridge enclosure measured to beapproximately 20mm wide. The skirting used isonly 13mm wide & will not cover this gap.13.1.1.1 The cause of excessive gap is direct result of damage floor board.13.1.1.2 Floor board seemingly damaged duringdemolition works.13.1.2 Recommended rectification:


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13.1.2.1 Damaged floor board along the base ofthe south wall of the fridge enclosure to beremoved & replaced. (Board that is replaced tomatch colour to prevent having to sand & polishthe entire floor) Hr + M 2hrs 2.00

$70/hr + $18 material $ 158.00

13.1.2.2 Missing skirting is to be installed.Hr + M 2hrs 2.00

$70/hr + $24 material $ 164.00

13.1.2.3 Skirting painted as required.hr + M 2hrs 2.00

$70/hr + $2 material $ 160.00

13.2 Splashback wall tiles north wall of kitchenincomplete:13.2.1 This is incomplete works.13.2.2 Recommended rectification:13.2.2.1 Splashback wall tiles to be installed tocomplete the splashback. Splashback wall tiles tobe installed to complete the splashback on thenorth wall including installationof splashback onthe east wall of kitchen to LHS of pantry. M2

2m2 (Price to supply & lay) 2.00 $70/m2 $ 140.00

14.1 The junction between the original timberfloor within this room & the new timber floor ofthe family room is mismatched. This has resultedin up to an approximate 3mm variation in floorheights highly visible along this floor junction.14.2 Section 14.02 of The Guides to Standards&Tolerances 2015 states; Due to necessarymachining tolerances a step (lipping) of up to 0.5mm or slight movement may exist betweenadjacent floor boards. This step (lippage) shouldnot be evident at handover of the floorboards arealso sanded and polished by the builder.14.3 Recommended Rectification:14.3.1 The floor levels reworked along thejunction between the original house & the newextension to ensure that lippage between floorboards complies withSection 14.02 of The Guidesto Standards & Tolerances 2015. Hr 8hrs 8.00 $70/hr $ 560.00

14.3.2 Floor boards lifted & replaced to ensureflush finish by packing or shaving frame under

Material allowance for damaged boards during process 12Lm 12Lm $8/Lm $ 96.00

(Sanding floor board edge will require sanding &polish the entire floor within family & withinkitchen dining)

14.4 Mismatched replacement floor boardslocated outside the northeast corner of the study:


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14.4.1 The builder has installed hardwood floorboards within this areathat have been outsourcedfrom somewhere else. These outsourced floorboards do not the matching the original existingfloor boards of this house,& do notnot match thenew floor boards installed within the new study &new family room. These floor boards are alsoheavily damaged by borer.14.4.2 Recommended Rectification:14.4.2.1 The outsourced mismatched floor boards are to be removed. Hr 2hrs 2.00 $70/hr $ 140.00 14.4.2.2 Floor boards replaced with new floorboards to match the study & family room. Hr + M 2hrs 2.00

$70/hr + $32/material $ 172.00

14.5 Velux operable skylight has not beeninstalled & has not been credited back to property owner.14.5.1 This is incomplete works.14.5.2 Recommended Rectification:14.5.2.1 Velux skylight installed or the full valueof the skylight credited back to the propertyowner.14.5.2.1.1 Cost of Velux skylight U 1.00 1.00 720.00 $ 720.00

14.5.1.2 InstallationHr + M 3hrs 3.00

$70/hr + $120 material $ 330.00

14.6 Nailhole in ceiling located northside /mealsroom side of the timber screen wall of the study:14.6.1 Recommended rectification:

14.6.1.1 Holes in ceiling to be repaired.Hr + M 0.5hrs 0.50

$70/hr + $20 material $ 55.00

14.6.1.2 Ceiling repainted to nearest break lines.Hr + M 3hrs 3.00

$70/hr + $60 material $ 270.00

15.1 Floor levels displaying excessive deviationsfrom horizontal alignment (This is a new timberfloor):

15.1.1 Section 14.08 of The Guides to Standards & Tolerances 2015 states; New timber floors aredefective if within the first24 months the differ inlevel by more than 10 mm in any roomor area, ormore than 4 mm in any 2 m length.

