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REPORT ON BUILDING DEFECTS(REVISION 1 CONCISE)

For the property known as

CENTENNIAL

at

88-98 KING STREET, RANDWICK

On behalf of

THE OWNERS STRATA PLAN 75411

Through

THE STRATA AGENCY PTY LTDPO BOX 1716,

CROWS NEST NSW 1585

DECEMBER 2010

/opt/scribd/conversion/tmp/scratch2405/78088289.doc Page 1

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(Ref: 78088289.doc)


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1.0 INTRODUCTION

1.1 Overview and brief

1.1.1 RHM Consultants Pty Ltdwas instructed by The Owners Strata Plan 75411, through The Strata Agency Pty Ltdto inspectthe property known as Centennial located at 88-98 King Street, Randwick.

1.1.2 The purpose of the inspection was to identify building defects affecting the individual residential units and all internal andexternal common property, and to subsequently provide an expert opinion on the building defects and responsibility for thedefects in the context of a potential claim for defective building work against the original builder.

1.1.3 Inspections were carried out on Wednesday 07th October 2009, Thursday 08th October 2009, Friday 09th October 2009,Tuesday 13th October 2009, Wednesday 14th October 2009, Friday 06th November 2009 and Thursday 09th December 2010 inthe presence of the respective occupants of the lots. The sole author of this report, Mr. Andrew Stewart conducted theinspections.

1.2 Building description1.2.1 The property known as Centennial consists of four multi-storey residential buildings (referred to as Pavilions) comprising

ninety-three lots. The complex is constructed upon a predominantly flat block of land fronting King Street.

1.2.2 The buildings are constructed upon a reinforced concrete podium slab over a large twin-level basement carpark. Thebasement carpark is constructed of reinforced concrete columns and beams with perimeter core-filled reinforced blockworkboundary walls. The basement carpark floor comprises an in-fill reinforced concrete slab and is accessed via a reinforcedconcrete driveway on the western elevation of the complex off King Street.

1.2.3 The buildings are constructed with load-bearing, cavity brickwork walls supporting internal reinforced concrete floor slabs.The internal partition walls between the sole-occupancy units are load-bearing, rendered masonry walls. The internal wallswithin the individual sole-occupancy units consist of galvanised steel-framing clad with set plasterboard sheeting. Each unit


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has access to at least one reinforced concrete balcony (with clear-finished hardwood timber floorboards) or courtyard (with

ceramic floor tiles) featuring powder-coated aluminium-framed balustrades or rendered masonry perimeter planterboxes.

1.2.4 The buildings feature exposed, flat, pre-cast reinforced concrete roofs (such as Ultrafloor or similar) with fibreglass-reinforced, liquid-applied waterproof membranes and perimeter powder-coated metal cappings to the low-height parapetwalls. The roofs are drained via recessed (formed) box gutters which are connected to partially concealed downpipes.Stainless steel harness anchorage points are also located on the rooftop. Roof-mounted air-conditioning plant (includingcondensers) is enclosed by painted, timber-framed privacy screens, while the roof-mounted, gas-fired hot water systems aretypically enclosed by steel-framed, custom orb clad privacy screens. Rendered reinforced concrete lift shaft housings withflat, reinforced concrete roofs feature exposed liquid-applied waterproof membranes. The roof of Pavilion 4 is obscured withCoreflute protection boards, geotechnical fabric and pebble ballast, while core-filled reinforced blockwork walls bound thehot water system enclosure in place of privacy screens.

1.2.5 The complex was constructed on the site of the old Randwick Tramway Workshops and features substantial groundsincluding garden areas and an in-ground reinforced concrete pool and sunbaking deck. A grassed lawn area separatesPavilion 3 and Pavilion 4, while a paved hardstand area incorporating a shallow pond separates Pavilion 1 and Pavilion 2. Theheritage-listed brickwork chimney stack was restored as part of the development and is located on the southern elevation ofthe complex adjacent to Pavilion 1 and Pavilion 2.

1.2.6 The residential units are accessed via a series of tiled or carpeted internal common foyers, some with access to partiallyenclosed Juliet balconies featuring powder-coated aluminium-framed balustrades. Pavilion 1 and Pavilion 2 are serviced by asingle lift each, while Pavilion 3 and Pavilion 4 are serviced by two lifts each (six lifts in total); however access is alsoavailable via separate internal fire stairwells.

1.2.7 The buildings external facades consist of face brickwork with ironed bed and perpend joints, powder-coated aluminium-framed windows, painted/rendered reinforced concrete elements and adjustable clear-finished cedar louvre screens.

1.2.8 We have been informed that the complex was completed circa February 2006. The building is approximately four years old,hence rectification of identified defects should be sought through the original Contractor in accordance with Section 18B ofthe Home Building Act 1989 (NSW).

1.2.9 For the purposes of this report, the King Street frontage of the building is deemed the southern elevation.


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1.3 Building classification

1.3.1 The design and intended uses ofCentennialattracts the following classifications in accordance with the Building Code ofAustralia (BCA):

Class 2 a building containing two or more sole-occupancy units each being a separate dwelling;Class 7a a carpark.

1.3.2 The BCA referred to herein is Volume 1 of the 2005 edition of the Building Code of Australia (BCA) and the New SouthWales variations. We have referred to either the deemed-to-satisfy provisions or the performance requirements of theBCA, both of which can be used for determining compliance with the BCA.

