Building Prepurchase combined with pool inspections 

Is the cost of a prepurchase building inspection in Perth really worth the price?

A comprehensive building and pest prepurchase inspection is the best tool available when buying a house in Perth to gauge the defects and the true cost of the purchase. For informed opinions regarding the exact building condition, reports on significant (and minor) defects and to have the best position for bargaining when buying a home, you can look no further than a prepurchase building inspection from a licensed and qualified building inspector.. 

An experienced inspector will not only locate and identify the major and minor defects, conducive condition should also be identified so that you are aware of the known risks moving forward, this is the best approach and the only way to know exactly what you are buying when purchasing a house in Perth.

The best type of report is one which is description and informative with images to show the defect and location, after all a picture is worth a thousand words to a non building specialist such as the typical home buyer.

Roof defects are common when purchasing a new home and a comprehensive inspection will identify poor building practices and also identify areas of structural significance where the building work is defective. Most contracts will allow you to renegotiate if there are significant structural defects identified in a building prepurchase inspection.

Cracks and other significant defects are also common and a fully detailed prepurchase report should identify those which are a structural concern, and, for piece of mind those which are merely the result of building settlement and are not significant. 

Leaking showers, leaking roofs, non compliant smoke alarms and RCD's all round out the list of common defects which are usually left to chance if you do not engage a licensed and qualified building inspector 

Top Plate. This is the continuous timber to the top of the walls. It supports the roof structure, usually onto the brickwork.

Ceiling Joists. These are the timber members that provide a frame to fix the ceiling lining to.

Rafters. These form the sloping "shape" of your roof and run perpendicular to the ridge. Rafters will be supported by underpurlins and struts.

Underpurlins. Run horizontally and parallel to the Ridge Beam and perpendicular to the roof slope. They are fixed underneath the Rafters and help prevent roof sag and to tie rafters together preventing spreading of the frame. Fixings at underpurlins also prevent wind uplift.

Struts and Props. These are supports underneath members usually fixed between underpurlins and ridge beams. These are an integral part of the load bearing.

Soffit or Eaves Bearers. These are between wall and the Fascia and allow the Soffit / Eaves Lining to be fixed.

Soffit or Eaves Lining. This is the horizontal sheet cladding underneath the eaves. Eaves. Eaves are the overhang of rafters beyond the supporting wall line.

Ceiling Hanging Beams. These beams are placed between load bearing walls or other lead bearing supports such as beams and are perpendicular to the Ceiling Joists. They reduce the span of the ceiling Joists are tied to the Hanging Beam hanger straps.

Roofing Battens. Roofing Battens are fixed onto the outer side of the Rafters toi the underside of the roof cover.

Sarking. Sarking is a strong, moisture proof, reflective, metallic building paper which is placed over the rafters but underneath the roof batons. The sarking runs to the roof gutter and the reflective side should always face outwards to repel heat.

Collar Ties. These are horizontal timber beams between the Rafters (usually at un

derpurlins) that stop the Rafters spreading.

Ridge Beam. This is the horizontal timber beam at the apex of the roof. It joins the ends of the rafetrs at the highest point.

What are the requirements for openable windows in second storey construction?

To summarise (for full description you must read the entire requirement as stated in the BCA- the below is a summary only) the building code of Australia 3.9.2.5 Protection of openable windows states:

• In all second storey residential construction the openable part of a bedroom window must be restricted from opening greater than 125mm or alternatively a screen placed over the window and fixed to it which can withstand the force of a child (but not, obviously a normal insect screen).
• Other alternative methods include installing a child resistant device or ensuring that the window has a complicated, two hand opening system and is unable to be opened easily. (it is important to note that a lockable window does not comply becase the chance that the window may be forgotten to be locked, or that the key is simply left in the lock is too high)

​The full requirements are as follows:

3.9.2.5 Protection of openable windows

(a) A window opening must be provided with protection, if the floor below the window in a bedroom is 2
m or more above the surface beneath.

(b) Where the lowest level of the window opening is less than 1.7 m above the floor, a window opening covered
by (a) must comply with the following:

(i) The openable portion of the window must be protected with
a device capable of restricting the window opening; or
a screen with secure fittings.

(ii) A device or screen required by (i) must

(A) not permit a 125 mm sphere to pass through the window opening or screen; and
(B) resist an outward horizontal action of 250 N against the
(aa) window restrained by a device; or
(bb) screen protecting the opening; and

(C) have a child resistant release mechanism if the screen or device is able to be removed, unlocked or
overridden.

(c) A barrier with a height not less than 865 mm above the floor is required to an openable window

(i) in addition to window protection, when a child resistant release mechanism is required by (b)(ii)(C); and
(ii) where the floor below the window is 4 m or more above the surface beneath if the window is not covered by
(a).
(d) A barrier covered by (c) must not
(i) permit a 125 mm sphere to pass through it; and
(ii) have any horizontal or near horizontal elements between 150 mm and 760 mm above the floor that facilitate
climbing.
(ii) have any horizontal or near horizontal elements between 150 mm and 760 mm above the floor that facilitate
climbing.
 

What are the requireemnts for openable windows in second storey construction?

To summarise (for full description you must read the entire requirement as stated in the BCA- the below is a summary only) the building code of Australia 3.9.2.5 Protection of openable windows states:

• In all second storey residential construction the openable part of a bedroom window must be restricted from opening greater than 125mm or alternatively a screen placed over the window and fixed to it which can withstand the force of a child (but not, obviously a normal insect screen).
• Other alternative methods include installing a child resistant device or ensuring that the window has a complicated, two hand opening system and is unable to be opened easily. (it is important to note that a lockable window does not comply becase the chance that the window may be forgotten to be locked, or that the key is simply left in the lock is too high)

​The full requirements are as follows:

3.9.2.5 Protection of openable windows

(a) A window opening must be provided with protection, if the floor below the window in a bedroom is 2
m or more above the surface beneath.

