Browse Forums Building A New House Re: To get an independent building inspector, or not 21Mar 27, 2012 7:46 am we went with frame and lockup (pre-plaster) - at frame stage our inspector checked for structural issues witb the slab and frames/trusses and at lockup he verified that any issues which came up at frame stage were taken care of as well as checking slab levels, roof tiling, bricking, rough-ins for electricals/plumbing, window and external door installation, etc.. Imo the sooner any structural issues are brought to the attention of your SS the better - once the bricking is done and plumbers/sparkies have done their rough-ins fixing structural defects can become more of a hassle due to the potential need to rip out stuff that is otherwise ok and then having to get additional tradies to come back and re-do the work on stuff that was ripped out. Some people apparently have nothing better to do than comment on other people's sigs. Re: To get an independent building inspector, or not 22Mar 27, 2012 8:23 am We're going to have 2 inspections, at frame stage and at PCI. I think it's worth it considering we have spent hundreds of thousand dollars, the total of 2x inspection is only $1K. It's like dropping 1 bucket of water in the sea. Peace of mind is more important than the problem which will come and haunt us for years... To get an independent building inspector, or not 23Mar 27, 2012 8:57 am I can't believe everyone is pro independent building inspector!! I'm not getting one for a couple of reasons. 1) I am in a similar boat to you, in that I have about 20 things I'd like to do after handover, but may have to squeeze the finances just to get 3 of those things done! 2) My parents built a mansion during the building boom, they didn't get an independent building inspector in. They did have a couple of issues with loose roof tiles and water damage, but the builder eventually fixed most of these issues. Even after all that, my dad still reckons it's not necessary to get an independent building inspector. I agree, because, their house is still standing against the full brunt of afternoon sea breezes and winter storms. 3) I'm looking forward to having a new home. While I'd love it to be perfect, I know it won't be. It's imperfections will either be fixable, or they'll be things I can live with. I'll just remind myself of the 2011 municipal election promises made in South Africa: some candidates were promising more open-air toilets in the shanty towns, other candidates were promising materials to enclose the open-air toilets for privacy. This was a major election issue at the time. I'm not trying to say that independent building inspectors are not necessary. If I had a few hundred dollars to spare, and my priorities were different, yes, I'd get at least one independent inspection done. As it is, I'm planning on going through the house a couple of times with different people I know, to see if we can spot anything. If not, and I end up with skew walls, missing lintels and poor paint jobs, then I know that that is a choice I made. Re: To get an independent building inspector, or not 24Mar 27, 2012 10:23 am caz_770 I can't believe everyone is pro independent building inspector!! those that didnt are probably just staying out of it for fear of criticism If your builder is using a PCA at critical stages, I wonder how crucial an independent inspector is. In this modern litigious world, I would think a PCA would be doing their job fairly well to ensure no problems down the track... ? Re: To get an independent building inspector, or not 25Mar 27, 2012 10:58 am I'm not going to say don't get an inspector although I didn't. If you want peace of mind it could well be worth it. If you or a friend is fairly practical and you are running out of money. Doing it Yourself can be an option. There is some advice from my experiences on my blog here: http://www.anewhouse.com.au/?cat=42 The Harder You Try - the Luckier You Get ! Web site http://www.anewhouse.com.au Informative, Amusing, and Opinionated Blog - Over 600 posts on all aspects of building a new house. Re: To get an independent building inspector, or not 26Mar 27, 2012 11:19 am kikichan Hi all, The thread is very helpful for us_very first time builder (before this knockdown and rebuild project, we have never done/researched anything relating to construction) . I consider to have 2 inspections in which 1 inspection is for structure matter and another is for PCI. Regarding an inspection for structure matter, I'm still not sure which one I should go for framing inspection or pre-plaster inspection Can you share your experiences, opinion... under which concern you will go for the framing inspection and under which concern you will skip frame stage and choose inspection at pre-plaster stage? Thanks for your help. Have you