15.1.2 Floor surface on the south side of theroom displays an approximate 8mm deviationfrom horizontal alignment over a 2.0m length.15.1.2.1 This is deemed excessive not complyingwith Section 14.08 of The Guides to Standards&Tolerances 2015.15.1.3 Floor surface on the east side of the roomdisplays an approximate 8mm deviation fromhorizontal alignment over a 2.0m length.15.1.3.1.1 This is deemed excessive not complying with Section 14.08 of The Guides to Standards&Tolerances 2015.


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15.1.4 Floor surface on the north side of theroom displays an approximate 8mm deviationfrom horizontal alignment over a 2.0m length.15.1.4.1 This is deemed excessive not complyingwith Section 14.08 of The Guides to Standards&Tolerances 2015.

15.1.5 Recommended rectification:15.1.5.1 The family room, study,& laundryfloorre-levelled to ensure that the level of the floorsurface complies withSection 14.08 of The Guidesto Standards & Tolerances 2015. All of the rearextension is to be relevelled accordingly to ensurea uniform floor level that complies with currentstandards & Tolerances U 1.00 1.00 3200.00 $ 3,200.00

15.2 Ripples in plaster & rough finish plaster atthe top of the north wall located approximatelyabove LHS of door opening.15.2.1Ripples in plaster & the rough finishedplaster does not comply with level 4 finish inaccordance with Section 9.13 of The guide toStandards & Tolerances 2015.15.2.2 Recommended Rectification:15.2.2.1 Rough plaster & ripples in plaster is tobe reworked to ensure compliance with level 4finish in accordance with Section 9.13 of Theguide to Standards & Tolerances 2015. Hr + M 2hrs 2.00

$70/hr + $20 material $ 160.00

15.2.2.2 The north wall of the Family room repainted to nearest break lines hr + M 3hrs 3.00

$70/hr + $60 material $ 270.00

15.3 Edge of floor at door the baseof the windowframe & door frame as well as along the threshold northside of roomhas notbeen caulked resultingin an uneven gap at door threshold.

15.3.1 This is incomplete works.15.3.2 Recommended rectifications:15.3.2.1 Edge of floor along the length of windowframe & door frame including door threshold is to be caulked with appropriately coloured siliconsealant. Hr + M 2hrs 2.00

$70/hr + $60 material $ 200.00

16.1 Ceiling:16.1.1 Indents visible in ceiling plaster.16.1.2 Peaked plaster joint with tool marksvisible in plaster located along the length of ceiling plaster joint running east west across the centre of the ceiling.16.1.3 Recommended Rectification:16.1.3.1 Indents in plaster, tool marks in plaster,aswell aspeaked plaster joint areto be reworkedto ensure compliance with level 4 finish inaccordance with Section 9.13 of The guide toStandards & Tolerances 2015. Hr + M 2hrs 2.00

$70/hr + $30 material $ 170.00


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16.1.3.2 Repaint the ceiling to nearest break lines hr + M 2hrs 2.00$70/hr + $30 material $ 170.00

17.1 Floor level is displaying excessive deviationsfrom horizontal alignment (This is a new timberfloor):

17.1.1 Section 14.08 of The Guides to Standards & Tolerances 2015 states; New timber floors aredefective if within the first24 months the differ inlevel by more than 10 mm in any roomor area, ormore than 4 mm in any 2 m length.

17.1.2 Floor surface of the room display isdisplaying an approximate 8mm deviation fromhorizontal alignment over a 2.0m length.17.1.2.1 This is deemed excessive not complyingwith Section 14.08 of The Guides to Standards&Tolerances 2015.17.1.3 Recommended rectification:

17.1.3.1 The laundry room floor re-levelled toensure that the level of the floor surface complieswith Section 14.08 of The Guides to Standards&Tolerances 2015.

