Building Defects And Assessment

The purpose of this report is to provide a listing of building defects and maintenance works that are required to be rectified.

Although building materials used in buildings today are more durable than in the past, all buildings deteriorate over time.

A regular building inspection and building condition survey by Quality Building Management (QBM) is highly recommended to identify issues before they become structural in nature or life threatening.

On Strata properties, the need for a Strata Building Inspection is critical as the governing legislation requires all Owners Corporations and Bodies Corporate to manage properties and rectify all maintenance items. In New South Wales, Section 62 of the Strata Schemes Management Act requires strata properties to rectify building related issues to not cause inconvenience to tenants and owners.

Why should I have a Building Inspection?

We all become blind to what we see every day. Having a QBM independent expert inspect the property, will provide an inspection that is guaranteed to identify all faults and issues.

A recent survey of a unit complex identified major structural problems with structural support posts to the stairs, landings and balconies. The steel supporting posts were rusted completely through in many areas meaning that the concrete stairs were self supporting and unstable.

The repair build will now be in excess of $100,000.

Had a building inspection been conducted regularly over the previous years, then the rusting to the steel support posts would have been identified, and remedial actions proposed to treat the rust before it became a structural fault. The saving of many thousands of dollars would have resulted.

By having a building inspection today, QBM will identify the often missed and neglected small issues that need to be treated to ensure they do not deteriorate into structural faults, as well as the major faults that are readily identifiable.

What are some of the issues identified?

The issues identified in a building inspection can be grouped into two categories, Maintenance items and Structural faults.

However many of the maintenance items, if not treated can quickly deteriorate into structural faults.

The most common issue identified is cracking to building walls and ceilings.

In many instances these cracks are superficial and pose no structural threat but are unsightly. However, classifying the cracks into the different categories is where the QBM team of experts are relied upon by many Strata Managers.

The second most common issue identified is rusting. Generally any rust is a deterioration of the structural building element and requires immediate and regular treatment to stop the spread and further deterioration.

leak-pipe

4 year ago, this was a $40 job to fix the leaking downpipe. Now the steel post has rusted through and must be replaced at a cost of $550.

rust

The rusting problems with this handrail should have been identified years ago and repaired for minimal cost. Now the rust has eaten through the steel and the entire railing needs to be replaced.

However there are some instances where rust marks in concrete structures are not structural in nature. Unfortunately some builders are careless in their cleaning of formwork prior to pouring concrete. This will result in small pieces of “tie wire” used to tie together steel reinforcing left on the formwork. When the concrete is poured, these small pieces are left on the exposed surfaces and rust in a short time. These are mostly cosmetic in nature but are very costly to remove.

However, other rust showing in concrete structures could be the rusting of the structural steel reinforcing. Referred to as “concrete cancer” this rusting is a serious structural defect and requires immediate action. Without early intervention, small repairs jobs costing hundreds of dollars quickly turn into major repairs costing many tens of thousands of dollars.

Protect your investment and engage a building expert to conduct regular building inspections.

Most people let little maintenance items slide as they don’t think it is worth repairing now or do not want to spend any money.

This is where QBM comes into their own, inspecting properties from a builder’s point of view. Identifying the small issues while the faults are small and relatively inexpensive to rectify.

It has been our experience that a majority of reports are issued without either anyone having visited the site or a non-qualified person carried out the inspection and missing details such as, the starting of rust and concrete cancer, the beginnings of dry rot, loose tiles. Hence, within a couple of years these can turn into major and expensive building faults.

IMG_0045b

Timber decks make and ideal entertaining area. But can be a maintenance nightmare as well a serious safety hazard. Regular maintenance inspections are a must.

What are the risks?

  • Balcony collapse
  • Serious injury or death
  • Large replacement costs

What to look for?

  • Loose nails
  • Rotten timber framing
  • Termite damage
  • Deteriorating flooring from a lack of sealant
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Metal door frames are a major concern due to their tendency to rust. Replacement is a costly exercise. These can be patched and treated at minimal costs if identified early. A maintenance inspection will identify these issues and make recommendations for repairs.

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With over 30 years experience in the building industry, QBM has the knowledge and expertise to assist you from an inspection to the project management of any works that are required on your property. We have managed projects valued from $1000 to multi million dollar projects. We are confident of always having a satisfied client, as QBM stand by our adage.

“Quality service at value for money prices equals a happy client.”

QBM’s Maintenance Inspection and report covers:

  • All common areas of the complex.
  • Building exterior
  • Fences and gates
  • Internal stairs
  • Lobbies
  • Fire escapes
  • Amenities
  • Recreation areas
  • Swimming pools and spas
  • BBQ areas
  • Tennis Courts
  • Car parking areas
  • Basements
  • Driveways and paths
  • Retaining walls
  • Stairs and handrails
rusting fixing to walkway

Don’t let it get to this stage. QBM would have identified this earlier.