spoken to an independent inspector yet? When I made a similar enquiry two weeks ago I was told that the framing inspection (with Howard Ryan) is not done when just the frames are up, rather when the frames, brick and roof is up and just prior to eaves. SunshineT's Build: viewtopic.php?f=31&t=34585 Designs start: 4/12/09 DA: 5/7/11 Demo: 22/12/11 Slab: 24/2/12 Keys: 31/8/12 Re: To get an independent building inspector, or not 27Mar 27, 2012 11:33 am We had an inspector at PCI who found approx 90 faults. It was well worth the money as the builder fixed most items by handover and completed the rest at 3 month maintenance. The SS told me I was "too fussy" so to have the list from the inspector gave us some faith that things would be fixed. He was also available for any questions we had after handover. Entry: door reveal marked door lockset, blue plastic over door hinge, pins not home wall at right & left hand marked Niche – wall, marks & at downlight minor break-out & internal cracks. B1: door strikes carpet, ease, top right hand damaged, rebate rough, drop bolt to floor not drilled & face marked at handle door hinge, pins not home door lead, brush hair at rebate & face top nicked door lead strikes head wall & nib, top at WIR, nicked-out & flushing defects wall lower, at Ensuite & front internal, cracked WIR: wall flushing defects & paint splatters ceiling marked hanging rails, fit Retreat: door blade lower, marked window reveal, flushing marks windows awning, glass scratches window upper rail, hammer marked Ensuite: cavity sliding door not meeting up at centre door blade, paint snots & head ave MDF exploding with paint defects, including infills mirrors, silicone over-smeared & dirty vanity cupboard, shelves missing shower wall tiles, jolly cut cracked at upper shower wall tiles, grout rough finished & over-smeared floor grates, grout in slots WC: pan fixing holes, seal up window aves, paint defects wall tile not flush cornice quirk over-painted & right hand, paint defect Living Formal: square opening, head flushing defects window, right hand ave, gap Meals: quirk cornice at square opening nicked out quirk cornice, gap at fridge wall. internal cracked lower, Family: walls marked & internal cracked & minor flushing defects ASD aves, paint defects ASD, “D” handle paint smeared ceiling, hole rear window, side gasket raise at right hand window, side ave minor cracks ceiling marks Kitchen: air-conditioning register, gap to ceiling ceiling, at bulkhead, marks breakfast bar to wall, joint cracked breakfast bar end standard, edge strips loose breakfast bar, face panel scratched window ave, paint defect ceiling at fridge, pantry & HO marked overhead doors not flush to lower Store – plasterboard cut at GPO. Bath/powder – floor grates, grout in slots Shower: ceiling extra bad flush joint wall at outlet, plasterboard defect door ave, cracked & blade paint defect WC: pan holes, seal-up ceiling, marks Powder: wall at WC, upper, plasterboard defect door ave, to bath right hand, paint defect Powder/WC/Bath – door, lower edge rough. Passage – rear wall, internal paint defects. B3: door ave cracked & paint defect door blade, hinge side, paint defect wall at robe, paint defect & minor nicks wall, window above & niche, paint defect ceiling marked door stop, move from inside robe B2: ceiling marks door ave paint defect wall, at robe, marks & others, including internal, cracked robe marks & internal cracked window aves cracked window sill nicked out Study – internal plasterboard flushing defect. Laundry: ceiling, flush joint defect tile at trough, grout joint voided Garage: PA door, fit weather seal to Energy Code floor, clean-off paint & plaster etc. Roof space: insulation at downlights, full batts removed, cut & replace with 200mm clearance manhole, aves not painted wall at entry marked ceiling, quirk defect General – door hinges, painted & not painted. Exterior Garage: left hand gutter stop end, water stain at texture coat panel door, right hand nib, texture coat break-out Living Formal – eave baton loose. Family: rear quad & eave paint defect eave baton loose B2 – left hand eave, hole. Study – eave scotia defect & holed Air-conditioning – compressor unit, only 2 bolts to outside, wobbles, fit 2 inside bolts. Rinnai HWS: storage tank, no corrosion batons or PVC spacer under hot relief pipe loose not saddled, tie together Roof gutter: full of mortar, teks, drink bottle, debris etc. B1 roof to wall, flashing loose Termite Treatment – sticker not affixed to meter box or permanent location as per BCA. For info on our build: viewtopic.php?f=31&t=43093 Built the McLaren by Dechellis - slab down 22 Feb - handover 30 Aug 2011 - and gardens finished 9 Dec 2012!! Re: To get an independent building inspector, or not 28Mar 27, 2012 1:24 pm bashworth I'm not going to say don't get