This has already been allowed in section 15.1

17.2 Splashback:17.2.1 Wall tiles are chipped, cracked, & havebeen over cut at the base of the taps & tap spout.17.2.1.1 This is highly visible when standing atthe vanity.17.2.1.2 Recommended rectification:17.2.1.2.1 Vanity taps removed to allowtileremoval Hr 1hr 1.00 $80/hr $ 80.00 17.2.1.2.2 Chipped splashback wall tile to beremoved & replaced as required. Hr + M 2hr 2.00

$70/hr + $30 material $ 170.00


17.21 Grout has fallen out from between a large number of wall tiles & splashback tiles.17.2.1.1 Recommended rectification:17.21.1.1 Wall tiles & splashback tiles aretobe re-grouted to the nearest break lines. Hr + M 3hrs 3.00

$70/hr + $30 material $ 240.00

17.3 Sealant has not been applied under the rimof the stainless steel sink:17.3.1 Lack of sealant makes the bench toparound the sink rim prone to water penetrations. 17.3.1.1 Sealant strips aresupplied withstainlesssteel sinks to enable the sinks to be sealed at thebench top to prevent water penetration.17.3.2 Recommended rectification:17.3.2.1 Remove the stainless steel sink. Thiswillrequire:17.3.2.1.1 Disconnect the waste trap. Hr 0.5hrs 0.50 $80/hr $ 40.00


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17.3.2.1.2 Release the sink clips under thebench top. Hr 0.25hr 0.25 $80/hr $ 20.00

17.3.2.1.3 Lift the stainless steel sink.Hr + M 1hr 1.00

$80/hr + $20 material

17.3.2.1.4 Apply silicon sealant under thesink rim. $ 100.00 17.3.2.1.5 Reinstall the stainless steel sinkensuring that the sink clips are secured. Hr 0.5hrs 0.50 $80/hr $ 40.00 17.3.2.1.6 Reconnect the waste pipe. Hr 0.5hrs 0.50 $80/hr $ 40.00

17.4 Timber skirting is missing at the base of allwalls:17.4.1.1 This is incomplete works.17.4.2 Recommended rectification:

17.4.2.1 Missing skirting is to be installed.Hr + M 4hrs 4.00

$70/hr + $72 material $ 352.00

17.4.2.1 Skirting painted as required.Hr + M 2hrs 2.00

$70/hr + $30 material $ 170.00

18.1 Variation No.1:18.1.1 Concrete removal under patio (machinehire, labour and bin) and Extra pier underhall/bath wall (materials and labour); Owner Paid = $2,400.18.1.2 Conclusion:18.1.2.1 Not all of the concrete was removed.18.1.2.2 Old concrete was left under the steps.This should have been removed as part of thisvariation.18.1.3 Recommended Rectification:18.1.3.1 All concrete that is underneath thetimberdeck & timberdeck steps is to be removedaccordingly as required & timber deck / timberdeck steps supported accordingly as required.18.1.3.1.1 Dismantle steps to allow concreteremoval. Hr 3hrs 3.00 $70/hr $ 210.00 18.1.3.1.2 Demolish concrete Hr 2hrs 2.00 $60/hr $ 120.00 18.1.3.1.3 Reinstall steps as required Hr 3hrs 3.00 $70/hr $ 210.00

18.4 Variation No.13:18.4.1 Re-install mirrors to entry; Owner hasbeen charged = $420, yet to be paid.18.4.2 Conclusion:18.4.2.1 Reinstallation of mirror should only takeapproximately 1 hour of carpenters time chargeout @ $65/hr.18.4.2.2 Allowing for $20 coach bolts & fixings.18.4.2.3 Total charge should only be; $85.18.4.2.4 The $420 charged by the builder isdeemed excessive & should be disputed.18.4.3 Recommended Rectification:18.4.3.1 Builder to revisethe variation chargeforthis item to $85. U 1.00 1.00

$335 credit back from builder $ 335.00

18.5 Variation No.16: laundry skirtingrefer to item No.17.4


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18.6 Variation No.18: Workshop plywood ceiling18.6.1 refer to item No.16.1

Sub Total 28,766.00$ Contingency @ 10% 2,876.60$ Builders Margin @ 25% 7,910.65$ 10% GST 3,955.33$ Grand Total 43,508.58$


