Browse Forums General Discussion 1 Dec 04, 2016 7:12 am Below is reprint of my article submitted to Sourceable After over a decade of building inspections in commercial and domestic construction, the most astonishing find is the blind trust in the builders and the owners with mist in their eyes throwing bags of money at a builder in naïve hope that they will get what they have paid for. In truth most of them will (almost) but many don’t, many are short changed, some seriously and a few unlucky ones (read foolish) end up with a complete disaster, a bad job, blown budget, wrecked health (perhaps marriage too) and a few die from stress. How can otherwise completely sane people (many well educated ones too) get it so wrong? I can only put it down to human nature. Once I had shopkeeper show me apartment renovation quote written on a lunch bag and sealed with a handshake. Needless to say builder wasn’t registered, job abandoned and owner did his money. Another shopkeeper (well known) entered into cost plus contract where he had no means of checking who was on the job for how many hrs, he was whistling Dixie on substantially inflated invoices that could never be verified or challenged. It gets more serious, recently I was engaged to produce estimate to rectify defects to defeat final claim from a builder in liquidation on 30+apatment block. It was easy, I blew his claim by over 1M, How? I found occupied apartment building with undersized fire doors, incomplete smoke seals, missing fire collars, incomplete fire protection, unauthorised departures from design documentation and unauthorised substitutions (cost stripping). How this building got occupancy permit was a mystery. The building was a death trap and a disaster waiting to happen. Developers had no idea. Why? Because no one was checking anything. On another 30+ apartment block owners have been putting up with chronically leaking and damp building for nearly a decade with occasionally builder turning up with a silicone gun. Again I found cost stripping with builder departing from design drawings and detailing, some architectural features simply omitted. Balconies were leaking and some units had floating floors replaced 4 times. Regularly I find poorly constructed and incomplete fire separation walls. If you live in apartment will you be sleeping easy tonight? Will you wake up tomorrow? It comes down to misplaced trust in the builder and in the regulatory system, which should protect us but it does not. Trust is a blindfold and reputation is a mirage that could cost you dearly. But it is not at all about trust. It’s about business. Your investment is your business and you cant run a business on trust. Will your bank trust you to pay back your loan without signing mortgage documents? Building is on site production system and needs independent checking and review at critical points. Ignore it at your peril. Or you can be like a bank, check, verify, correct, enforce. You ought to be able to trust building control but my experience in Victoria says otherwise. Mathematics is simple. Save hundreds of dollars by skimping on independent inspections and loose thousands, perhaps tens of thousands and perhaps lot more than that. 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: Ignore independent building inspection at your peril! 2Dec 07, 2016 9:58 am Hi, I have signed up with a builder to build my first home and I have no prior experience with this process. As you mentioned it is worth employing an independent inspector to check the defects at each stage. However, as the building owner how can I trust that the builder has actually fixed the issues that the independent inspector has reported? For an example, if the inspection was done in base stage, how do I know if the issues were rectified (if anything was found) after poring the concrete? If the builder just email and confirms that the defects are fixed, can I still trust that? Thanks. Re: Ignore independent building inspection at your peril! 3Dec 08, 2016 8:30 pm Capri33 Hi, I have signed up with a builder to build my first home and I have no prior experience with this process. As you mentioned it is worth employing an independent inspector to check the defects at each stage. However, as the building owner how can I trust that the builder has actually fixed the issues that the independent inspector has reported? For an example, if the inspection was done in base stage, how do I know if the issues were rectified (if anything was found) after poring the concrete? If the builder just email and confirms that the defects are fixed, can I still trust that? Thanks. Good question! A good building consultant will know how to raise defects with the builder and how to get the response. However there has to be some level of trust with the builder or else you will be paying your consultant to be there many hrs and this will work out to be prohibitively expensive. The whole point of critical stage inspections is that you don't have anyone full time on the job looking after your interest as you would say on a government job (clerk of works). So yes there will be blind spots but from my experience it can be managed well. The sweet spot between price and value is 4 inspections during construction + pre contract review, I have been doing it for over a decade and it