Browse Forums Building A New House 1 Sep 18, 2014 1:13 am Hi All, First build, at the stage where frame is up. Have had a few things along the way that I've noticed needed attention but I was wondering, should I get an independent building inspector to go through the place at some point? How often do people do this? I don't have a trades background, just watch everything like a hawk;-) Also wondering, have people ever experienced damaged (scratched aluminium) window/doors being installed, if so what did you do? Also not sure if our wooden turned post is ok, to me the splits in the pic below are too big... Here is build before windows and doors went in,,, http://postimg.org/image/e7olhyglh/ Example of damage to doors; http://postimg.org/image/kv45q3q3n/ http://postimg.org/image/ys4jo5vwt/ Front wooden turned post - split and chip; http://postimg.org/image/4i424khyn/ http://postimg.org/image/5qd3jtw9f/ Any advice would be greatly appreciated, thanks! Re: Do we need an independent building inspector? 2Sep 18, 2014 8:05 am Hi Frenchie, My advice would be to definitely get your own building inspector. Just make sure you find somebody experienced and reliable because you don't seem to have to demonstrate any qualifications to set yourself up as a building inspector (as our builder gleefully informed us after our first building inspector missed the elephant in the room!) Builders can make mistakes for any number of reasons and if you don't know what you are looking at you won't pick it up. It is a bit like proof reading a document - you see what you expect to see and a fresh pair of eyes sees what is there. Re: Do we need an independent building inspector? 3Sep 18, 2014 11:12 am We are almost at practical completion and we will have an inspector go through the house on the day for us. Our house has cost a lot of money and we want to be sure it is well built and that we are getting what we have paid for. Our builder has already had to correct and redo a lot of mistakes that we have picked up but what have we missed? And why should we accept their mistakes? Re: Do we need an independent building inspector? 4Sep 18, 2014 11:19 am Oh and if you are unhappy with those things in the picture tell them. We sent an email with a pic to them for stuff like that. We had sections of brickwork redone, a whole massive benchtop ripped out and redone, a door taken out and replaced, a rain head replaced, skirting board pulled off and replaced. I am waiting to hear about a cabinet door that had been dropped on the corner and has a little dented bit too. I think there will also be some repainting after we have practical completion too let me tell you! Tell them you have noticed it and ask them to fix it. If it is something they fix at the end ie, when we do the house clean the band marks on those bricks will come off, then they will explain it to you. We have felt we were being annoying but our supervisor said he appreciates us telling him stuff as we go as it is easier to work in the fixes than to find out at the end and have to call the trades back in for stuff. Re: Do we need an independent building inspector? 5Sep 18, 2014 12:04 pm We had an inspector at frame stage and we will get him in again at PCI. We have a trades background, I have worked in the construction industry for 7 years and my OH for 13 years but we still think an inspector is necessary for our build. I would bring the window damage to the builders attention now, it is easier for them to fix it now. Building a Sierra on the Gold Coast https://forum.homeone.com.au/viewtopic.php?f=31&t=68899 Full timeline on Pg 1 Settlement: 13/05/14 Retaining Walls: 20/06/14 Site Start: 02/07/14 Re: Do we need an independent building inspector? 6Sep 18, 2014 1:46 pm We will definitely be getting a Building Inspector after some of the horror stories we heard. Building Expert on here has a good reputation and seems quite knowledgeable. I've heard Darbecca are great too, we already got some quotes from them and they were very professional and helpful. Re: Do we need an independent building inspector? 7Sep 19, 2014 1:55 am Wow!! Thanks so much everyone:-D I'll definitely organise to get an inspection done, awesome advice. Does anyone know roughly what an inspection might cost? Do they provide a report? I emailed pics of the damaged windows and doors etc to our builder. Will be interesting to hear what he says. I just don't see why I should accept damage. I could accept one or two tiny scratches on the outside windows, down the narrow side of the house but full scratches in plain view on our big windows and doors.... Thanks again everyone, onwards and upwards! Re: Do we need an independent building inspector? 8Sep 19, 2014 6:40 am We had two inspections done at a cost of $595 per report, we had intended to get 5 reports done initially but it was actually the inspector that said this was overkill and they would be able to pick up all issues with the two. There were a few items they found in each report but nothing structural - I still think it is money very well spent. I know everyone's budget gets stretched when they build but compared to the overall cost of the house, the cost of independant inspection reports are a drop in the ocean and everyone should do them whether they have any concerns or not. Our reports were very detailed and contained photos and description of items to be rectified and often what should be done or what is the requirement and referenced the standard. The inspector also marks the areas on site with stickers. Both our inspections were done in the morning and we had the report that evening, all it took then was to forward the complete report to the SS and perhaps because most of ours were minor there was never a question that they would be rectified. http://camdenbuild.blogspot.com.au/ by invite only please pm me Re: Do we need an independent building inspector? 9Sep 19, 2014 10:00 am robbie55 We had two inspections done at a cost of $595 per report, we had intended to get 5 reports done initially but it was actually the inspector that said this was overkill and they would be able to pick up all issues with the two. There were a few items they found in each report but nothing structural - I still think it is money very well spent. I know everyone's budget gets stretched when they build but compared to the overall cost of the house, the cost of independant inspection reports are a drop in the ocean and everyone should do them whether they have any concerns or not. Our reports were very detailed and contained photos and description of items to be rectified and often what should be done or what is the requirement and referenced the standard. The inspector also marks the areas on site with stickers. Both our inspections were done in the morning and we had the report that evening, all it took then was to forward the complete report to the SS and perhaps because most of ours were minor there was never a question that they would be rectified. Can you share which inspector you used? We got quoted different inspection pricing for different stages and a package deal if we booked a minimum of 3 inspections. We will most likely go with: 1. Foundation/Pre-slab 2. Slab/Frame 3. Lock-up/ Pre-plaster 4. PCI/Final Inspection Total was approximately $2,000. So on average about $500 an inspection. Cheers Re: Do we need an independent building inspector? 