Browse Forums Building A New House 1 Jan 11, 2019 1:13 pm Hi All Reading through all the various posts and am interested in thoughts from those that have used independent building inspectors. Would you use them at each stage ie: slab, plate, roof, look up and PCI? Or just certain points throughout the build, and if so which one/s. We are still in early planning stages, just waiting for our pre-start to happen but want to know to factor costs in for a building inspector. Have had a couple of quotes and they range in prices of $1400 - 2000 if buying as a complete. I'm thinking it's worth it but with all the costs constantly adding up am also having a wee anxiety attack each time I look at the list. But also mindful of if something is wrong and not picked up how much it could potentially cost us later on. Thoughts please? TIA Re: Building Inspector - how many & what stage 2Jan 11, 2019 1:22 pm The 3 critical ones are pre contract signing consultation, slab and pre plaster but that is not to say that any others are not important. This question has been asked many times, have you done a forum search? 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: Building Inspector - how many & what stage 3Jan 11, 2019 2:05 pm Yes I have done a search, and can't find one that specifically says anything about what inspections people should/shouldnt do or their experience of them overall. The majority of them have been about a specific problem and then building inspections done. Also havent had any current building inspector (have gotten a range of quote) mentioned anything about precontract signing. Why would you have a building inspector go over your contract? Re: Building Inspector - how many & what stage 4Jan 11, 2019 3:24 pm KJ3470 Why would you have a building inspector go over your contract? You would need a building consultant who is suitably qualified and very experienced with contracts and who knows what to look for. The examples are too numerous to mention but include the suitability of specked fittings (Solar HWS for example) that are compatible with the manufacturer's size recommendations and suitability for the region, windows and step downs at correct and proper heights, proper slab heights that allow correct drainage, discovery of Performance Solutions and Unfair Contract Clauses, compliant stormwater drainage, double charges etc. This forum is littered with gripes about all sorts of 'surprises' that should have been picked up pre contract signing and only last week I was reading a post about one forum member finding a $25,000 debit that should have been a credit, a $50,000 turnaround but big ones like that are usually discovered. The thread below is one of many about build contracts that are worth reading. viewtopic.php?f=31&t=93995&p=1832175#p1832175 You haven't mentioned where you are building. If you are building in Victoria, building consultants who do inspections do not have to be qualified or registered but regardless of where you are, you need to select your consultant carefully. 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: Building Inspector - how many & what stage 6Jan 12, 2019 12:17 am KJ3470 Hi All Reading through all the various posts and am interested in thoughts from those that have used independent building inspectors. Would you use them at each stage ie: slab, plate, roof, look up and PCI? Or just certain points throughout the build, and if so which one/s. We are still in early planning stages, just waiting for our pre-start to happen but want to know to factor costs in for a building inspector. Have had a couple of quotes and they range in prices of $1400 - 2000 if buying as a complete. I'm thinking it's worth it but with all the costs constantly adding up am also having a wee anxiety attack each time I look at the list. But also mindful of if something is wrong and not picked up how much it could potentially cost us later on. Thoughts please? TIA Hi we used Cap-it-all it’s a Joondalup family owned business, they were spot on they did three inspections plate height, roof frame and PCI, we also built with HGWA they did a fantastic job with our home but knowing we had someone inspect those stages just gave us piece of mind, they also rectified issues our inspector found, we found it a bit stressful paying mortgage, rent and the fee on top but maybe seeing if the inspection company have option to prepay could take a bit of stress for you wishing you all the best Re: Building Inspector - how many & what stage 7Jan 12, 2019 8:42 am Happy with Darbecca in Brisbane, Frame/Base, Fixing/Waterproofing and of course PCI. They are in Victoria too I think. Around 450 a stage. Re: Building Inspector - how many & what stage 8Jan 22, 2019 3:44 pm I'm in VIC and contacted Darbecca to enquire and most likely we will have them as our independent private inspector. They have quoted us for the following