Building Inspector - how many & what stage

KJ3470 · Jan 11, 2019 2:13 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

SaveH2O · Jan 11, 2019 2:22 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?

KJ3470 · Jan 11, 2019 3:05 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?

SaveH2O · Jan 11, 2019 4:24 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.

Joker · Jan 11, 2019 10:00 pm

Have a look at this forums building experts website, you will understand more by checking out his site.

vanessah2015 · Jan 12, 2019 1:17 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

sweetswisssteel · Jan 12, 2019 9:42 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.

Melbournevic · Jan 22, 2019 4:44 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

StructuralBIMGuy · Jan 22, 2019 7:12 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

.

sweetswisssteel · Jan 31, 2019 10:14 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

Get them all done.

traceylee · Jan 31, 2019 8:59 pm

Hi
We are currently building & are using darbecca we are getting all stages inspected
Personally I wouldn’t skip any inspections for peace of mind

Sir Salty · Feb 01, 2019 10:28 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

StructuralBIMGuy · Feb 01, 2019 11:07 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

Sir Salty · Feb 01, 2019 11:40 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

StructuralBIMGuy · Feb 01, 2019 12:12 pm

@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

Sir Salty · Feb 01, 2019 12:25 pm

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?

StructuralBIMGuy · Feb 01, 2019 1:11 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

Sir Salty · Feb 01, 2019 1:23 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?

StructuralBIMGuy · Feb 01, 2019 1:46 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

sweetswisssteel · Feb 02, 2019 12:11 pm

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

We used Darbecca for our build in Brisbane. Definitely recommend them.