1.4 Report structure

1.4.1 Section 2.0 Defect Schedule forms the main body of the report and comprises an itemised defect schedule that is separatedinto three (3) columns:

1.4.2 The first column nominates the item reference numbers and sub-references (A-F).

1.4.3 The second column provides commentary on the defect items and is separated into six (6) rows per building defect item:

i. The first row (sub-reference A) contains the location and description of the defect item.

ii. The second row (sub-reference B) contains any backgroundinformation (where applicable) pertaining to the defect item.

iii. The third row (sub-reference C) provides what, in our opinion, is the suspected cause of the defect item.

iv. The fourth row (sub-reference D) provides our opinion whether the defect item breaches any of the applicable statutorywarranties under Section 18B of the Home Building Act 1989 (NSW), or other relevant codes or standards.


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v. The fifth row (sub-reference E) provides our opinion as to what the recommended scope of works/method of rectification

is for the defect item.vi. The sixth row (sub-reference F) contains a cost estimate for the recommended scope of works/method of rectification for

the defect item.

1.4.4 The third column provides a photograph or photographs of the defect item referred to in the second column.

1.5 Qualifications1.5.1 All inspections were visual only, without the use of invasive or destructive investigations, flood testing (except where noted

otherwise) or specialist diagnostics equipment, with the exception of a moisture metre. The moisture metre used was a

2007 model GE Surveymaster Protimeter Dual-Function Moisture Meter.

1.5.2 All observations were made from the external common areas and adjoining grounds, the respective floor levels of eachbuilding or the roofs ofCentennialunless otherwise stated.

1.5.3 We note that the defects contained in the following schedule are in our opinion the result of defective building work and arenot a consequence of normal wear and tear or maintenance issues associated with the ageing of the complex.

1.5.4 Throughout the following defects schedule under Location and description (second column, row A) relating to internalwater penetration issues within the complex, where it states evidence of water penetration, we have not seen the waterpenetrate directly, unless otherwise stated.

1.5.5 Where cracking was observed in various locations throughout the internal and external areas, we have provided an opinionon which of these cracks we consider to be within acceptable standards and tolerances as stipulated by The Office of FairTrading (OFT) Guide to Standards and Tolerances dated July 2003 Section 3 Masonry. This section of the document statesthat cracking which is less than 1mm in width or where there are no areas of drummy or delaminating render is notconsidered a justifiable building defect. Given that this document is widely accepted within the building and Home OwnersWarranty (HOW) insurance industry and also by the Consumer, Trader and Tenancy Tribunal (CTTT), cracking which fallsoutside the stipulated parameters outlined within the document is not considered the responsibility of the original


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Contractor. In other cases, we may have observed cracking which was less than 1mm in width and did not report on same as

a consequence of the parameters of the aforementioned document.

1.5.6 Throughout the following defects schedule under Suspected Cause (second column, row C), where it states poorworkmanship, we note that we have not reviewed the contract documents which may or may not describe the exactmethod of work required for each building element, unless otherwise stated. In circumstances where there is no exactmethod of work for each building element, it is our opinion that the builder is expected to carry out the work as part of theirduty of care in accordance with all relevant Australian Standards, codes and acceptable building practice.

1.5.7 We note that classification of defective building works described within the second column, row D of this report is based onour understanding of the provisions of the Home Building Act 1989 (NSW) and is provided to assist in the assessment of anyclaim. The classifications may require qualified legal opinion.

1.5.8 The Recommended scope of works/method of repair (second column, row E) outlines what in our opinion are the minimumrequirements to address the alleged defects. The scope of works is presented as a guide only and should not be employedwithout express written consent or direction from RHM Consultants Pty Ltd. RHM Consultants Pty Ltdwill not be held liablefor any issues that arise as a result of works being undertaken based on the suggested scope of works by any party, withoutconsultation or supervision.

1.5.9 Where we have specified preparation and application of paintwork to a surface that is to be repaired on account of defectivebuilding work under Recommended scope of works/method of repair (second column, row E) we have allowed to prepareand paint the entire surface area of the affected element to the nearest architectural break-line (such as an internal cornerof a wall) in accordance with standard industry practice.

1.6 Cost estimates

1.6.1 The cost estimates assigned to each individual defect are conservative estimates based on both our calculations of thelabour and material requirements, and our experience with remedial works of this nature undertaken recently on similarbuildings.

1.6.2 True costs can only be achieved by obtaining competitive tenders based on a detailed scope of works.


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1.6.3 The estimate includes builders margins and preliminaries, but does not include professional fees for preparing

specifications, calling tenders, and supervising the works.

1.6.4 Our cost estimates allow for both the rectification of the individual defects, and the rectification of any associated damage(including painting etc). Our estimate is also based on the assumption that the rectification of similar defects will beundertaken simultaneously and continuously throughout the building.

1.7 Duty to courts

1.7.1 We confirm that this report was prepared in accordance with the Expert Witness Code of Conduct (Schedule 7 of the UniformCivil Procedure Rules 2005 (UCP Rules)) and the Consumer, Trader & Tenancy Tribunal (CTTT) Chairpersons Directionsheaded Expert Witness Code of Conduct.

1.7.2 We declare the author has read the Expert Witness Code of Conduct and agrees to be bound by it.

1.7.3 A copy of the authors Curriculum Vitae is attached for reference.


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2.0 DEFECT SCHEDULE

2.1 DEFECT SCHEDULE RESIDENTIAL UNITS

ITEM COMMENTARY PHOTOGRAPH

1 PAVILION 1 | UNIT 1.04A Location and description

Storage cupboardEvidence of water penetration in the form of streaming staining emanating from the head ofthe western pre-cast reinforced concrete wall.

B Background1. This item is considered to be a common propertydefect.2. The occupant advised at the time of inspection that previous remedial building works were

undertaken in the area adjacent to the external planterbox and that these works have beenonly partially successful.

3. The occupant advised at the time of inspection that the adjoining external common areaStorage Rooms are affected by similar instances of water penetration, although there wasno available access to the affected areas.

