We strive to inform everyone of what SHS can provide so that we can offer the best building inspection service. We have also included a new page online to assist all of our potential building inspection perth clients  Check it out and let us know if this helped your building inspection enquiry.

What are Stage Construction Inspections and what is inspected?

• Slab – The initial focus of stage inspection reports is typically the slab, which takes place after it’s been poured and allowed to cure (dry). With a copy of the building plans, an SHS building inspector will ensure the dimensions and size of the slab are accurate, plumbing is placed correctly and the workmanship is of acceptable quality. Your inspector will carefully evaluate any cracks, compare them for structurl tolerances and inform you if they’re significant to the project. Also checking to make sure the slab work is completed in accordance with the plans and to applicable Australian Standards.
• Wall and Roof Framing – After a slab has been poured, dried and inspected, the next step in construction will be the framing of the walls and roof. When framing has been completed, an inspector will use building plans and specifications to ensure the roof frame conforms with those plans and AUstralian Standards. During this stage of the inspection, they’ll also determine appropriate wall placement, as well making sure windows and doors are the right dimensions and in the right place. Tie down straps will also be inspected to make sure they’re correctly installed.
• Lock-Up Stage – When the roof is on your new home and the brickwork is complete, construction has moved into the lock-up stage. This means services are installed and the roof is on, but insulation, wall and ceiling coverings have not yet been added. Stage construction inspections up to this point will focus on ensuring general workmanship throughout the completed build is adequate, including correct installation of bricklaying, roof covering and the frame is ready for insulation. Additionally, an inspector will look at services like plumbing, gas and electrical to make sure they’re located in the appropriate places and are installed according to standard. Structural components will be checked against the building plans to make sure they’re in accordance, and the building works are prepared for finishing surface material installation.
• Practical Completion– The final stage of inspection will take place after the builder has indicated the construction project is completed before the keys have been handed over to the new owners. At this time, an inspector will complete a detailed inspection of all the finished materials and workmanship, including any cabinets, ceilings, bathrooms, rendering, brick cleaning and plastering. The workmanship will be checked to make sure all work has been completed to an acceptable standard in accordance with the plans.

Aside from the Building Commissioner of Western Australia which offers a cost effective, timely resolution process you can also hire a legal professional to deal with your building complaint under Consumer law - which is primary dealt with at small claims court.

Consumer Law states that:

A supplier (builder, tradesman, tiler, painter) must meet the consumer guarantees of providing services:
> with due care and skill
> which are fit for any specified purpose
> within a reasonable time (when no time is set).

Failure to do so contravenes Consumer Law and your SHS Expert Witness Report may assist you with a successful determination at court should you decide that this is the path you would like to take regarding your building complaint

I have a building Complaint.. What now??

If your complaint is regarding home building work and contract disputes The Building Commission of Western Australia may be able to help. An expert witness report from SHS Building Inspection services can clearly identify what the building defect / concern is so that the commissioner may consider your case. Failure to provide enough clear evidence with reference to acceptable standards and Building Code requirements or present the evidence in an expert witness report may harm your chances of a desired outcome. SHS Building Inspection services can help with this.

The following information has been obtained from the Building Commission website https://www.commerce.wa.gov.au/building-commission/building-complaint

Who can make a complaint?

A complaint under the Building Services (Complaint Resolution and Administration) Act 2011 can be made by any person who is adversely affected by the carrying out of regulated building services.

A complaint may be made to the Building Commissioner by:

• a person whose interests are being or have been adversely affected by the carrying out of a regulated building service (ie the owner of the work or an affected third party); or
• an owner or builder under a contract for home building work valued between $7,500 and $500,000.

Not only may a person who has directly contracted a building service lodge a complaint, but also any person adversely affected by that building service. This can include a neighbour whose property has been damaged as a result of unsatisfactory building services or some other third party.

Time limits for making a complaint

There are time limits for lodging complaints with the Building Commissioner. In general, a complaint cannot be considered more than six years after completion of the work.

You should consider the following when ascertaining the completion date of a regulated building service:

• If the work was done under a permit and the person responsible for the work ceases their responsibility under the permit, the work is completed when the notice of cessation is given.
• If not the above, the work is completed when the notice of completion is given.
• If the work is not carried out under a permit, then the work is completed on the date that practical completion is achieved.

For specific home building work contract matters (contract variations, breach of contract, termination payments) the time limit for making a complaint is generally three years from when the contract was entered into or when the breach first occurred, whichever is later.

Making a complaint

Before initiating a complaint with the Building Commission, read the important information provided in the Building complaint resolution guide. Complete the Notice of proposed complaint and provide it to the party against who the complaint is going to be made at least 14 days before submitting a formal complaint to the Building Commissioner.

If a satisfactory response to your notice of proposed complaint is not received, complete the Building complaint form and lodge it with the Building Commission together with copies of relevant documents and the complaint fee.

When preparing your complaint form, detailed information is required to enable proper investigation of the complaint. The Building Commissioner may, in writing, require a person making a complaint provide further details about the complaint. Where these details are not provided within a reasonable time, the Building Commissioner may refuse to accept a complaint.

Implied warranties and consumer guarantees

The law requires a builder to meet certain obligations when they do building work. An SHS Building Inspection will identify when a breach of the builders warranty has occured.

The warranties in the Domestic Building Contracts Act, and ‘consumer guarantees’ within  Australian Consumer Law allow you certain rights under both laws.

Consumer guarantees and implied warranties apply by law and cannot be signed away.

Warranties under building law

Builders and tradespeople must honour the implied warranties in the Domestic Building Contracts Act, which require that they:

• carry out the work in a proper and workmanlike manner, in accordance with the plans and specifications set out in the contract
• ensure all materials supplied are good and suitable for the purpose and are new, unless otherwise stated in the contractcarry out the work in accordance with all laws and legal requirementscarry out the work with reasonable care and skill and complete works by the date (or within the period) specified by the contract
• ensure new homes, extensions, renovations, repairs and kit homes (or similar) are suitable for occupation when completed
• ensure other types of work and the material used are reasonably fit for the intended purpose.
• Implied warranties automatically apply to all building work, regardless of the cost or whether or not there is a written contract.

​Contact SHS Today

www.shsbuildingconsultants.com.au