for $4300 in total + GST. We are building 52 square double storey. Can anyone please advise which ones are a must and the ones that we can exclude? And why? Contract review Pre pour / steel inspections Slab inspection Frame inspection Pre plaster Pre paint / fixing inspections Waterproofing inspections Final inspections Re inspections Thanks Re: Building Inspector - how many & what stage 9Jan 22, 2019 6:12 pm Structural Building certification is currently under review in Light of the Opal Tower Apartments Report Missing Raises Questions I tend to Agree with These Comments from the article “Building surveyors (also known as private certifiers) are not structural engineers,” the certifier said. “They are not required to have any education in design or review of structures. “It is a completely unrealistic expectation that they could offer any kind of critical review of a structural design or carry out inspections of structural elements to certify compliance with structural standards.” I suggest you have critical Structural Inspections carried out by your Licence engineer. hth . Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Building Inspector - how many & what stage 10Jan 31, 2019 9:14 am Melbournevic I'm in VIC and contacted Darbecca to enquire and most likely we will have them as our independent private inspector. They have quoted us for the following for $4300 in total + GST. We are building 52 square double storey. Can anyone please advise which ones are a must and the ones that we can exclude? And why? Contract review Pre pour / steel inspections Slab inspection Frame inspection Pre plaster Pre paint / fixing inspections Waterproofing inspections Final inspections Re inspections Thanks Re: Building Inspector - how many & what stage 12Feb 01, 2019 9:28 am Hi, I am engaging Darbecca to do certain stages of our build with Henley. The stages I chose and why are: - Pre-Slab (Its the foundation of your home, you want it to be correct and to engineers specifications) - Frame/Slab (Again, backbone to your house structurally) - Pre-Plaster (As mentioned I think on the Darbecca site, trades come in to do rough-ins and just cut through whatever they need to get their job done, this needs to be checked) - Final Inspection (They check everything) I didn't choose to do all because I am on a budget and after talking with a few people was convinced some of the other stages weren't as vital and we can check on these stages ourselves. My reasoning for getting an independent inspector is: - I don't trust trades to always do the right thing no matter how good the reputation of your builder is - I don't trust that the building surveyor/inspector isn't slightly in the builders back pocket - Its piece of mind on my huge investment Re: Building Inspector - how many & what stage 13Feb 01, 2019 10:07 am Your Building Is either structurally compliant or Non- Compliant with the Standards and engineering Drawing/Details I suggest clients get a handle on the different parts of the structural Codes basically 3 Sections to all structural codes 1. Simplified Method (Anyone can recommend/use this method) 2. Engineered Solution's Based on Engineers Calculations 3. Engineered Solution's based in Engineers Computer Simulations (New) 1 Above should be certified by a Building Surveyor and is currently under review in NSWs 2 & 3 can only be carried out by an licensed engineer Why anyone would Look at only 1. solution when building and possibly the less optimal or wrong solution is beyond my understanding OT By comparison you wouldn't have a nurse perform surgery using doctors notes/Instructions, both highly trusted professions... would you? Trusted professions Survey Building Surveyors & Inspectors Would do best to gain a ranking at least? BTW Doctors and Engineers Bury their worse mistakes, "Architects Plant Vines to cover them up" Frank L Wright Architect and Those that purchased Opal Tower Apartments Got the Vines/Vertical gardens included, ironically before the cracks appeared in the vertical Garden Walls Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Building Inspector - how many & what stage 14Feb 01, 2019 10:40 am Hi StructuralBIMGuy, Can you give us a quick run down or list of who you would engage if you were building a house and at what stages of the build? Maybe include examples of companies who do the work you are suggesting? And if you understand the building codes of different states break it up into a state basis? Thanks Re: Building Inspector - how many & what stage 15Feb 01, 2019 11:12 am @Sir Salty The rules for inspection and certification are different in each state The NCC and Australian Standards are the same everywhere ,AS3600 STRUCTURAL, Concrete, AS3700 STRUCTURAL Masonry, AS4100 STRUCTURAL Steelwork, etc Strict Code Compliance is 80% of your build Hence the need for uniform Australia wide regulations for