Browse Forums General Discussion 1 Jun 14, 2019 7:04 pm Howdy. I was just wandering if anyone has enough knowledge to help me with a very basic building report i got back? I am looking at an investment house and was pretty much decided on a place and had the inspection done and now i'm dubious on a few things..I'm not sure how much i trust the builder as they were recommended by the selling agent, although both parties seem trustworthy its a big investment if i get it wrong. It took me all of 5 minutes to go through it all and look at the photos.. Any help would be great. Thanks Re: Building Report Help 2Jun 14, 2019 7:18 pm Scooter13 Welcome to the forum Builders and selling agents generally work hand in hand here are my tips on evaluating Structural reports 1.Here proper Structural reports must be carried out by Structural Engineering 2.A good structural report will detail Structural repairs and a cost estimates 3.Structural engineers are licensed etc 4.A lick of paint only costs a few thousand.,..Structural repairs can run into the hundreds of thousands.. 5. Cavet emptor hth Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Building Report Help 3Jun 14, 2019 7:29 pm Ok thanks. The guy is just a builder and the report is basic without quotes for any repairs and like most things there are plenty of disclaimers stating even though we take your money we take no responsibility for anything..Below is part of the report and part of what i am worried about.. 2. THE EXTERIOR OF THE BUILDING Description of the Defects/Safety Hazards, Location and the Inspector’s Recommendations Walls: No Defects/Safety Hazards found. External Cladding: None present. Lintels: No Defects/Safety Hazards found Doors: Defects/Safety Hazards found were there was a 20mm wide gap between the front door jamb and bricks indicating possible movement. Windows: Defects/Safety Hazards found were there was a 5mm wide gap between the window reveal and the brickwork indicating possible movement. There was 1x 15mm wide gap between the reveal and the brickwork on the north eastern window from possible movement. Timber and Steel Structures: Defects/Safety Hazards found were there was areas of fungal decay present to the rear pergola frame. Stairs: None present. Balustrades: None present. Balconies: None present. Verandas: None present. Patios: No Defects/Safety Hazards found. Decks: None present. Chimneys: None present. Other if Applicable: No further Defects/Safety Hazards found. Re: Building Report Help 4Jun 14, 2019 8:07 pm That's not a structural report and the disclaimers render it useless 1. Start by contacting the local council check to see if any illegal additions have been added 2. Sales history are now online.. markets are also in decline..buy on the down sell on the up 3. The old rule of thumb is to buy < 40% of current replacement cost.. don't buy a lemon 4 .Get an independent report, Agents generally use their mates to facilitate easy sales etc,etc 5.Agents also rely on kickbacks from builders when work is passed their way...Here in WA hidden commissions must be disclosed hth Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Building Report Help 5Jun 14, 2019 8:30 pm Here in NSW where i am you just get a builder to do a report, i'm not sure they do structural reports, not for $250 anyway.. There has been no additions to the house and it has been fully renovated inside and seems like a good house, i was just worried about the 20mm gap around the door etc.. I have verbally negotiated it from 410k to 380k as they have built a new house and need out as i guess they couldn't afford 2 mortgages..its more stressful than i thought to buy an investment property.. Re: Building Report Help 6Jun 15, 2019 10:28 am It sounds like a visual report, that you could have done yourself for free (saved $250) and posted the images up on a forum and asked for advice? Be mindful fully repainted houses often hide (covered up) structural problems ie cracks, differential movement,etc. The 20mm gap may signify such a problem, you will need to check 3 plane movement (ground, walls and ceilings) with calculations and require proofs. Armed with this you should be able to beat the price down further OT, Self checks (CHX ) are easy enough to do with the right Guidance, Data and Tools ($1K) the data can be passed/blue toothed on to engineers and consultants. These days rarely do I visit building sites... I ask my clients to do most of the work and $ave. No need to pay twice when it's done correctly the first Time BTW photos help hth Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Building Report Help 7Jun 16, 2019 7:32 pm Ye it was just a visual, thats what you get as a "Building Inspection" apparently..Thanks for the info. I'll post a couple of the pics im worried about, maybe they aren't significant in the big picture at all.. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Building Report Help 8Jun 16, 2019 7:44 pm Thanks for the photos Correct they don't look significant Did he climb into the roof above and check the rafters or trusses? hth Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Building Report Help 9Jun 16, 2019 9:25 pm I"ll copy and paste the part of the report that lists the interior and exterior of the roof..i knew about the guttering and have had it quoted at approx $600 to fix.. 5. THE ROOF INTERIOR If present the following elements were inspected: Description of the Defects/Safety Hazards, Location and the Inspector’s Recommendations Roof Covering Underside: No Defects/Safety Hazards found. Roof Flashings Underside: No Defects/Safety Hazards found Roof Framing: No Defects/Safety Hazards found. Insulation: No Defects/Safety Hazards found. Sarking: No Defects/Safety Hazards found. Other if Applicable: No Defects/Safety Hazards found. 6. THE ROOF EXTERIOR If present the following elements were inspected: Description of the Defects/Safety Hazards and the Inspector’s Recommendations Roof Flashings: Defects/Safety Hazards found were there was rust to the air-conditioner flashing. There was a missing ridge tile on the south wetsren corner. Gutters/Downpipes:Defects/Safety Hazards found were the north western guttering was rusted through and requires replacement. Valleys: No Defects/Safety Hazards found. Skylights: None present. Vents: None present. Flues: None present. Eaves: Defects/Safety Hazards found were there north western eave lining was peeling paint due to water leakage. Facia and Barges: Defects/Safety Hazards found were there north western facia was peeling paint and has fungal decay due to water leakage. It is advised to be replaced to prevent further damage Other if Applicable: No further Defects/Safety Hazards found. Re: Building Report Help 11Jun 16, 2019 9:48 pm Inadequate gutters, flashings, storm water disposal, etc could account for the movement/cracking.. I would expect some maintenance issues with a house that age. ie, gutters rusting out and storm water pipes getting clogged...hth Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Building Report Help 12Jun 16, 2019 10:49 pm StructuralBIMGuy Inadequate gutters, flashings, storm water disposal, etc could account for the movement/cracking.. I would expect some maintenance issues with a house that age. ie, gutters rusting out and storm water pipes getting clogged...hth Ye theres always going to be some minor things as they age but is it enough to stop me buying it, thats what im struggling with.. All 3 items listed are defects and are of concern. Please seek qualified independent inspector and/or legal advice for your state. 1 6291 That drawing’s in the old units. The sewer tie is 1.44m deep and 4.5m offset from left boundary however the levels were taken ages ago so the surface level will have… 1 3547 Hi there, long-time lurker but first time posting. I've bought a house 2 and a bit years ago and last year we had some major water damage on a converted pergola area… 0 5788 |