C Cause1. Absence or failure/poor detailing of the waterproofing provisions within the planterbox

located immediately over.

D Breach(es)Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a properand workmanlike manner.

E Recommended scope of works/method of repair1. Carefully remove the vegetation/finishes from within the affected planterbox. Store

vegetation in pots. Maintain the health of the plants during the work;


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2. Excavate the soil from within the planterbox and store on site;3. Adequately prepare the substrate;4. Ensure the drainage provisions are adequate. If they are not adequate, install suitable

drainage provisions;

(contd)

5. Supply and apply a new waterproof membrane to the internal surfaces of the planterbox,detailing in accordance with the manufacturers instructions;

6. Supply and install drainage cells, protection boards and geotechnical fabric;7. Reinstate the soil within the planterbox and compact in appropriate layers;8. Replant the original vegetation. Replace any plants which do not survive with juveniles of the

same species;9. Supply and install a suitable over-flashing to prevent water bypassing between the

planterbox wall and the cavity brick faade. The new over-flashing should be lapped onto theexisting cavity flashings to eliminate the possibility of water bypass.

10.Appropriately prepare the substrate within the storage cupboard;11.Supply and apply a suitable paint for the conditions of service to the substrate within the

storage cupboard in accordance with the manufacturers recommendations.

F Cost (excl. GST)$


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2 PAVILION 1 | UNIT 1.04 (contd)A Location and description

Eastern courtyard

1mm wide horizontal cracking to the eastern rendered masonry wall at the interface of theconcrete beam.

B BackgroundThis item is considered to be a common propertydefect.

C Cause1. Differential movement between building elements.2. Shrinkage of the render.3. Insufficient provisions for movement joints.4. Poor workmanship during preparation and application of the render.5. Failure of the Contractor to return to site to rectify cracks in the render.

D Breach(es)Under Section 18B (a) of the Home Building Act 1989 (NSW) failure to perform work in a properand workmanlike manner. Office of Fair Trading (OFT) Guide to Standards and Tolerancesdated July 2003, Section 3 Masonry, Masonry distress.

E Recommended scope of works/method of repair1. Remove cracked, drummy and delaminating render from the affected building elements;2. Saw-cut edges square and rake-out cracks in the masonry substrate;


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3. Mechanically secure expanded metal mesh (metal lathe) over cracking in the masonrysubstrate;

4. Apply new render and install control joints as required;5. Appropriately prepare the substrate;6. Supply and apply a suitable paint for the conditions of service in accordance with the

manufacturers recommendations.

F Cost (excl. GST)$


Western courtyardDetached section of fibre-cement (FC) sheet soffit lining at the northern end in the north-westerncorner.


C Cause

1. Inadequate or inappropriately installed/secured mechanical fixings or adhesive.2. Poor workmanship during preparation and installation of the FC sheet soffit lining.


E Recommended scope of works/method of repair1. Reinstate the detached section of FC sheeting in accordance with the manufacturers


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recommendations;2. Repair any disturbed external surfaces via application of an appropriate mix of set plaster.

Trowel/finish flush with existing adjacent surfaces;3. Appropriately prepare the substrate;4. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the


F Cost (excl. GST)$


EntryCracked, drummy and delaminating concrete topping to the pre-cast reinforced concrete(Ultrafloor) floor slab. The concrete topping is noticeably displaced and hollow underfoot.


C Cause1. Excessive shrinkage of the concrete.2. Poor workmanship during placement of the concrete topping.

D Breach(es)


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Under Section 18B (a) and (b) of the Home Building Act 1989 (NSW), failure to perform work in aproper and workmanlike manner and materials not fit for purpose.

E Recommended scope of works/method of repair1. Remove the carpeted floor finishes including the underlay and smooth edge;2. Provide appropriate protection to adjoining surfaces;3. Demolish the cracked, drummy and delaminating concrete topping using pneumatic tools as

required;4. Appropriately prepare any exposed or corroding steel reinforcing including application of an

epoxy primer;5. Repair the reinforced concrete floor slab using a suitable high-strength repair mortar. Trowel

flush with existing adjacent surfaces;

6. Reinstate the carpeted floor finishes including the underlay and smooth edge.

F Cost (excl. GST)$


Western balconyDetached section of fibre-cement (FC) sheet soffit lining at the northern end in the north-westerncorner.


C Cause1. Inadequate or inappropriately installed/secured mechanical fixings or adhesive.


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2. Poor workmanship during preparation and installation of the FC sheet soffit lining.


E Recommended scope of works/method of repair1. Reinstate the detached section of FC sheeting in accordance with the manufacturers

recommendations;2. Repair any disturbed external surfaces via application of an appropriate mix of set plaster.

Trowel/finish flush with existing adjacent surfaces;3. Appropriately prepare the substrate;

4. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with themanufacturers recommendations.

F Cost (excl. GST)$


Western balconyEvidence of previous water penetration in the form of blistering and flaking paint anddeteriorating plaster to the set fibre-cement (FC) sheet soffit lining in the north-eastern corneradjacent to the Colorbond-clad service riser stack.


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B Background1. This item is considered to be a common propertydefect.2. The occupant advised at the time of inspection that the leak has since been rectified;

however the consequential damage to the set FC sheet soffit lining was not repaired whenthese works were undertaken.

C Cause1. Failure of the Contractor to return to site to repair the consequential damage caused by a

previous building defect.

D Breach(es)

Under Section 18B (a) and (d) of the Home Building Act 1989 (NSW), failure to perform work in aproper and workmanlike manner and within the time stipulated in the contract, or if no time isstipulated, within a reasonable time.

