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Pre Purchase Inspections and Practical Completion Reports Perth

W.A. Building Service Provider License # 14348

Email: christian@shsbuildingconsultants.com.au

0401 953 226

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Saturday, January 12 2019

Although the construction may have complied with the standards of the day when the structure was built, many homes we inspect are not built to the current Australian Standards. This is problematic becuase new standards have meant better pratices and things such as tie downs for metal roofs resist them flying away in strong winds (which is common in older roofs)

Whilst. There are no strict building rules for timber framing industry guides such as AS1684 Residential Tim,ber Framed Construction are deemed to satisfy and without any engineer documents to substantiate further, such documents are referenced as items of non compliance in accordance with accepted industry practice. 

The types of defects noted below are very common to buildings older than 10 years old

No straps to halved struts. Where struts are not birdsmouthed or halved to the face they should be strapped, in accordance with AS1684, 
A rafter should not support any additional loads, nor should ceiling joists. Underpurlins should hold up the rafter not vice versa.

Underpurlin spans are generally excessive in older roofs- increased loading one a single rafter at several locations.
Trimming out of openings. All openings should be fully trimmed out with timber supports between rafters/ ceiling joists
Mini collar ties (or straps) to couple the common rafters together at the ridge are required to metal roofs
Tie downs at 1.2m centres are required by the Building Code of Australia 
The spans of the underpurlins are generlaly excessive in older buildings
 

Timber Shrinkage 

Shrinkage to the timbers which is common in hardwood framed roofs. These timbers used to be installed 'unseasoned' or green, which when loaded with weight from roof tiles (in particular) slowly deflect downwards over time. These days roofs are more commonly constructed of seasoned pine. This old construction method presents as an undulating surface from the roof line (or ground) and a slight seperation of the timbers especially at the ridge beam. Common issues related to timber shrinkage are cornice seperation at walls, and beam seperations at the ridge, both occur over time and can be catastrophic to the roof, ceiling frame as well as the ceiling linings. 

Posted by: ADMIN AT 04:07 pm   |  Permalink   |  Email
 

Time limits on complaints for Building Work.

There are essentailly two reasons why you would have a building complaint. They are:

  • You have been adversely affected by building work (this can be a builder you hired or even one that your neighbours have engaged).
  • You have a contract dispute.

As set out in the Building Services (complaint Resolution and Administration Act 2011

Building Services Complaint:

A building service complaint must be made within 6 years after the completion of the regulated building service to which the complaint relates. This means 6 years from Pratccial Completion. It is interesting to note that a Building Services complaint may be made by sebsequent owners for a period of 6 years after PCI.

An example of a Building Services complaint is if the neighbours engaged a builder to construct a new home and the stormwater drainage is affecting your property.

Another example is if you hired a builder to install some new windows and they have begun to crack within 6 years.

If the builder attends to fix something, you get another 6 years waranty 


A Breach of Contract:

You have 3 years to lodge a claim for a contract dispute.

An example may be that you requested a specific brand of tile and it was not installed or the builder did not finish the home building work on time.

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