Pre Lining Inspection with defects

eviethewestie · Apr 12, 2024 11:13 am

Hi all,

I'm building a new home and overall it's been going OK. We've recently got a private inspector in to complete an progress inspection before the internal walls are put in.

The report identified several defects (and labelled them as Critical). The builder is coming back and saying that the inspector must not review many houses built using steel frames. And that the items identified are not relevant and that he's adamant it is compliant. The builder does specialise in steel frame homes, so I am awkwardly stuck in the middle here with no clear path to resolve this.

I've asked the builder to provide supplier specifications or confirmation from the supplier's engineer that the defects are not relevant, along with a copy of the builder's certifier's report. But they have yet to respond.

Here's the four items that I have concerns about, I was hoping to see if anyone has any advice for me? And any insight into who is right/wrong?

(1) 7.2 Floor Framing
7.2.1. Complete point load transfer by installing:
• compression blocking to point load from girder / truncated trusses above
• web stiffeners or compression blocking to point loads from jamb studs to openings above.
[The builder advised this is incorrect and that the house is compliant]

7.3.1. Upgrade / repair or install alternative compliant bracing including
• under-tensioned speed / strap bracing where required throughout
• secure strap bracing to prevent rattle where required throughout
• ensure all strap bracing is between 30 and 60 degrees or install alternative
• fit sheer blocks above bracing panel above 1st floor generally
[The builder advised that shear blocks are not required for steel homes, and that the strap bracing has been installed as per manufacturer specifications (refer photo as for some narrow walls the strap is >60 degrees) and hence compliant]

7.12 Slab 7.12.1 Support projection of wall frame (>10mm) over slab stepdowns to:
• powder room all walls
• garage east wall
• laundry to various walls
[The builder has fixed the powder room and laundry with concrete, so I'm comfortable with that. However for the garage wall, the overhang of the frame from the slab is supported by wooden studs attached to the slab (refer photo), the overhang is about half of the width of the frame. I've asked for the supplier's engineer to confirm this is an appropriate approach since it altering the intended design of the frames]

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BuildingandLegal · Apr 14, 2024 10:36 pm

There are a lot of private inspectors should have stayed working as tradies!!
Firstly, you paid for a professional opinion of the works, if he has picked up on an item he should be able to clearly identified the clause and the relevant section of the code or standard noting why it's not compliant.

I went to site and found this " "
The code states is should be like this " "
& this is what is required to bring it into compliance " ".

His job is to look at the works and explain what he found, and in a language and terms that you understand!

The 3x smaller images are simply too small to make comment on.

The larger image, This is a bracing wall between the garage and the hall. A bracing wall transfers raking force (wind rocking the house back and forth and side to side). The bracing wall is meant to resist the force and IF its load bearing to transfer the load down to the ground. The frame on the hall side should! be siting directly on the concrete slab with concrete nails & screw bolts fixing it in place to the concrete floor. This is clearly not happening as the timber blocks have been installed to support the frame as it is clearly overhanging the slab. The fixings securing the timber supports are at 450mm centres this seems to be a fair way apart. I would be suggesting you request the solution and engineers sign-off that this is adequate, and I would also be looking at how the frame is fixed down to the slab.

I also see that both wet areas appear to be rebated, and they both have Timber Cavity Sliders, if you are having tiles on the cav-slider walls, you need to confirm the fixing requirements for the sheets onto the cav frame. By the time your builder beds the floor to provide fall to the floor waste (1:100) your floor will be almost level with the slab, the waterproofing to the opening and onto the wall/floor junction will flex due to the cav wall being non structural. This can cause the membrane to tear.

Hope this helps, but demand clarification from your tradie come inspector.