E Recommended scope of works/method of repair1. Suitably prepare the water-damaged soffit finishes including removal of sections of blistering

and flaking paint, delaminating set plaster and/or damaged FC sheeting;2. Reinstate any damaged FC sheeting and supply and apply an appropriate mix of set plaster.

Trowel/finish flush with existing adjacent surfaces;3. Supply and apply a suitable exterior paint system to the affected areas in accordance with

the manufacturers recommendations.

F Cost (excl. GST)$


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Western balconyEvidence of water penetration in the form of blistering and flaking paint, staining anddeterioration of the set fibre-cement (FC) sheet soffit lining surrounding the Colorbond serviceriser stack at the southern end.


C Cause1. Failure or poor detailing of the waterproofing provisions to the balcony located over at the

interface of the stormwater drainage provisions.


E Recommended scope of works/method of repair1. Carefully remove a portion of the timber decking to the surface of the balcony located

immediately above in the area above the water penetration damage;2. Identify the exact location of the leak by means of water/flood testing;3. Suitably prepare the substrate in accordance with the membrane manufacturers

recommendations;4. Supply and apply a new compatible liquid-applied waterproof membrane to the exposed

surface of the balcony in accordance with the manufacturers recommendations, detailingthe new waterproof membrane into the existing stormwater drainage provisions in anappropriate manner;

5. Reinstate the original timber decking including rectification of any inadvertent damage to thefinish of same;

6. Suitably prepare the water-damaged soffit finishes including removal of sections of blisteringand flaking paint, delaminating set plaster and/or damaged FC sheeting;

7. Reinstate any damaged FC sheeting and supply and apply an appropriate mix of set plaster.Trowel/finish flush with existing adjacent surfaces;


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8. Supply and apply a suitable exterior paint system to the affected areas in accordance withthe manufacturers recommendations.

F Cost (excl. GST)$


Western balconyEvidence of water penetration in the form of blistering and flaking paint and deterioration of theset fibre-cement (FC) sheet soffit lining surrounding the Colorbond service riser stack at thenorthern end.








surface of the balcony in accordance with the manufacturers recommendations, detailingthe new waterproof membrane into the existing stormwater drainage provisions in an


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appropriate manner;5. Reinstate the original timber decking including rectification of any inadvertent damage to the

finish of same;6. Suitably prepare the water-damaged soffit finishes including removal of sections of blistering

and flaking paint, delaminating set plaster and/or damaged FC sheeting;7. Reinstate any damaged FC sheeting and supply and apply an appropriate mix of set plaster.

Trowel/finish flush with existing adjacent surfaces;8. Supply and apply a suitable exterior paint system to the affected areas in accordance with


F Cost (excl. GST)$


Main bedroomEvidence of significant water penetration in the form of blistering and flaking paint, staining,mould growth, wet carpet and moisture meter readings to 100%, water-damaged render andswollen timber skirting boards and architraves at the base of the south-facing floor-to-ceilingaluminium-framed window.


C Cause1. Failure and/or poor detailing of the waterproofing provisions to the floor-to-ceiling aluminium-

framed window.2. Absence of or failure/poor detailing of the sill flashing.3. Absence of or failure/poor detailing of the end-stops to the sub-sill.4. Poor workmanship during construction and installation of the floor-to-ceiling aluminium-

framed window.

D Breach(es)


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Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in aproper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of theBuilding Code of Australia (BCA) 2005.

E Recommended scope of works/method of repair1. Provide appropriate access provisions to the affected section of the floor-to-ceiling

aluminium-framed window;2. Carefully dismantle the affected section(s) of the floor-to-ceiling aluminium-framed window

including removal of the glazing and gaskets to allow inspection of the aluminium-frames,sub-sills and/or flashings;

3. Remove sections of the aluminium framing as required to assist with eliminating waterpenetration into the adjoining habitable area;

4. Provide temporary weather-resistant protection to prevent water ingress into the adjoininghabitable area;5. Seek advice from the original manufacturer and/or a window specialist regarding the

appropriate means of repair/reinstatement;6. Reconstruct the floor-to-ceiling aluminium-framed window in accordance with the

manufacturers recommendations including replacement of faulty/damaged components asrequired;

7. Reinstate the glazing with new glazing gaskets in accordance with the manufacturersrecommendations;

8. Supply and install new powder-coated aluminium storm-moulds at the perimeter of the floor-to-ceiling aluminium-framed window in accordance with the manufacturersrecommendations;

9. Suitably prepare any water-damaged internal wall finishes including removal of sections ofblistering and flaking paint and delaminating set plaster;

10. Remove the swollen and water damaged MDF skirting boards and replace to match existing;11. Supply and apply an appropriate mix of set plaster to the affected walls and trowel/finish

flush with existing adjacent surfaces;12.Supply and apply a suitable paint for the conditions of service in accordance with the

manufacturers recommendations;13. Remove and replace the damaged carpet and smooth edge in the affected areas to match


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existing.

F Cost (excl. GST)$


Second bedroomEvidence of water penetration in the form of blistering and flaking paint, staining anddeterioration of the plaster to the suspended plasterboard ceiling lining in the north-westerncorner adjacent to the aluminium-framed glass sliding door to the western balcony. The flatreinforced concrete roof featuring a fibreglass-reinforced, liquid-applied waterproof membrane


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and perimeter powder-coated metal cappings to the low-height parapet walls is locatedimmediately above.

B Background1. This item is considered to be a common propertydefect.2. The occupant advised at the time of inspection that a previous similar instance of water

penetration within the main bedroom was rectified by the original Contractor.

C Cause1. Failure or poor detailing of the fibreglass-reinforced, liquid-applied waterproof membrane to

the flat reinforced concrete roof located over.

