AUST – HENDRY building surveyors performed a building audit on a special purpose building for a client who was in a post construction dispute with the builder. The following is an extract of a very extensive building audit. Building owners and managers can view this building audit as a preclude to any problems they may dispute with a builder in the defects liability period, take it on board and try to remedy the problems during construction.

After receiving 2 inspection reports on the building works, the owner appointed HENDRY to perform a building audit to help determine the future direction.


 

 

BUILDING AUDIT

SPECIAL PURPOSE BUILDING

XXXX

XXXX

 

PREPARED FOR

XXXX

 


 

 

TABLE OF CONTENTS

1. BUILDING AUDIT EXECUTIVE SUMMARY………………………………….3
2. INTRODUCTION……………………………………………………………………….4
3. SCOPE OF WORK………………………………………………………………………5
4. LIMITATIONS…………………………………………………………………………..5-6
5. ASSESSMENT……………………………………………………………………………7-26
6. CONCLUSION……………………………………………………………………………27
7. REFERENCES……………………………………………………………………………28
8. APPENDIX 2 – Photo File……………………………………………..……………29

 

DISCLAIMER

The information contained in this building audit document is given in good faith, based on site surveys and information provided to Hendry Group xxxx by site representatives. However, Hendry Group xxxx, their directors and/ or employees do not give any warranty for the reliability or accuracy of this information or accept any responsibility for errors or omissions in this document/building audit, whether by negligence or otherwise.

 


 

1. EXECUTIVE SUMMARY

Hendry Group xxxx has been engaged to undertake a Special Purpose Building Audit of the xxxx located at xxxx. The purpose of the building audit is to provide a third party review of all remaining defects as listed by xxxx and their building audit.

The outcomes of this third party review (building audit) has established that while many of the defect items identified should be dealt with by xxxx under a scheduled maintenance program, it is evident that many of the defects are as a result of incomplete works and poor workmanship at the time of construction.

We consider that many of the defects in the building audit schedule are of an aesthetic nature and issues of workmanship can be subjective, where regulation, Australian Standards or best practice cannot be applied. We have identified however, that many of the issues listed, may directly impact on the health, amenity and safety of the building occupants.

The following items in this building audit as outlined within Section 5 of the Assessment are considered to be critical and should be rectified forthwith.

Items: 11, 12, 24, 28, 50, 55, 57, 58, 60, 63, 73, 74, 76, 78, 79, 82, 80, 88, 90 and 91.

 


 

2. INTRODUCTION

xxxx were awarded the contract to construct the xxx in xxxx with a contract period of xx weeks. On the xxxx a preliminary defects list was issued by xxxx to xxxx. A subsequent building audit defects list was issued on the xxxx. Further defects have been identified by xxxx in a building audit that will form part of this review.

Both xxxx and xxxx are of the opinion that the defects as listed in the building audit have not been adequately attended to by xxxx.

A representative from Hendry Group has carried out an onsite building audit of the xxxx with the intent of providing a third party review of the defects identified by xxxx and xxxx.

This building audit has been structured to assist all stake holders to ascertain the legitimacy of the defects as listed and qualify who in our opinion is responsible to rectify the items as identified within the defects list.

Site Location

Inset photo

 


 

3. SCOPE OF WORKS

Building Audit

The level of building audit is extended to those defects items identified by xxxx on the xxxx and the subsequent defects list issued on the xxxx. Comment will also be provided on those items identified by xxxx as outlined within the building audit document “xxxx Defects List”.

General Inspection criteria:

Date of Building Audit Inspection xxxx
Time of Inspection xxxx
Weather at time of inspection 27c, Sunny, with clear sky

 

4. LIMITATIONS

The advice provided in this building audit by Hendry Group (xx) Pty Ltd is given in good faith based upon our technical expertise to interpret the provisions of the Building Code of Australia. Hendry Group (xx) Pty Ltd will not be held responsible for alternative advice or interpretations by others.