an inspector although I didn't. If you want piece of mind it could well be worth it. If you or a friend is fairly practical and you are running out of money. Doing it Yourself can be an option. There is some advice from my experiences on my blog here: http://www.anewhouse.com.au/?cat=42 bashworth, I love your newhouse site, it's soooo great!! thank you for that! For everyone else, I still will have independent inspector, guys, mainly because I don't have any experience at all in building, never build, not familiar with building's terms etc. So to get 2nd eye to check is better than regret it later. kikichan, There's another inspector that you might worth checking it out. I spoke to him yesterday and he seems great, John Worthington. Frame stage $495, PCI $595. http://www.worthington.com.au/ Re: To get an independent building inspector, or not 29Mar 27, 2012 9:32 pm Thank you all so much for your experiences and info In our building contract, I made a special condition that the builder should allow us to have 5 independent building inspections, and they should fix all the faults found by our independent inspector. However, the builder have only accepted to fix faults that are not complied with the Australian building standards . We hope our independent inspector and the builder share the same standards! Sunshine T , thanks, I will call him to see how soon I have to book for the framing inspection. Willcres, thanks, I will read his website. Re: Re: To get an independent building inspector, or not 31Mar 27, 2012 10:20 pm d3vil_nik just got a question people with the big company dont they have a there own inspectors that make sure that everything is perfect Phillip Morris has its own scientists saying smoking does not cause lung cancer. 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: To get an independent building inspector, or not 32Mar 27, 2012 10:30 pm I always recommend four inspections during construction and also before you sign the contract. All the reasons for that are set out in my web site. Yes it is a lot of money and everyone has to make their own choice. If the right information is given to you you can make the choice to suit you. I look for different things at each stage. If you are doing just pre plaster then some of the framing members you cannot see entirely or if you are not doing pre plaster some damaged members and bowed walls may creep in. Pre final is more complicated because it is not just the quality it's also compliance with BCA, opportunity to ask the client about variations, contract adjustments and any other issues such as site works and drainage. I also scan the insulation with thermal imaging (see my blog) and in vast majority of cases it's defective. This is where you will loose your heating and cooling dollars If your inspector does not have qualifications in Building Surveying he is not qualified to talk about compliance 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: To get an independent building inspector, or not 33Mar 28, 2012 6:29 am I just want to touch on a subject that has been overlooked- resale One day you will want to sell your home and a potential buyer will more than likely engage pre purchase inspector, I do it all the time so I am qualified to talk about it. Nearly all the time I find recently constructed homes with poor quality, issues of non compliance and illegal additions. I report on those and the vendor will invariably take a hit on their asking price. For example I will scan a ceiling with thermal imaging and "bingo" it looks like a leaking bucket.(no one checked insulation or electricians disturbed putting in down lights and have not made good) Or in another example, an owner built large home with no brickwork articulation joints and undersize veranda rafters. Joints were shown on plans but missed by: owner, bricklayer, building inspector,and inspector doing owner builder's section 137B report. What a control system we have? Just think ahead and work out for yourself if few hundred saved dollars will cost you thousands(perhaps more) at resale 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: To get an independent building inspector, or not 34Mar 28, 2012 10:59 am building-expert I just want to touch on a subject that has been overlooked- resale One day you will want to sell your home and a potential buyer will more than likely engage pre purchase inspector, I do it all the time so I am qualified to talk about it. Nearly all the time I find recently constructed homes with poor quality, issues of non compliance and illegal additions. I report on those and the vendor will invariably take a hit on their asking price. For example I will scan a ceiling with thermal imaging and "bingo" it looks like a leaking bucket.