D Breach(es)Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in aproper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of theBuilding Code of Australia (BCA) 2005.

E Recommended scope of works/method of repair1. Suitably prepare the exposed reinforced concrete roof slab in accordance with the membrane

manufacturers recommendations;2. Supply and apply a new liquid-applied waterproof membrane to the exposed surface of the

roof slab in accordance with the manufacturers recommendations;3. Detail the membrane including any recommended terminations in accordance with the

manufacturers recommendations;4. Suitably prepare any water-damaged internal ceiling finishes including removal of sections of

blistering and flaking paint and delaminating set plaster;5. Supply and apply an appropriate mix of set plaster to the affected areas and trowel/finish

flush with existing adjacent surfaces;6. Supply and apply a suitable interior paint for the conditions of service in accordance with the


F Cost (excl. GST)$


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11 PAVILION 1 | UNIT 4.05 (contd)


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A Location and descriptionWestern balconyEvidence of water penetration in the form of staining at the location of cracking affecting the setfibre-cement (FC) sheet soffit lining joins. Delaminating set plaster was also observed in thislocation. The flat reinforced concrete roof featuring a fibreglass-reinforced, liquid-appliedwaterproof membrane and perimeter powder-coated metal cappings to the low-height parapetwalls is located immediately above.


C Cause

1. Failure or poor detailing of the fibreglass-reinforced, liquid-applied waterproof membrane tothe flat reinforced concrete roof located over.


E Recommended scope of works/method of repair1. Suitably prepare the exposed reinforced concrete roof slab in accordance with the membrane

manufacturers recommendations;2. Supply and apply a new liquid-applied waterproof membrane to the exposed surface of the

roof slab in accordance with the manufacturers recommendations;3. Detail the membrane including any recommended terminations in accordance with the

manufacturers recommendations;4. Suitably prepare any water-damaged external soffit lining finishes including removal of

sections of blistering and flaking paint and delaminating set plaster;5. Tape over any cracks between the FC sheets using an appropriate exterior-grade material;6. Supply and apply an appropriate mix of set plaster to the affected areas and trowel/finish

flush with existing adjacent surfaces;7. Supply and apply a suitable exterior paint for the conditions of service in accordance with the



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F Cost (excl. GST)$


Main bedroomEvidence of water penetration in the form of blistering and flaking paint, staining and mouldgrowth at the base of the timber architrave on the LHS of the doorway to the ensuite. Moisturemeter readings to 100% were recorded in this location.


C Cause1. Failure and/or poor detailing of the waterproofing provisions within the adjoining wet area.

D Breach(es)Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW) failure to perform work in aproper and workmanlike manner and breach of AS3740 1994 Waterproofing of wet areaswithin residential buildings and Section F1.7 (a) of the Building Code of Australia (BCA).

E Recommended scope of works/method of repair1. Remove any necessary bathroom fittings and fixtures including the shower screen;2. Demolish the wall and floor tiles within the ensuite shower recess;3. Suitably prepare the substrate;

4. Supply and apply a suitable waterproof membrane to full shower height in accordance withthe manufacturers recommendations and AS 3740 2004 Waterproofing of wet areas withinresidential buildings;

5. Install a suitable sand and cement screed with appropriate falls to the floor waste;6. Replace wall and floor tiles to match existing using a suitable, compatible tile adhesive;7. Reinstate bathroom fittings and fixtures;8. Repair consequential damage to all internal finishes including replacement of water damaged

timber flooring and timber architraves;9. Supply and apply a suitable paint for the conditions of service in accordance with the


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F Cost (excl. GST)$


Second bedroomEvidence of water penetration in the form of blistering and flaking paint and deterioration of theskirting board in the south-eastern corner adjacent to the entry to the ensuite. The southernexternal fire stairwell passage is located immediately adjacent.


C Cause1. Absence or failure/poor detailing of the waterproofing provisions to the southern external

faade within the fire stairwell adjoining the affected area.2. Failure/poor detailing of the cavity flashing to the southern external faade within the fire

stairwell adjoining the affected area.


E Recommended scope of works/method of repair1. Protect adjoining surfaces.2. Remove the stone pavers to the southern external fire stairwell;3. Expose the substrate by adequately preparing the surface of the reinforced concrete

staircase;4. Remove three courses of brickwork in three stepped sections along the southern faade

along the line of the reinforced concrete staircase;


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5. Clean out the cavity and remove any remnants of previous cavity flashings;6. Supply and install new Alcor or 20.0kg/m lead cavity flashings along the entire length of the

southern faade ensuring all laps and joins are appropriately sealed and detailed;7. Ensure that the overlap between upper and lower levels of the stepped cavity flashings is at

least 460mm (two bricks)8. Reinstate the brickwork to match existing providing weepholes every third perpend joint;9. Supply and apply a suitable, liquid-applied waterproof membrane to the exposed surface of

the reinforced concrete staircase in accordance with the manufacturers recommendations;10.Detail the new waterproof membrane appropriately including provision of a 100mm (or

similar) upturn;

11. Reinstate the stone pavers to the southern external fire stairwell using an appropriatecementitious adhesive;

12. Suitably prepare any water-damaged internal wall finishes including removal of sections ofblistering and flaking paint and delaminating set plaster;

13.Remove the swollen and water damaged timber skirting boards and replace to matchexisting;

14. Supply and apply an appropriate mix of set plaster to the affected walls and trowel/finishflush with existing adjacent surfaces;

15.Supply and apply a suitable paint for the conditions of service in accordance with themanufacturers recommendations.

F Cost (excl. GST)$


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KitchenEvidence of previous water penetration in the form of minor staining/discolouration to thesuspended plasterboard ceiling lining.

