Browse Forums Building Standards; Getting It Right! 1 Nov 05, 2011 6:03 pm Just wondering if anyone can recommend a good building inspector for our pre-handover inspection in the South East of Melbourne (Officer). Also, do these reports have any legal standing to make sure the builder rectifies all of the defects found? We're building with Burbank and have already seen many things that will need fixing, but think having an independent inspector will give us an extra leg to stand on and hopefully make them fix what needs to be fixed rather than just fobbing us off. We've already seen cracked bricks (heaps of them in the garage - not just one or two), our garage brickwork has a huge gap between it and the slab, chips in the paint etc., so hate to think of the things our unprofessional eye can't see. Thanks in advance for your help!! Inspection should be in the next couple of weeks so if anyone can help ASAP that would be great! Re: Recommendation on building inspectors for pre-handover ( 2Nov 06, 2011 3:38 pm waiting_waiting do these reports have any legal standing to make sure the builder rectifies all of the defects found? The builder has to fix defects if your own Independent Building Inspector points out defects in relation to: - Australian Standards. - Building Code of Australia. - Manufacturer's installation instructions. - Building Acts (e.g. in Victoria, they are: Building Act 1993, Domestic Building Contracts Act 1995, Building Regulations 2006). See the Victorian Building Comission Guide to Standards & Tolerances 2007 (page 09) http://www.buildingcommission.com.au/resources/documents/S+T_GUIDE_07.pdf If your inspector didn't quote any of the above, then the builder probably (???) doesn't to fix them, but ask your inspector advice on how to persuade your builder to fix them. Re: Recommendation on building inspectors for pre-handover ( 3Nov 06, 2011 3:51 pm waiting_waiting Just wondering if anyone can recommend a good building inspector for our pre-handover inspection in the South East of Melbourne (Officer). Here are some HomeOne discussions on 3 popular inspectors in Melbourne: New Home Inspections (Kevin McDonald) FinalInspect (Peter Limburg) Darbecca (Darren Love) 13-08 Moved in 13-05 Build restart 13-04 VMIA compensation 12-08 Builder liquidation 12-03 Fixing 11-12 Lockup 11-11 Frame 11-09 Slab 11-09 Start 11-07 Contract 10-11 2K deposit 10-06 Titled land Re: Recommendation on building inspectors for pre-handover ( 4Nov 07, 2011 1:33 pm Thanks very much for this advice. I'll make sure whoever we choose outlines the standards/building code each defect does not comply with. Cheers! zeitgeber waiting_waiting do these reports have any legal standing to make sure the builder rectifies all of the defects found? The builder has to fix defects if your own Independent Building Inspector points out defects in relation to: - Australian Standards. - Building Code of Australia. - Manufacturer's installation instructions. - Building Acts (e.g. in Victoria, they are: Building Act 1993, Domestic Building Contracts Act 1995, Building Regulations 2006). See the Victorian Building Comission Guide to Standards & Tolerances 2007 (page 09) http://www.buildingcommission.com.au/resources/documents/S+T_GUIDE_07.pdf If your inspector didn't quote any of the above, then the builder probably (???) doesn't to fix them, but ask your inspector advice on how to persuade your builder to fix them. Re: Recommendation on building inspectors for pre-handover ( 5Nov 07, 2011 1:36 pm Great, thank you! I have already got a quote from Peter at Final Inspect and New Home Inspections have theirs listed online. Final Inspect is by far the most expensive I've come across so far though and just not sure we want to spend that much. Have also had recommendations for Urban Inspect which seems very reasonable costwise, so will decide between all of these. Thanks! zeitgeber waiting_waiting Just wondering if anyone can recommend a good building inspector for our pre-handover inspection in the South East of Melbourne (Officer). Here are some HomeOne discussions on 3 popular inspectors in Melbourne: New Home Inspections (Kevin McDonald) FinalInspect (Peter Limburg) Darbecca (Darren Love) Re: Recommendation on building inspectors for pre-handover ( 6Dec 08, 2011 6:39 pm waiting_waiting Great, thank you! I have already got a quote from Peter at Final Inspect and New Home Inspections have theirs listed online. Final Inspect is by far the most expensive I've come across so far though and just not sure we want to spend that much. <cut> I did some inquiries recently as well and I found Final Inspect to be the most expensive. The email did imply some moisture testing that I don't think the other inspectors were doing, however it also came at a price, I can't justify it Re: Recommendation on building inspectors for pre-handover ( 7Dec 08, 2011 7:36 pm I have used 2 inspection services this year, Just Inspections and New Home inspections. Just Inspections was cheaper by about $200 but they don't take photos and it was a hand written report that was a bit hard to read in some parts. They will type it up but its an extra $100ish. New Home inspections was a great , professional looking report, with phots and a bunch ofher info aswell. All defects that were due to a standard were listed. There were a couple of things nort on the reoprt we felt should have been there that were painstakingly visible, but they were already noted by the builder from previous discussions. Something to note that ALL INSPECTORS will charge extra if you require the report to be in a format that VCAT will accept and they all charge morefor extra work required to present them to VCAT. Of the 2 I have used its New Home Inspections. They are not the cheapest but are very professional. You will not neccesarily get Kevin himself though. FWIW I changed inspector because Just Inspection could not fit me in when I rang. Re: Recommendation on building inspectors for pre-handover ( 8Dec 08, 2011 7:53 pm chrisandkate I have used 2 inspection services this