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Important General Notes on Cracking Classifications: 1.0 Cracking in brickwork: In accordance with AS2870 - Residential slabs and footings - Construction, Appendix C1: Classification of damage with reference to walls, evident cracking will be classified within the following categories. 1.1 Crack Category “0” (width less than 0.1mm): Hairline cracks which do not need repair. 1.2 Crack Category “1” (width less than 1mm):

Fine cracks which do not need repair. 1.3 Crack Category “2” (width less than 5mm): Noticeable cracks which can be readily filled. 1.4 Crack Category “3” (width between 5mm and 15mm):

Cracks are repairable. Weather tightness may be impaired and repairs may require the replacement of small sections of wall.

1.5 Crack Category “4” (width greater than 15mm): Extensive repairs required to walls and possibly to adjacent window and door frames, lintels, beams and service pipes.

2.0 Cracking in Concrete Floors: In accordance with AS2870 - Residential slabs and footings - Construction, Appendix C2: Classification of damage with reference to concrete floors, evident cracking will be classified within the following categories. 2.1 Crack Category “0” (width less than 0.3mm with a maximum 8mm change in offset from a 3.0m

straight edge centred over the defect): Hairline cracks with insignificant movement of slab from level which do not need repair.

2.2 Crack Category “1” (width less than 1mm with a maximum 10mm change in offset from a 3.0m straight edge centred over the defect ): Fine cracks with slab reasonably level.

2.3 Crack Category “2” (width less than 2mm with a maximum 15mm change in offset from a 3.0m straight edge centred over the defect): Noticeable / distinct cracks noticeable change in curvature or change in level.

2.4 Crack Category “3” (width between 2mm and 4mm with a maximum 15mm to 25mm change in offset from a 3.0m straight edge centred over the defect): Wide cracks with noticeable change in curvature or change in level.

2.5 Crack Category “4” (width between than 4mm to 10mm with a 25mm or greater change in offset from a 3.0m straight edge centred over the defect): Gaps in slab with disturbing curvature or change in level.

Inspect Direct Pty Ltd Terms & Conditions: The Report has been prepared by the registered inspector (named within), with reasonable care, subject however as follows;

1. This Report is not a Guarantee but is provided in accordance with the relevant State Act.

2. The Report is based on the condition of the property and the prevailing structural, soil and weather conditions at the time of the inspection.

3. Except where specifically stated otherwise, the Report is based on a visual inspection of such parts of the premises as the Report states the inspector has been able to have reasonable access to without the removal of any furniture, fittings – be they fixed or other wise – cladding, or lining materials, plants or soil. The Report will not disclose latent defects or defects which may be apparent in weather conditions which differ from those at the time of the inspection.


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4. The Report will not disclose defects which have not yet arisen. Changes in usage can cause defects and any abuse of

the premises is likely to do so.

5. The Report may not cover defects of a minor nature, such as hair-line plaster cracks, jamming doors, windows or catches and similar minor faults.

6. This Report has been prepared on the basis of and subject to the Terms and Conditions of the Contract.

7. If parts of the property have been noted as being inaccessible during the inspection, it is important that you contact the

inspector and arrange for a second inspection when access to restricted areas has been made available.

8. Serious Defect – A defect which seriously affects the structural integrity of the property or requires the substantial replacement of plumbing or electrical services. In the case of cracking, a serious structural defect denotes severe cracking as defined by Category 4, Appendix C – Australian Standard AS 2870-1996

9. Reasonably Accessible – Reasonably accessible areas are those which can be accessed by a 3.6 metre ladder or

those which have at least 600mm unimpeded vertical and horizontal clearance without the removal of any fixed or unfixed furniture, fittings, stored items, cladding or lining materials, plants or soil. Workplace Health and Safety access conditions apply subject to relevant State and Territory regulations.

10. Roof access – reasonable roof access is dependent on unimpeded vertical & horizontal clearance, man hole height above floor level, man hole location, installation of walking platform, material stored within the roof, potential health hazards, potential safety issues.

Salvatore Mamone Architects Pty Ltd...Salvatore Mamone Architects Pty Ltd & ACN 148 083 612 ABN 67...

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