Pre-handover building inspection

[Kellie]

Hi everyone.

I bought my first apartment off the plan and it will settle in a few weeks. I've been told that the pre-handover building inspection will be very soon. 

I've heard a couple of horror stories from people who had a lot of faults in their apartments that were hard to rectify so I want to make sure I get it thoroughly inspected. 

Just wondering if some of the experts here could give me suggestions on what I should be looking for during the inspection? I think I'll be okay picking out faults in the finishing like paintwork and grout etc but obviously want to also make sure I notice anything more potentially serious like plumbing issues or anything that might crack or break over time. Thanks.

[BIM_Engineer]

@Jason
Sadly, I read of a Balcony Collapse today in East Doncaster where there were deaths and injuries As a Structural engineer and repair contractor. If anyone needs assistance or preliminary advice on structural matters please take photos, upload them and ask for help. “Better safe than sorry”
OT. In an age of the internet, simulations, data and analysis these deadly collapses are preventable.

[Kellie]

That was very sad. Thoughts are with the family and friends of those who died. Hopefully its not a rising problem like today's story suggests http://www.theage.com.au/victoria/doncaster-east-balcony-collapse-could-point-to-rising-problem-says...

[BIM_Engineer]

@Kellie Actually, Balcony  & patio Callapses are common 

and it's worse than that article, while Balcony repairs have been discussed before
Repairing Balcony suspended (spalling) slabs 
Sadly, it's not until someone is seriously injured or killed that it becomes a controversial topic and all the so called expert and social commentators come out

Call for mandatory inspections after two die in horror Doncaster East balcony 'tragedy'
 IMO it's too late then after the event more needs to be done to alert those vulnerable and susceptible beforehand...like property renters.

[Kellie]

@BIM_Engineer

I've been in my apartment for a year now and am a bit worried about some of the problems in the building. The body corporate engaged an engineering company to produce a defects report. There are a lot of waterproofing issues causing rising damp, mould, efflorencence, concrete corrosion. Obviously we want them fixed by the builder/developer under our warranty. But I am worried that the builder won't be able to rectify them. Here's some of the photos from the report:

[BIM_Engineer]

Hi @Kellie
Waterproofing (specifically lack of) is turning out to be quite an issue in new apartments these days.I recommend you get copies of the original Engineering Drawings & Details .Have your engineers recommended the type of repairs? BTW, you will need to get on to it quickly as you maintenance warranty period may soon expire.

Please leave a PM if you require further assistance

[Kellie]

@BIM_Engineer,

We are waiting to hear back from the builder and developer about next steps.

Some of the recommendations in the report included:

- A suitably qualified Civil Engineer to be engaged to review the structural drawings and engineering design of the subject structure and to advise on best remedial measures if required.

-  A suitably qualified Plumber to be engaged to inspect all the plumbing (storm water, sewer, main water, waste pipe and fire service) for any possible leaks and the installation and monitoring of a test well on site to check for the presence of a high-water table. It is further recommended a mud map of the pips to be provided by the Plumber demonstrating the exact location(s) of identified leaks and defects in the plumbing system of the structure. 

- A damp proofing professional to be engaged to advice on most applicable method of rectifying or installing damp proof course membrane within the brick walls (either physically inserting a new membrane or creating a chemical DPC) to prevent further damage to the walls. 

-  A Civil Engineer to be engaged to assess the adequacy of the drainage system and their compliance with the relevant Australian codes and standards throughout the structure and advise on the required upgrade works to prevent water from penetrating into brick walls. 

- A concrete water proofing specialist to be engaged to advise on the best remediation method for the rising damp issues. 

- The damaged concrete columns and walls to be demolished and rebuilt strictly in accordance with Engineering design and specifications and AS3600.

- A suitably qualified Mould Specialist be engaged to determine the extent of mould contamination and treatment of any mould spores.

What is the typical warranty length? I would have thought there is no problem about warranty because a building is expected to last a lot longer than a year without these kind of problems.

[BIM_Engineer]

@KellieBTW.. Those specialists/consultants are going to cost you a lot of money should your builder not pay expenses and case for repairs is  thrawted 
See if you can locate a (Qualified) Structural Repair Engineer/Contractor locally & weigh up your options.
Unfortunately I am in Perth and I am unable to recommend anyone in melbourne...So look around and get 3 quotes for an All inclusive Service
New building maintanance warranty is generally 6-12 months.Goodluck

[Isobel]

Oh no @Kellie. You poor thing! I hope those issues get fixed quickly for you.

[Kellie]

Thanks @BIM_Engineer.

The body corporate is organising everything as we have 40 apartments in the building and it affects everyone. We haven't had a response from the builder yet.

I've been told there is "a statutory 12 months warranty on most works plus 7 years construction warranties". I'm not sure what the difference is between the two?

[Kellie]

Thanks @Isobel. I don't think anything will be quick but hopefully we get a good end result.