B Background

1. This item is considered to be a common propertydefect.2. The occupant advised at the time of inspection of previous instances of water penetration

affecting the suspended plasterboard ceiling lining.



D Breach(es)Under Section 18B (a) and (d) of the Home Building Act 1989 (NSW), failure to perform work in aproper and workmanlike manner and within the time stipulated in the contract, or if no time isstipulated, within a reasonable time.


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E Recommended scope of works/method of repair1. Suitably prepare the water-damaged suspended plasterboard ceiling lining;2. Supply and apply a suitable interior paint system to the affected areas in accordance with


F Cost (excl. GST)$


Living roomThe occupant advised at the time of inspection of previous instances of water penetrationaffecting the suspended plasterboard ceiling lining. There was no visible evidence of same at thetime of inspection.

B Background1. The unit was repainted approximately eight months prior to our inspection.

C Cause1. Possible previous leaking service pipe contained within the void concealed by the suspended

plasterboard ceiling lining.

D Breach(es)


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Not considered a building defect:

1. Unable to attribute this item to defective workmanship on behalf of the builder.2. A justifiable building defect was not observed at the time of inspection.

E Recommended scope of works/method of repairn/a

F Cost (excl. GST)$


Eastern balconyPremature deterioration of the aluminium-framed balustrades in the form of bubbling and

blistering powder-coating to the bottom rail surfaces.


C Cause1. Inadequate surface preparation prior to application of the powder-coat finish to the

aluminium balustrades.2. Inadequate powder-coat film thicknesses achieved.


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3. Inappropriate powder-coat product for the conditions of service applied to the aluminiumbalustrades.

4. Absence of or inadequate maintenance.5. Relative exposure to an aggressive marine environment.

D Breach(es)Under Section 18B (a) and (b) of the Home Building Act 1989 (NSW), failure to perform work in aproper and workmanlike manner and materials not fit for purpose.

E Recommended scope of works/method of repair1. Demolish the existing powder-coated aluminium balustrades including removal of the

imbedded balusters from the reinforced concrete balcony hob;

2. Balustrades shall be recycled at an appropriate recycling-depot;3. Supply and install new powder-coated aluminium balustrades to match existing featuring anappropriate coastal-grade powder-coat such as DULUX Duratec or similar approved;

4. Repair the reinforced concrete balcony hob using an appropriate high-strength repair mortar.Trowel flush with existing adjacent surfaces;

5. Appropriately prepare the substrate;5. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the


F Cost (excl. GST)$


Living roomEvidence of water penetration in the form of staining to the suspended plasterboard ceiling liningin the north-eastern corner and streaming staining to the northern plasterboard-clad walladjacent same.

B Background1. This item is considered to be a common propertydefect.


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2. The occupant advised at the time of inspection that the leak (identified as a poorly detailedharness anchor point penetration) has since been rectified; however the consequentialdamage to the internal finishes was not repaired when these works were undertaken.



D Breach(es)Under Section 18B (a) and (d) of the Home Building Act 1989 (NSW), failure to perform work in aproper and workmanlike manner and within the time stipulated in the contract, or if no time isstipulated, within a reasonable time.

E Recommended scope of works/method of repair1. Suitably prepare any water-damaged internal ceiling and wall finishes including removal of

sections of blistering and flaking paint and delaminating set plaster;2. Supply and apply an appropriate mix of set plaster to the affected areas and trowel/finish

flush with existing adjacent surfaces;3. Supply and apply a suitable interior paint for the conditions of service in accordance with the


F Cost (excl. GST)$


Eastern balconyPremature deterioration of the aluminium-framed balustrades in the form of bubbling and


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aluminium balustrades.2. Inadequate powder-coat film thicknesses achieved.3. Inappropriate powder-coat product for the conditions of service applied to the aluminium

balustrades.4. Absence of or inadequate maintenance.

5. Relative exposure to an aggressive marine environment.



imbedded balusters from the reinforced concrete balcony hob;2. Balustrades shall be recycled at an appropriate recycling-depot;3. Supply and install new powder-coated aluminium balustrades to match existing featuring an

appropriate coastal-grade powder-coat such as DULUX Duratec or similar approved;4. Repair the reinforced concrete balcony hob using an appropriate high-strength repair mortar.

Trowel flush with existing adjacent surfaces;6. Appropriately prepare the substrate;5. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the


F Cost (excl. GST)$


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Southern entry balconyBlistering and flaking paint and deterioration of the set fibre-cement (FC) sheet soffit lining in thesouth-western corner.


C Cause1. Water is permeating between the face brickwork facades and the set FC sheet soffit lining at

the interface of the galvanised steel lintel.

2. Absence of appropriate weatherproofing provisions at the interface of the face brickworkfacades and the set FC sheet soffit lining resulting in deterioration of building elements.


E Recommended scope of works/method of repair1. Supply and install a suitably-sized aluminium angle at the interface of the face brickwork

facades and the set FC sheet soffit lining to form a drip angle and provide weather resistanceto the ceiling void;

2. Caulk the interface of the new drip angle and the adjoining building elements with a suitable,UV-stable flexible sealant;

3. Repair the water-damaged FC sheet soffit lining via application of an appropriate mix of setplaster. Trowel/finish flush with existing adjacent surfaces;

4. Appropriately prepare the substrate;5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the


F Cost (excl. GST)


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$


North-western courtyardPremature deterioration of the aluminium-framed balustrades in the form of bubbling andblistering powder-coating to the bottom rail surfaces.

B Background

This item is considered to be a common propertydefect.



balustrades.4. Absence of or inadequate maintenance.5. Relative exposure to an aggressive marine environment.