The building audit is not a certificate of compliance of the property or buildings within the requirements of any Act, regulation, ordinance, local law or by-law, or as a warranty or an insurance policy against problems developing with the building/s in the future.

A building audit of an existing building presents various limitations. A limitation is defined as any factor that prevents full achievement of the purpose of the building audit.

It should also be noted that the building audit may present the following limitations:

  • Possible defects contained in inaccessible sections of existing installations;
  • Removal of any type of panel;
  • Lifting of floor coverings;
  • Access to non-trafficable spaces;
  • An asbestos register audit;
  • Destructive or invasive inspections of concealed areas, etc.;

Given the above-mentioned limitations the Hendry Group must exclude analysis of certain regulatory requirements in this building audit.

 


These technical exclusions for this building audit apply:

  • Termite risk management;
  • Any structural element(s) that has been, or should have been, designed and specified by a suitably qualified engineer.
  • Concealed damp-proof course.
  • Plumbing.
  • Health hazards (e.g., allergies, soil toxicity, lead content, radon, presence of asbestos or urea formaldehyde).
  • Soil conditions.
  • Concealed framing-timbers.

Where comment can be made in relation to any of the above-mentioned matters Hendry Group will include such analysis in its building audit; however this analysis may be incomplete and/or inconclusive and may not be suitable for verification purposes.

There are also a number of administrative exclusions which must be articulated in this building audit. These include the following matters. Hendry Group may be commissioned to audit and report on any of the following matters; however these matters are not addressed in this report.

The following administrative exclusions apply to this building audit:

  • Verifying statutory approval(s) for the construction of alterations and additions;
  • Identification, and/or verification of compliance, with any existing encumbrances;
  • Discharge of storm water drainage;
  • Assessment of whether the site is liable to flooding;
  • Evaluating departures from the Deemed-To-Satisfy provisions of the Building Code of Australia;

 


 

5. ASSESSMENT

Internal Parts

Item Building Audit Sample Photo Ref Building Audit Comment
1. Structural crack in wall tiles to disabled toilet – east wall 1.1, 1.2, 1.3 Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xx/xx/xx.The crack has become progressively worse and now extends from floor to ceiling with an average width of 1.5mm.It is our opinion that the crack has developed as a direct result of movement within the structure.We recommend that the builder rectify the fault in consultation with the design engineer.
2. Toilet Pans installed on sand and not fixed to the floor. 2.1, 2.2 It is our opinion that twelve toilet pans may not have been securely fixed to the floor in accordance with AS/NZS 3500.2 Clause 11.28.2.We recommend that a complaint to the Plumbers Licensing Board lodged to investigate the issue further.This issue has been rectified at the expense of xxxx.
3. Cracked tiles in corridor of female change rooms wall NA Issue highlighted on the defects list issued by xxxx on the xxxxx and the subsequent defects list of the xx/xx/xx.We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
4. Painting required to render repair in female change rooms 3.1, 3.2 Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xx/xx/xx.We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.

 


 

Item Building Audit Sample Photo Ref Building Audit Comment
5. Air vent cover in female change rooms falling out 4.1 We consider that the issue should be attended to by xxxx under the current maintenance programme.
6. Toilets and showers – no water pressure when evaporative cooling is running or the tank is filling – especially in female shower NA Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xx/xx/xx.We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
7. Re-cut tile and grout next to urinal in boys toilet 6.1 We consider that the issue should be attended to by xxxx under the current maintenance programme.
8. Cracked tiles in corridor of boys toilet 7.1 Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xx/xx/xx.We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
9. Air vent cover in male change rooms falling out 8.1 We consider that the issue should be attended to by xxxx under the current maintenance programme.
10. Cracked tiles in boys change room 9.1 Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xxxx.We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.