10Sep 19, 2014 10:07 am We used Howard Ryan (google H&K Ryan for contact details). They've been recommended by quite a few people on here for the Sydney and Newcastle regions. If you're in vic shoot through a pm to "building expert" on these forums. Once I'd mentioned my builder Howard just recommended inspections at Lock up/pre plaster and PCI - not sure if he recommends more or less depending on builder. I didn't really shop around on price just wanted someone that knew what they were doing. Best of luck with it. http://camdenbuild.blogspot.com.au/ by invite only please pm me Re: Do we need an independent building inspector? 11Sep 19, 2014 10:42 am robbie55 We used Howard Ryan (google H&K Ryan for contact details). They've been recommended by quite a few people on here for the Sydney and Newcastle regions. If you're in vic shoot through a pm to "building expert" on these forums. Once I'd mentioned my builder Howard just recommended inspections at Lock up/pre plaster and PCI - not sure if he recommends more or less depending on builder. I didn't really shop around on price just wanted someone that knew what they were doing. Best of luck with it. Thanks for that Re: Do we need an independent building inspector? 13Sep 20, 2014 7:48 pm robbie55 We had two inspections done at a cost of $595 per report, we had intended to get 5 reports done initially but it was actually the inspector that said this was overkill and they would be able to pick up all issues with the two. There were a few items they found in each report but nothing structural - I still think it is money very well spent. I know everyone's budget gets stretched when they build but compared to the overall cost of the house, the cost of independant inspection reports are a drop in the ocean and everyone should do them whether they have any concerns or not. Our reports were very detailed and contained photos and description of items to be rectified and often what should be done or what is the requirement and referenced the standard. The inspector also marks the areas on site with stickers. Both our inspections were done in the morning and we had the report that evening, all it took then was to forward the complete report to the SS and perhaps because most of ours were minor there was never a question that they would be rectified. Hi robbie55 We always recommend four inspections during construction plus a pre contract review. It is from experience that we know what critical points are. Even so there are blind spots. If your inspector said it was overkill, I think it is reckless and foolish but then you might have been just lucky. 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: Do we need an independent building inspector? 14Nov 13, 2014 12:47 pm Does anyone have any other inspectors they have used other than Howard Ryan in Sydney area? Just saw that he doesn't do it anymore and his son/s do. Which is fine but just wanted to see if we have an alternative option which is recommended. When we purchased the house we knocked down we used Childs and they seem to have a building option too but only at completion?? http://www.childspropertyinspections.com.au/building-completion here's an example of their report http://www.childspropertyinspections.com.au/uploads/report/CPI-COMPLETION_BUILDING_REPORT.pdf which looks very similar in detail to the one we got as part of the prepurchase. Re: Do we need an independent building inspector? 15Nov 28, 2014 9:31 am What does "independent mean" in independent building inspector We do a lot of pre purchase inspections and occasionally we get a call from a real estate agent asking for a kickback for referring purchasers across. We always say no and then never hear from that agent again. Needless to say we are not popular with agents and although we do get some referrals we miss out a lot to other inspectors that do engage in secret commissions. We say no because you cannot have relationship and a hidden fee structure and you cannot serve two masters. In pre purchase inspections we work for the purchasers and agents work for the vendors.To do so would be corrupt. We don't care because we get our share anyway from people finding us on internet. The relevance to new home inspections is that it's much the same. We know of inspection companies that have business relationships with builders doing inspections for their QA but then pretend they are independent. I frequently come across defect reports that are blatantly defending the builder despite evidence of poor workmanship. One of the inspectors often featuring (but does not post) on this forum (apparently with good reviews) is one of those that has undisclosed dealings with the builders. I have had about a dozen of his former clients come to me because they "smelt a rat"and wanted a second "independent " report A truly independent inspector cannot have friends. I have no friends. I cannot have them because just like a good policeman my next target could be you or it could be my brother. True independence is underlying integrity and is just as important if not more so than qualifications, experience and professional indemnity insurance. Do your homework and choose wisely 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: Do we need an independent building inspector? 16Nov 28, 2014 1:34 pm That is a very good post BE and it should be a sticky. building-expert We say no because you cannot have relationship and a hidden fee structure and you cannot serve two masters. In pre purchase inspections we work for the purchasers and agents work for the vendors.To do so would be corrupt. In all ways, particularly morally corrupt. 3in1 Supadiverta. Rainwater Harvesting Best Practice using syphonic drainage. Cleaner Neater Smarter Cheaper Supa Gutter Pumper. A low cost syphonic eaves gutter overflow solution. Re: Do we need an independent building inspector? 17Nov 29, 2014 7:43 am Recently I was on pre plaster inspection and I bumped into bricklayer on the job for whom I had previously done expert report in his dispute with another builder. After exchange of pleasantries bricklayer reminded me that I am his inspector. I politely reminded him that I was his inspector then, but not today and today I was owner's inspector. As it happened brickwork was good but the placement of articulation joints was dreadful and so it was reported. 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: Do we need an independent building inspector? 19Nov 29, 2014 7:40 pm There is no easy fix, it's partial demolition and rebuilding. This is yet to play out so I will post on it when resolved. I just think it's pathetic when a premium builder can't control something as simple as position of openings to work brick sizes 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 I would send it to the certifier who is technically your representative and working on your behalf not the builder's 1 2281 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 81896 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 46871 |