works well. Even if you are the builder you cannot watch all your tradies all the time so you check at certain intervals. Just this week I inspected a large 2 storey home at PCI and walls were plastered without proper straightening, bows and hollows everywhere. I put a straight edge on the wall and it was rocking, it really ruined the job. So now it has to be fixed and the client won't be in by Xmas. The next day I did PCI on another home (same builder) where I did all stage inspections and it was absolutely beautiful (display quality) the best I have seen for 12 months. Yes I did pick some items and they will be fixed, some other we will let go. My client was with me and I told him that when builder does a good job I was prepared to be a bit lenient, he smiled and was with me. Builder did a great job and I am not taking any credit for that but I would like to think that I made a difference. 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: Ignore independent building inspection at your peril! 6Dec 21, 2016 10:49 am We are just waiting on finance and then we will begin looking for an inspector for our build. Plan on getting them to do four inspections - slab, plate height, roof and PCI So far only had one quote but it seems like a worthwhile investment to me. Our build thread with Smart Homes for Living in Wellard https://forum.homeone.com.au/viewtopic.php?f=31&t=86092 Re: Ignore independent building inspection at your peril! 7Dec 21, 2016 11:39 am Pre-plaster is very important as is a pre-contract signing consultation. 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: Ignore independent building inspection at your peril! 8Dec 21, 2016 2:44 pm jhiace They are more hit and miss than the builder building it. You have to get lucky to get an inspector who does more than turn a light on and off. Are you talking about yourself? Re: Ignore independent building inspection at your peril! 9Dec 21, 2016 3:36 pm building-expert jhiace They are more hit and miss than the builder building it. You have to get lucky to get an inspector who does more than turn a light on and off. Are you talking about yourself? What are you on about? I'm not an inspector but a customer who had to filter through all the over rated over charging rubbish ones! Stop making out inspectors are the be all end all because they aren't and a good one is few and far between champ Re: Ignore independent building inspection at your peril! 10Dec 22, 2016 6:38 am I am just telling it the way it is, there are many competent inspectors out there and a few very good ones. Also because inspection industry is not regulated there are many cowboys and wannabeesthat are there just for the money grab. This is why on this forum I try to set out things you need to look for: Qualification in building (university degree or diploma) Long and extensive experience in building PI insurance( insurer won't cover someone if they are not convinced of at least credible qualifications. ) Equipment they invested in to give you best inspection Longevity in business Track record References Also remember that reputation is not the same as public image. Public image is something prospective customer is wanted to believe(blindfold on your head) "Australia's most professional builder" is pure bull of course but how many people were misled? Reputation is something your peers or customers think of you So have a critical look at all web sites and look for credibility, how many have set out their claim to experise or is it just marketing bull? How many are offering pre inspection agreement, where they set out what is inspected and what isn't. Do they say they inspect to AS 4349.0, 4349.1 or 4349.3 , their insurer requires them to. So as a customer you have to do due dilligence in picking your inspector, if you don't you may pick up a dud one. And expect to pay a fair price. Inspection is a risky business for inspector, if something of significance is missed there goes 5K excess to insurer, so don't complain about the price. If you are looking for a cheap or discounted inspection don't complain you are sailing on a cheap boat, better pray it doesn't get rough. 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: Ignore independent building inspection at your peril! 11Dec 24, 2016 7:28 am What are the 4 construction stage inspections that you recommend? Cheers Nom Newhaven 36 by M Blog - North Shore Newhaven (http://nsnewhaven.blogspot.com.au) Build Thread - viewtopic.php?f=31&t=85092 Cheers Nom Newhaven 36 by M Blog - North Shore Newhaven (http://nsnewhaven.blogspot.com.au) Build - https://forum.homeone.com.au/viewtopic.php?f=31&t=85092 Re: Ignore independent building inspection at your peril! 12Dec 26, 2016 6:52 am nomnomnom What are the 4 construction stage inspections that you recommend? Cheers Nom Newhaven 36 by M Blog - North Shore Newhaven (http://nsnewhaven.blogspot.com.au) Build Thread - viewtopic.php?f=31&t=85092 From experience, pre contract review plus 4 stage inspections is the sweet point between price and value. The recommended inspections are: 1 Pre contract review 2 Pre slab inspection 3 Frame inspection 4 Pre plaster inspection 5 Pre final inspection I have been looking after people building wwith builders for over a decade now and where I do all five inspections we invariably get to the finish with minimum of fuss. The other thing you need to remember is that finding defects and knowing what to do about them is two different things. There are many inspectors at a lower price, that will write out a list of defects and give you a report but then you are on your own. Expect to pay $ 600-650/inspection depending on house size. Yes you can pay less but you get what you pay for and yes you can skimp on some inspections if you underwrite your own risk. I have many inspection examples on my blogs. 