Structural inspections/Certifications In WA the engineer who does the design, should do the inspection Certificates, but that is not guaranteed And until legislation is enacted Tightening up Engineering qualifications & certification, ie New Engineers Act 2018 all home builders should take precautions and arrange their own professional structural engineering inspections Check that they have all their Structural Documentation, Plans & Specifications signed by an licensed Engineer Any structural Non Compliant Changes, alternate solutions, work variations must be signed as equivalent or better than what was specified by the the engineer. A royal Commission followed by new Government regulations and changes will take years and are not retrospective nor enforceable on old builds which may have insurance claim issues,etc,etc Forewarned is Forearmed Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Building Inspector - how many & what stage 16Feb 01, 2019 11:25 am So your saying that there needs to be better regulations around building/surveying/design & engineering. The whole industry needs a revamp, sure. But as most on these forums are looking to build now, with the current building climate and current regulations what do you suggest they do to ensure their houses are built properly and so that they are structurally sound? If you had to build a house right now. As an informed person in the building industry. What would you do? What are the steps from start to end you take? Re: Building Inspector - how many & what stage 17Feb 01, 2019 12:11 pm Everyone agrees the industry is in turmoil, it's just luck that no-one was killed in the Fire Lacrosse Docklands and Opal Towers apartments and it highlighted an ongoing problem, that's going to take a while to fix. Now is a great time to build as the building boom slows here's why 1. Hopefully the cowboys trades are out of the industry 2. The government tightens their regulations, not allowing them to return 3. Also as things slow, build times shorten and trade material & rates drop 4. Technology, data and proofs, the internet, all will assist in helping to make the best choice 5. Once Legislation is enacted expect apps for Building Non-Compliance/ Building Inspections and more 6. 5. will provide Better tools for the Battlers & Punters in the build process etc,etc I will be posting more specific info/projects come April Where & Who are you building with? Cheers Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Building Inspector - how many & what stage 18Feb 01, 2019 12:23 pm I'm building in Victoria > Point Cook through Henley, Not far off pouring a slab I believe. So just to clarify, reading your comments above... Is your opinion on Independent Building Inspectors that you don't recommend them because they aren't engineers (or they aren't required to have that training) and therefore aren't qualified to inspect for everything a client would want inspected? Re: Building Inspector - how many & what stage 19Feb 01, 2019 12:46 pm Make sure you have copies of all the signed engineering Drawings & Variations, ie, Site report, Footings/Slab, Framework, Beams, Masonry, Wind Loading,etc,etc Talk Photos and ask question, you will visit your build, more than anyone else Concrete slabs also discussed here Private building inspectors Concrete Slab hth Chris Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Building Inspector - how many & what stage 20Feb 02, 2019 11:11 am Sir Salty Hi, I am engaging Darbecca to do certain stages of our build with Henley. The stages I chose and why are: - Pre-Slab (Its the foundation of your home, you want it to be correct and to engineers specifications) - Frame/Slab (Again, backbone to your house structurally) - Pre-Plaster (As mentioned I think on the Darbecca site, trades come in to do rough-ins and just cut through whatever they need to get their job done, this needs to be checked) - Final Inspection (They check everything) I didn't choose to do all because I am on a budget and after talking with a few people was convinced some of the other stages weren't as vital and we can check on these stages ourselves. My reasoning for getting an independent inspector is: - I don't trust trades to always do the right thing no matter how good the reputation of your builder is - I don't trust that the building surveyor/inspector isn't slightly in the builders back pocket - Its piece of mind on my huge investment I would send it to the certifier who is technically your representative and working on your behalf not the builder's 1 2278 I do enjoy the drama:-D In his latest two videos he has started bringing security guards to site, I am waiting for the punch on to begin lol 6 45560 Adam Baines Grad Cert Bldg Surv / Grad Dip Bldg Surv / MSAAPA Accredited Building Professional APB20210035 Builders Lic 183023 Pest Control Lic 84868 Ph 0412202336 PO… 3 46836 |