 


 

Item Building Audit Sample Photo Ref Building Audit Comment
11. Drainage flange not installed flush to tiles in boys showers 10.1 Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xxxx.The removable grate should be installed flush with the level of the floor surface in accordance with AS 3500.2.2 Clause 4.6.7.6.We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
12. Shower recess and change room floors incorrectly graded as per email NA With the shower heads running at full pressure within the male change rooms it was noted that waste water did not adequately fall into the available floor waste. The waste water could be seen running away from the floor waste into the adjoining change room.While we appreciate that the design of the shower cubical would allow a degree of waste water to splash beyond the shower cubical we would not expect waste water to fall away from the floor waste.As constructed the shower recesses and adjoining change rooms have not been constructed in accordance with AS3740 Clause 5.9 Wet area floors We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault
13. Light to cleaners store falling out. 12.1 We consider that the issue should be attended to by xxxx under the current maintenance programme.
14. Striker plate provision incorrectly cut into door jam. 13.1 Incorrect door frame had been installed. The issue remains the responsibility of the Builder. We recommend that the builder rectify the fault

 


 

Item Building Audit Sample Photo Ref Building Audit Comment
15. Window installation to office not complete and poorly installed. Paint work also not complete. 14.1, 14.2, 14.3 14.4, 14.5 Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xxxx.The finish of the windows to the perimeter shadow line detail has not been completed to a satisfactory standard.We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
16. Painting around office door frame not done. 15.1 Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xxxx.The painting to the staff office is sub standard throughout. We question if a registered painter had been employed to undertake the works. We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
17. Wall paint spilt onto skirting – inside office. 16.1 Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xxxx.The painting to the staff office is sub standard throughout. We question if a registered painter had been employed to undertake the works. We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.

 


 

Item Building Audit Sample Photo Ref Building Audit Comment
18. Render on Aluminium door frame – inside office 17.1 Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xxxx.We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
19. Poor render work around office door frame – inside office 18.1 Issue highlighted on the defects list issued by xxxx on the xxxxx and the subsequent defects list of the xxxxx.We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
20. Painting and finish incomplete to office entry 19.1 Issue highlighted on the defects list issued by xxxx on the xxxxx and the subsequent defects list of the xxxxx.The painting to the staff office is sub standard throughout. We question if a registered painter had been employed to undertake the works. We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
21. Painting to office door and to office in general not complete 20.1, 20.2 Issue highlighted on the defects list issued by xxxx on the xxxxx and the subsequent defects list of the xxxx.The painting to the staff office is sub standard throughout. We question if a registered painter had been employed to undertake the works. We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.

 


 

Item Building Audit Sample Photo Ref Building Audit Comment
22. Skirting incomplete to double doors in classroom. Also paint run on door frame. 21.1, 20.2 Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xxxx.We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
23. Finish above emergency exit door frame north wall main gym incomplete. Timber primer not evident on door. 22.1, 22.2 We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
24. Protective padding around hose reel not properly fixed. 23.1 Issue highlighted on the defects list issued by xxxx on the xxxx and the subsequent defects list of the xxxxx.We believe the issue remains the responsibility of the Builder. We recommend that the builder rectify the fault.
25. Various cracks in render in main gym. 24.1, 24.2 It is expected that minor surface cracking will appear in rendered surfaces over a period of time due to the combination of settlement and expansion/contraction of materials.We consider that the surface cracking in this instance are of a minor nature and should be attended to by xxxx under the current maintenance programme.
26. Structural crack to south west corner of main gym. 25.1 It appears that movement may have occurred at a construction joint in the render. We recommend however that further investigation by a Structural Engineer be sought.

 


 

6. CONCLUSION

Based on the desk top audit of the documentation provided and our observations during the building audit site inspection we consider that many of the defects identified by xxxx and xxxx are warranted.

It is our opinion that the Builder should be given the opportunity to assess the building audit comments and then complete and rectify those works identified within Section 5 Assessment. Where the builder refuses to undertake the works we recommend that a formal complaint be lodged with the xxxxx.

Prepared By

xxxxxxxx

 


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