(no one checked insulation or electricians disturbed putting in down lights and have not made good) Or in another example, an owner built large home with no brickwork articulation joints and undersize veranda rafters. Joints were shown on plans but missed by: owner, bricklayer, building inspector,and inspector doing owner builder's section 137B report. What a control system we have? Just think ahead and work out for yourself if few hundred saved dollars will cost you thousands(perhaps more) at resale Very good advice. Thank you. We are building for ourselves (not resale), but I can see how this little curly would creep in for resale. For us it is peace of mind. SunshineT's Build: viewtopic.php?f=31&t=34585 Designs start: 4/12/09 DA: 5/7/11 Demo: 22/12/11 Slab: 24/2/12 Keys: 31/8/12 Re: To get an independent building inspector, or not 35Apr 12, 2012 1:42 pm What is everyones opinion of paying a building inspector for 90 days maintenance? We had frame, pre-plaster and PCI inspections done - all very worthwhile and great peace-of-mind. We are now soon approaching 90 days maintenance. There are a few things we can note ourselves, but we hired a professional inspector during the build as we know very little about building ourselves. I guess my concern re 90 days maintenance is - what, if anything, do we have to hold over the builders head to get them to fix anything the independent inspector lists? They've already got their money and I assume anything they disagree with we would have to take them to VCAT and fight for? Has anyone got feedback from their own 90 days maintenance? Re: To get an independent building inspector, or not 36Apr 12, 2012 2:19 pm Go through your house room by room and check everything. You don't need to pay anyone to do this. Once you have made your list, give a copy to the builder if they do an inspection as well. They will either say yes we'll fix that, could be a sticking door or minor settlement cracks, Paint or plaster defects that may have been missed in the PCI inspection Or, depending on the good nature of your builder, anything that doesn't fall under the terms of the defect liability period he may say stiff, you and your inspector missed that at PCI so i'm not fixing it now. And just one word of advice when it comes to marks on walls, don't try and make out it was there from day 1, it's obvious to someone who does inspections all the time what has been done after painting. Re: To get an independent building inspector, or not 37Apr 12, 2012 3:15 pm We are obviously capable of noting aesthetic defects. I am more concerned of defects relating to heating, evap cooling, rangehood etc. all of which were installed after PCI. That and cracks in bricks, concrete and such items that may have become defective from any 'settlement' of the house. So my question again for anyone already 'been there, done that' is what obligation does the builder even have to fix anything if they don't want to? Since we've already paid up. Unless of course we take them to VCAT... Re: To get an independent building inspector, or not 38Apr 12, 2012 5:13 pm spazorange what obligation does the builder even have to fix anything if they don't want to? Since we've already paid up. Unless of course we take them to VCAT... Builder is only required to fix defects relevant to :
Re: To get an independent building inspector, or not 39Apr 12, 2012 5:53 pm I voted yes to having an inspector. We kept a close eye on our build and booked our inspector to come through at PCI. He couldn't find any faults with the structure only small cosmetic things. Re: To get an independent building inspector, or not 40Apr 12, 2012 8:56 pm CC101 did anyone'e building inspector picked up / raised any serious issues with building. if yes - what sort of issues were they? We have used a independent inspector twice now. Once pre-plaster and once pre waterproofing. Both times major issues were picked up including a timber post just sitting in the ground to rot rather than being bolted to a stainless steel stirrup. It was a problem because the post was supporting the balcony... second issue was waterproofing of the bathroom floors (wasnt dont accoring to building code!). We are going to get another at PCI and think that the $300-400 for each inspection is sooooo worth it! Especially for such a large investment. Building our home with M - Nelson 43sq. http://www.camandkirsten.blogspot.com I would send it to the certifier who is technically your representative and working on your behalf not the builder's 1 2252 That is a really good attitude Akin to you catch more flies with honey than vinegar. I do enjoy watching that tik tok inspector from Victoria but he does go a little… 12 81842 It is true that a builder can ignore your independent inspection report as it is not part of the contractual arrangement but that is stupid because he cannot avoid fixing… 9 46834 |