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: Ignore independent building inspection at your peril! 13Dec 26, 2016 8:49 am Thanks BI. The stages I was looking at with my current inspector are 1) Slab post pour (already done) 2) Pre plaster (includes the frame inspection) 3) Wet area review 4) Practical Completion In your view, should the frame and pre plaster be separate inspections? Cheers Nom Newhaven 36 by M Blog - North Shore Newhaven (http://nsnewhaven.blogspot.com.au) Build Thread - viewtopic.php?f=31&t=85092 Cheers Nom Newhaven 36 by M Blog - North Shore Newhaven (http://nsnewhaven.blogspot.com.au) Build - https://forum.homeone.com.au/viewtopic.php?f=31&t=85092 Re: Ignore independent building inspection at your peril! 14Dec 26, 2016 10:04 am Yes, because by the time you get to pre plaster, many elements of frame are covered up. Also if there are significant issues with frame then your plaster will be delayed whilst frame is remedied. If I do frame inspection then I check at pre plaster that reported issues are fixed. You have the choice, I am just setting out benefits of my experience and track record. 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: Ignore independent building inspection at your peril! 15Dec 26, 2016 11:20 pm building-expert Yes, because by the time you get to pre plaster, many elements of frame are covered up. Also if there are significant issues with frame then your plaster will be delayed whilst frame is remedied. If I do frame inspection then I check at pre plaster that reported issues are fixed. You have the choice, I am just setting out benefits of my experience and track record. Good points. Ok, I will raise with my inspector why they're not doing this. Thank you and hope you had a merry christmas! Cheers Nom Newhaven 36 by M Blog - North Shore Newhaven (http://nsnewhaven.blogspot.com.au) Build Thread - viewtopic.php?f=31&t=85092 Cheers Nom Newhaven 36 by M Blog - North Shore Newhaven (http://nsnewhaven.blogspot.com.au) Build - https://forum.homeone.com.au/viewtopic.php?f=31&t=85092 Re: Ignore independent building inspection at your peril! 16Jan 16, 2017 2:51 pm With an established builder, like Porter Davis, are the concerns of a bad builder reduced? Specially with their dedicated warranty and after care? Also you're saying that 5 key inspection points @ ~$600 ea? Guess piece of mind, but seems expensive. SERIOUSLY I can't use the word "DO DGY" in a general sentence, hahaha Re: Ignore independent building inspection at your peril! 17Jan 16, 2017 3:50 pm As I mentioned above I'll just be doing four inspections - slab, plate height, roof and PCI. Quite a few inspectors seem to offer packages and I can get those four inspections done for around $1500 - $2000 which is a big out of pocket expense when budgeting during a build and still paying rent but compared to the overall cost of the build it seems worth it for peace of mind. I don't think it really matters which builder you choose, a lot of the time the quality of the work comes down to the site supervisor and the quality of the tradies they use. Our build thread with Smart Homes for Living in Wellard https://forum.homeone.com.au/viewtopic.php?f=31&t=86092 Re: Ignore independent building inspection at your peril! 18Jan 16, 2017 8:02 pm building-expert 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 hope you've moved to tassie when I start my OB. Going to need all the help I can get Re: Ignore independent building inspection at your peril! 19Feb 02, 2017 4:52 pm I am in Tassie 1-2 times /month as an escape from work. Not really because I still do repairs, maintenance and improvement to my property but it's a different kind of work. I am almost finished with my building work but there is a lot to do on site. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ I am not actively looking for work in Tassie but will respectfully accept if offered. So you can call me when ready. 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: Ignore independent building inspection at your peril! 20May 09, 2017 9:40 pm Hi building-expert, when I forward an inspection report to a new home builder: - what hold do I have on the builder? What can I do if the builder ignores the issues on the inspection report? Can I say that the milestone payment won't be paid until the issues are rectified? - can I demand that the builder send a formal report indicating the fixes they did? What if they just said "all issues are rectified" without any documentation of the work done? Thanks. 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 82426 The worst thing you can do is sign a building contract without a pre contract review. Over the years many people have come to me with disputes where they just signed… 0 8804 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 47209 |