(b) Where the lowest level of the window opening is less than 1.7 m above the floor, a window opening covered
by (a) must comply with the following:

(i) The openable portion of the window must be protected with
a device capable of restricting the window opening; or
a screen with secure fittings.

(ii) A device or screen required by (i) must

(A) not permit a 125 mm sphere to pass through the window opening or screen; and
(B) resist an outward horizontal action of 250 N against the
(aa) window restrained by a device; or
(bb) screen protecting the opening; and

(C) have a child resistant release mechanism if the screen or device is able to be removed, unlocked or
overridden.

(c) A barrier with a height not less than 865 mm above the floor is required to an openable window

(i) in addition to window protection, when a child resistant release mechanism is required by (b)(ii)(C); and
(ii) where the floor below the window is 4 m or more above the surface beneath if the window is not covered by
(a).
(d) A barrier covered by (c) must not
(i) permit a 125 mm sphere to pass through it; and
(ii) have any horizontal or near horizontal elements between 150 mm and 760 mm above the floor that facilitate
climbing.
(ii) have any horizontal or near horizontal elements between 150 mm and 760 mm above the floor that facilitate
climbing.
 

BAL Ratings are a method which has been adopted to limit damage to buildings in the event of a bush fire to comply with The Building Code of Australia performance requirements. The level of risk is determined by many factors including proximity to trees and slope of the land. Ratings are from LOW (no provisions needed) to FZ (signifigant building provisions to reduce the risk of damage)

BAL provisions can signifigantly increase the cost of building, and it is important to have the house inspected to ensure that the provions are adeqaute and have been properly installed. Thats where SHS can help!

Buildingsmust be constructed in accordance with the Building Code of Australia (BCA). 

The BCA states:

P2.3.4 Bushfire areas 
A Class 1 building or a Class 10a building or deck associated with a Class 1 building that is constructed in a designated bushfire prone area must, to the degree necessary, be designed and constructed to reduce the risk of ignition from a bushfire, appropriate to the— 
(a) potential for ignition caused by burning embers, radiant heat or flame generated by a bushfire; and 
(b) intensity of the bushfire attack on the building. 

And 

Part 3.7.4.0 
Performance Requirement P2.3.4 is satisfied for— 
(a) a Class 1 building; or 
(b) a Class 10a building or deck associated with a Class 1 building, 
located in a designated bushfire prone area if it is constructed in accordance with— 
(c) AS 3959; or 
(d) NASH Standard 'Steel Framed Construction in Bushfire Areas'.

Building Inspectors. What exactly do they do and how can they help you?

A qualified, experienced building inspector will be able to assist you with matters of building workmanship, compliance with building regulations, as well as they can be relied upon to provide expert advice. As leading industry experts Building Inspectors must be impartial and any reports must present the facts.

In Perth the main three ways in which a building inspector can help you are:

If you are buying a new house
To assess the major defects and structural issues with the home, which can assist you with negotiations whilst purchasing as well as informing you of any immediate or expensive maintenance issues. Some examples of common Issues are with waterproofing, a lack of RCD's, no smoke alarms, poor Weatherproofing, ineffective or daamged roof structure, defective pool fencing.


If you are building or have built a new home
An inspection at PCi is strongly advised, but many people do not realise the benefits of inspections at other stages. Roof frame, bricks at plate height can be assessed for workmanship to ensure your new home is being constructed in line with expected industry standards in regards to complaince of structure and acceptable workmanship.


Advising on matters of defective workmanship
If at any time (with maximum time limits applicable) after the building work or trade has completed the building work you may lodge a complaint for defective building work. As a general rule you have 3 years for a contract dispute and 6 years for a building dispute.

And a part fromk the aformentioned SHS building consultants are available to comment on matters relating to building compliance, acceptable trade practices, contracts and much more.

There are several common decking problems outlined below. They are, in our experience the most common, but the list should not be considered exhaustive.

Sagging and Bounce

Timbers used in decks must satisfy the span requirements and minimum size requirements set out in the Building Code and Australian Standards. Complying with these ensures that the timber is unaffected by a negative structural effect (bounce or sag) These are legally binding and should your deck sag a sa result of unsuitable timber span or dimension then defective building work is implied.

Premature Deterioration

Pine is commonly used in timber deck construction. It is readily available and easy to work with. Pine must be treated, depending on the application for external use.

If in contact with the ground pine must be at least H4 treated. If the minimum treatment has not been achieved (the ends of timbers are marked with a tag specifying the grade) they can tend to rot.

Cupping / twisting of boards.

High moisture content, framing members too close to the ground and inadequate ventilation are common causes of cupping or twisting of decking boards. Decks must be constructed with sufficient ground clearance, drainage and ventilation to prevent such damage.

Another common cause is not sealing boards with a suitable agent. Commonly decking oil is applied to prevent moisture from entering the timber, the protective coating ensures that moisture is unable to come in contact with wood.

Honourable Mentions

decking boards are often installed reeded side up as opposed to reeded side down. It is a common misconception that reeded decking should be installed upwards facing for aesthetics, or grip. The reeding is actually designed to allow moisture to bead on the underside of the timber and fall with gravity. Moisture forms on the ridges of the reeded decking at the unsealed, underside of the boards, especially at joist connections, preventing moisture from penetrating into the timber as a result of soil in close proximity, lack of ventilation and rainfall. Installing reeded decking with the reeded side down combined with adequate clearance, suitable fixings and adequate sealing of timbers is expected to prevent cupping of boards.