year, Just Inspections and New Home inspections. Just Inspections was cheaper by about $200 but they don't take photos and it was a hand written report that was a bit hard to read in some parts. They will type it up but its an extra $100ish. New Home inspections was a great , professional looking report, with phots and a bunch ofher info aswell. All defects that were due to a standard were listed. There were a couple of things nort on the reoprt we felt should have been there that were painstakingly visible, but they were already noted by the builder from previous discussions. Something to note that ALL INSPECTORS will charge extra if you require the report to be in a format that VCAT will accept and they all charge morefor extra work required to present them to VCAT. Of the 2 I have used its New Home Inspections. They are not the cheapest but are very professional. You will not neccesarily get Kevin himself though. FWIW I changed inspector because Just Inspection could not fit me in when I rang. Price? Re: Recommendation on building inspectors for pre-handover ( 9Dec 08, 2011 11:55 pm If I can add my two cents; I don't know what your contract says, but it's a good idea to hold some money back (Architects usually suggest a 10% retention here in SA), that way you can use this retention as leverage for the builder to rectify defects. Also, get your inspector out there as soon as possible. Some builders will start covering up defects as soon as they get wind of your intentions. Re: Recommendation on building inspectors for pre-handover ( 10Dec 12, 2011 3:22 pm humble Price? New Home Inspections $630 ($600 if you pay on the day/within 3 days) Just Inspections $467.50 Distance traveled may factor into some prices. Just inspections is a suburb away so they may charge more for travel depending on distance. Most places base their price on size of house + access to certain areas + travel Re: Recommendation on building inspectors for pre-handover ( 11Dec 12, 2011 3:24 pm bennu If I can add my two cents; I don't know what your contract says, but it's a good idea to hold some money back (Architects usually suggest a 10% retention here in SA), that way you can use this retention as leverage for the builder to rectify defects. Also, get your inspector out there as soon as possible. Some builders will start covering up defects as soon as they get wind of your intentions. You're not allowed to withhold any payment unless the builder agrees to it. Legally a very bad idea. Re: Recommendation on building inspectors for pre-handover ( 12Dec 12, 2011 9:59 pm Quote: You're not allowed to withhold any payment unless the builder agrees to it. Legally a very bad idea. You can delay payment as long as you are willing to pay the daily interest incurred. 13-08 Moved in 13-05 Build restart 13-04 VMIA compensation 12-08 Builder liquidation 12-03 Fixing 11-12 Lockup 11-11 Frame 11-09 Slab 11-09 Start 11-07 Contract 10-11 2K deposit 10-06 Titled land Re: Recommendation on building inspectors for pre-handover ( 13Dec 13, 2011 5:15 am You've just built a house, find the best inspector you can even if it's $100 more. They'll pick up so much stuff you hadn't even thought of, our favourite was they put the toilet flu too close to our air con so potentially sucking in stuff you definitely don't want Re: Recommendation on building inspectors for pre-handover ( 14Dec 23, 2011 7:21 am I used New Homes for slab, pre-plaster and handover inspections. Very worth the money as they pick out defects (not just cosmetic) which the average layperson will not be aware of that are breaches of the Building Code. I get a detailed report with photos within 24 hours of the inspection. In the scheme of things, the amount you pay for their services is nothing compared to the huge investment in building a new house. Re: Recommendation on building inspectors for pre-handover ( 15Mar 29, 2012 4:44 am Rattling off rules and regulations means nothing if there is no quality of opinion behind it. The first rule of expert evidence is the establishment of expertise. If you have some, put it up for everyone to see or risk being seen as a pretender.If you don't put up and establish relevant expertise you are not an expert but a layperson pretending to be one. Also for those who don't know. Stage inspection report is to identify issues so that builder can fix them and both parties come to a satisfactory outcome , it's not a report to prosecute a VCAT dispute. When a dispute develops then a lot more has to be done with the report to prove why there is a defect, its then that expert's chain of reasoning with supporting evidence and references to regulations is prepared. That's why it costs more. Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Recommendation on building inspectors for pre-handover (VIC) 16Mar 29, 2012 6:32 am Building Expert personally I think it is a bad business practice to bag your competitors. You seem intent on pushing your services which as a paid advertiser you can do but there is a fine line that you seem to be overstepping. If you are confident in your own business concentrate on that rather then bad mouth others. Some things are worth waiting for. Re: Recommendation on building inspectors for pre-handover ( 17Mar 29, 2012 7:04 am I was simply asking show me the goods Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: Recommendation on building inspectors for pre-handover ( 19Mar 30, 2012 3:28 pm smart1 select carefully a building inspector, you need one with a practical outlook, one who seeks to resolves issues and not incite litigation First post and that's your suggestion? Interesting to do an IP lookup and see where it came from. Re: Recommendation on building inspectors for pre-handover ( 20Mar 30, 2012 4:37 pm Would suggest that smart1 backs up with a more detail response, funny it was a 3 month old OP Landscape Design & Construction http://cherub.squarespace.com/ That is a really good attitude Akin to you catch more flies with honey than vinegar. 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