D Breach(es)Under Section 18B (a) and (b) of the Home Building Act 1989 (NSW), failure to perform work in a

proper and workmanlike manner and materials not fit for purpose.



appropriate coastal-grade powder-coat such as DULUX Duratec or similar approved;4. Repair the reinforced concrete balcony hob using an appropriate high-strength repair mortar.


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Trowel flush with existing adjacent surfaces;5. Appropriately prepare the substrate;6. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the


F Cost (excl. GST)$


North-eastern courtyardPremature deterioration of the aluminium-framed balustrades in the form of bubbling and

blistering powder-coating throughout, particularly to the bottom rail surfaces along the easternreturn.









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imbedded balusters from the reinforced concrete balcony hob;2. Balustrades shall be recycled at an appropriate recycling-depot;

3. Supply and install new powder-coated aluminium balustrades to match existing featuring anappropriate coastal-grade powder-coat such as DULUX Duratec or similar approved;




F Cost (excl. GST)$


Southern entry balconyBlistering and flaking paint and deterioration of the set fibre-cement (FC) sheet soffit lining at thesouthern end adjacent to the external facade.



the interface of the galvanised steel lintel.




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F Cost (excl. GST)$


North-western balconyPremature deterioration of the aluminium-framed balustrades in the form of bubbling andblistering powder-coating throughout, particularly to the bottom rail surfaces.


C CauseInadequate surface preparation prior to application of the powder-coat finish to the aluminium

balustrades.1. Inadequate powder-coat film thicknesses achieved.2. Inappropriate powder-coat product for the conditions of service applied to the aluminium



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appropriate coastal-grade powder-coat such as DULUX Duratec or similar approved;

4. Repair the reinforced concrete balcony hob using an appropriate high-strength repair mortar.Trowel flush with existing adjacent surfaces;5. Appropriately prepare the substrate;6. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the


F Cost (excl. GST)$


North-western balconyEvidence of water penetration in the form of blistering and flaking paint, staining and

deterioration of the set fibre-cement (FC) sheet soffit lining surrounding the Colorbond serviceriser stack at the southern end of the western return.




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surface of the balcony in accordance with the manufacturers recommendations, detailingthe new waterproof membrane into the existing stormwater drainage provisions in anappropriate manner;

5. Reinstate the original timber decking including rectification of any inadvertent damage to thefinish of same;

6. Suitably prepare the water-damaged soffit finishes including removal of sections of blisteringand flaking paint, delaminating set plaster and/or damaged FC sheeting;

7. Reinstate any damaged FC sheeting and supply and apply an appropriate mix of set plaster.Trowel/finish flush with existing adjacent surfaces;

8. Supply and apply a suitable exterior paint system to the affected areas in accordance withthe manufacturers recommendations.

F Cost (excl. GST)$


Southern balconyBlistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheetsoffit lining in the south-eastern corner.


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the interface of the galvanised steel lintel.2. Absence of appropriate weatherproofing provisions at the interface of the face brickwork

facades and the set FC sheet soffit lining resulting in deterioration of building elements.








F Cost (excl. GST)$



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Southern entry balconyBlistering and flaking paint and deterioration of the set fibre-cement (FC) sheet soffit lining at thesouthern end adjacent to the external facade.









3. Repair the water-damaged FC sheet soffit lining via application of an appropriate mix of set

plaster. Trowel/finish flush with existing adjacent surfaces;4. Appropriately prepare the substrate;5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the


F Cost (excl. GST)$


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Southern balconyBlistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheetsoffit lining in the south-eastern corner.







facades and the set FC sheet soffit lining to form a drip angle and provide weather resistance

to the ceiling void;2. Caulk the interface of the new drip angle and the adjoining building elements with a suitable,

UV-stable flexible sealant;3. Repair the water-damaged FC sheet soffit lining via application of an appropriate mix of set

plaster. Trowel/finish flush with existing adjacent surfaces;




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F Cost (excl. GST)$


EnsuiteEvidence of previous water penetration in the form of blistering and flaking paint and staining tothe suspended plasterboard ceiling lining adjacent to the manhole.

B Background1. This item is considered to be a lot propertydefect.2. The occupant advised at the time of inspection that the previous instance of water

penetration affecting the suspended plasterboard ceiling lining occurred approximately twoyears prior and has not occurred since.

C Cause1. The exact cause of the previous instance of water penetration could not be conclusively

identified at the time of inspection.2. Possible occupant-caused flood in the wet area located immediately above.

D Breach(es)Not considered a building defect:

1. Unable to attribute this item to defective workmanship on behalf of the builder.

2. A justifiable building defect was not observed at the time of inspection.

E Recommended scope of works/method of repair1. Suitably prepare the substrate and paint in accordance with the general painting

specification.


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F Cost (excl. GST)$


North-western balconyThe fibre-cement (FC) sheet soffit lining has cracked and detached from the balcony soffit aboveat the location of the set join along the northern return.


C Cause

1. Differential movement between the adjoining sheets of fibre-cement (FC) cladding to thesoffit of the balcony above.

2. Inadequate or inappropriately installed/secured mechanical fixings or adhesive.3. Poor workmanship during preparation and installation of the FC sheet soffit lining.


E Recommended scope of works/method of repair1. Reinstate the detached sections of FC sheeting in accordance with the manufacturers

recommendations;2. Tape over cracking/joins between the FC sheets using an appropriate exterior-grade material;3. Supply and apply an appropriate mix of set plaster to the affected areas and trowel/finish


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flush with existing adjacent surfaces;4. Suitably prepare the external soffit lining in accordance with the manufacturers

recommendations;5. Supply and apply a suitable exterior-grade paint for the conditions of service in accordance

with the manufacturers recommendations.

