I have been notified by the property manager of an investment property of the following...
The tenant at your property notified me of a concern that they had about the floor under the ensuite shower. I have taken a look at it by going under the house. There has been some repairs here previously where a beam has been reinforced but the repair is failing. As the shower has continued to leak, the repair has continued to rot. This is the reason the tiles have all cracked in the ensuite shower and to some extent in the shower. If nothing is done here, the floor in this area and in the hallway will slowly collapse and cause further structural damage.
Please message me for a building inspection report done after the above notice if you need to find out more.
Next, I have received the following quote from a builder. I am seeking help in this forum to provide an independent assessment of the fairness of the quote in terms of work required and cost.
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Quote:
To remove all rotted timber from walls and floor sub floor on En Suite, Bathroom and adjacent Hallway.
The two floors of the rooms are thin concrete over a rotted out hardwood deck. Both floors have sunk about 30 mms new joists were inserted at some stage and have been cut down to 70 mm from 100 mm in height.
The Bearer is rotted and the ends of the joists as well. Studs in the wall and bottom plates will be damaged which we will see when the walls are removed.
I propose to remove both floors ,the En suite shower base and walls and the two walls of the Bathroom, shower and along the bath.
The Bathroom vanity is on legs and can stay in place as it is supported off the floor.
The En suite vanity and toilet will have to be removed and saved for re use.
The walls will have new timber fixed where needed. Both floors will have new joists and bearers fitted. A new shower base will supplied and fitted in the En suite with walls replaced in cement sheet, water proofed and retiled.
The Bathroom shower walls will receive the same treatment with the inclusion of the shower base being water proofed and tiled. The bath walls to be re plastered and tiled.
(If possible the concrete shower base will be left intact as it is connected to the bath and hob which appear to be holding in the original position)
Initially there will be a wreck out of all rotted timber and wall coverings, shower base etc and all taken to the Tip.
A Plumber will disconnect and remove the En suite toilet and water lines and wastes to the vanities.
Carpenter will replace all rotted timber and make good with new timber.
The Tiler will sheet the walls and bases and fix tiles. Return to grout and silicone. Waterproof membrane will be applied to walls and bases prior.
Two new shower screens to be supplied and fitted
Plumber to return to re instate toilet, vanity wastes, waterlines and tap ware. New tap sets to be supplied and fitted for both showers.
Site to be cleaned and rubbish tipped.
Both rooms to be repainted to match as there is usually damage to walls at the wreck out stage.
Carpenter – two men – ten days $12,100.00 inc GST
Plumber $1,500.00 inc GST
Tiler $2,800.00 inc GST
Painter – repair and paint $880.00 inc GST
Materials
Chipboard etc $550.00 inc GST
Tiles – Floor and walls $1,090.00 inc GST
Shower Screens x 2 $1,518.00 inc GST
Tap Ware $240.00 inc GST
Water proofing x 2 $680.00 inc GST
TOTAL $21,358.00 inc GST
The two floors of the rooms are thin concrete over a rotted out hardwood deck. Both floors have sunk about 30 mms new joists were inserted at some stage and have been cut down to 70 mm from 100 mm in height.
The Bearer is rotted and the ends of the joists as well. Studs in the wall and bottom plates will be damaged which we will see when the walls are removed.
I propose to remove both floors ,the En suite shower base and walls and the two walls of the Bathroom, shower and along the bath.
The Bathroom vanity is on legs and can stay in place as it is supported off the floor.
The En suite vanity and toilet will have to be removed and saved for re use.
The walls will have new timber fixed where needed. Both floors will have new joists and bearers fitted. A new shower base will supplied and fitted in the En suite with walls replaced in cement sheet, water proofed and retiled.
The Bathroom shower walls will receive the same treatment with the inclusion of the shower base being water proofed and tiled. The bath walls to be re plastered and tiled.
(If possible the concrete shower base will be left intact as it is connected to the bath and hob which appear to be holding in the original position)
Initially there will be a wreck out of all rotted timber and wall coverings, shower base etc and all taken to the Tip.
A Plumber will disconnect and remove the En suite toilet and water lines and wastes to the vanities.
Carpenter will replace all rotted timber and make good with new timber.
The Tiler will sheet the walls and bases and fix tiles. Return to grout and silicone. Waterproof membrane will be applied to walls and bases prior.
Two new shower screens to be supplied and fitted
Plumber to return to re instate toilet, vanity wastes, waterlines and tap ware. New tap sets to be supplied and fitted for both showers.
Site to be cleaned and rubbish tipped.
Both rooms to be repainted to match as there is usually damage to walls at the wreck out stage.
Carpenter – two men – ten days $12,100.00 inc GST
Plumber $1,500.00 inc GST
Tiler $2,800.00 inc GST
Painter – repair and paint $880.00 inc GST
Materials
Chipboard etc $550.00 inc GST
Tiles – Floor and walls $1,090.00 inc GST
Shower Screens x 2 $1,518.00 inc GST
Tap Ware $240.00 inc GST
Water proofing x 2 $680.00 inc GST
TOTAL $21,358.00 inc GST
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This matter is rather urgent as the report has classified the problem as a safety hazard with the tenant living in the property.
Thank you for any help you may be able to provide.