F Cost (excl. GST)$


Southern balconyBlistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheetsoffit lining adjacent to the southern faade.


C Cause

1. Water is permeating between the face brickwork facades and the set FC sheet soffit lining atthe interface of the galvanised steel lintel.




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F Cost (excl. GST)$


Southern balconyPremature deterioration of the aluminium-framed balustrades in the form of bubbling andblistering powder-coating throughout, particularly to the bottom rail surfaces.

B Background




balustrades.


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balusters from the balcony surface concealed by the timber decking;2. Balustrades shall be recycled at an appropriate recycling-depot;3. Repair the balcony surface using an appropriate high-strength repair mortar. Trowel flush

with existing adjacent surfaces;

4. Supply and install new powder-coated aluminium balustrades to match existing featuring anappropriate coastal-grade powder-coat such as DULUX Duratec or similar approved;

5. Reinstate the timber decking as required.

F Cost (excl. GST)$


Southern balcony (off main bedroom)

Premature deterioration of the aluminium-framed balustrades in the form of bubbling andblistering powder-coating to the bottom rail surfaces.




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with existing adjacent surfaces;4. Supply and install new powder-coated aluminium balustrades to match existing featuring an

appropriate coastal-grade powder-coat such as DULUX Duratec or similar approved;5. Reinstate the timber decking as required.

F Cost (excl. GST)$


Southern entry balconyBlistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheetsoffit lining adjacent to the southern faade.



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F Cost (excl. GST)

$


Southern entry balconyPremature deterioration of the aluminium-framed balustrades in the form of bubbling and


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with existing adjacent surfaces;4. Supply and install new powder-coated aluminium balustrades to match existing featuring an

appropriate coastal-grade powder-coat such as DULUX Duratec or similar approved;5. Reinstate the timber decking as required.

F Cost (excl. GST)$

35 PAVILION 3 | UNIT 4.07/opt/scribd/conversion/tmp/scratch2405/78088289.doc Page 51

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A Location and descriptionSouthern entry balconyBlistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheetsoffit lining adjacent to the southern faade.









3. Repair the water-damaged FC sheet soffit lining via application of an appropriate mix of setplaster. Trowel/finish flush with existing adjacent surfaces;4. Appropriately prepare the substrate;5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the


F Cost (excl. GST)$


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North-eastern balconyThe fibre-cement (FC) sheet soffit lining has cracked and detached from the balcony soffit aboveat the location of the set join approximately midway along the eastern return and at the northernend of the eastern return.


C Cause1. Differential movement between the adjoining sheets of fibre-cement (FC) cladding to the

soffit of the balcony above.2. Inadequate or inappropriately installed/secured mechanical fixings or adhesive.3. Poor workmanship during preparation and installation of the FC sheet soffit lining.


E Recommended scope of works/method of repair1. Reinstate the detached sections of FC sheeting in accordance with the manufacturers

recommendations;2. Tape over cracking/joins between the FC sheets using an appropriate exterior-grade material;3. Supply and apply an appropriate mix of set plaster to the affected areas and trowel/finish

flush with existing adjacent surfaces;4. Suitably prepare the external soffit lining in accordance with the manufacturers

recommendations;5. Supply and apply a suitable exterior-grade paint for the conditions of service in accordance

with the manufacturers recommendations.


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F Cost (excl. GST)$


North-eastern balconyPremature deterioration of the aluminium-framed balustrades in the form of bubbling and









balusters from the balcony surface concealed by the timber decking;


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E Recommended scope of works/method of repair1. Reinstate the missing section of plasterboard to match existing adjacent surfaces;2. Suitably prepare the water-damaged suspended plasterboard ceiling lining and wall linings;3. Supply and apply a suitable interior paint system to the affected areas in accordance with


F Cost (excl. GST)$


North-western balconyPremature deterioration of the aluminium-framed balustrades in the form of bubbling andblistering powder-coating to the bottom rail surfaces at the southern end of the western return.

B Background




balustrades.


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appropriate coastal-grade powder-coat such as DULUX Duratec or similar approved;




F Cost (excl. GST)$


Main bedroom

Evidence of minor water penetration in the form of staining to the internal face of the track atthe head of the west-facing aluminium-framed glass sliding door in the north-western and south-western corners. There is a questionable two-piece galvanised steel lintel located externallywhich does not appear to bear on the brickwork on either side of the door aperture.



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C Cause1. Absence of or failure/poor detailing of the head flashings to the western faade over thealuminium-framed glass sliding door.


E Recommended scope of works/method of repair1. Protect adjoining surfaces;2. Remove three courses of brickwork along the entire length of the aluminium-framed glass

sliding door at the head of same including the existing two-piece galvanised steel lintel;3. Prop sections of suspended brickwork located over the head of the aluminium-framed glass

sliding door;

4. Clean out the cavity and remove any remnants of previous head flashings;5. Supply and install a new one-piece galvanised steel lintel over the door aperture providing

sufficient bearing on the brickwork on either side of the door aperture in accordance with themanufacturers/engineers specifications;

6. Supply and install new Alcor or 20.0kg/m lead head flashings along the entire length of thenew lintel ensuring all laps and joins are appropriately sealed and detailed;

7. Reinstate the brickwork to match existing providing weepholes every third perpend joint;8. Suitably prepare any water-damaged internal wall finishes including removal of sections of

blistering and flaking paint and delaminating set plaster;9. Supply and apply an appropriate mix of set plaster to the affected walls and trowel/finish

flush with existing adjacent surfaces;

10.Supply and apply a suitable paint for the conditions of service in accordance with themanufacturers recommendations.

F Cost (excl. GST)$


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Main bedroomEvidence of water penetration in the form of blistering and flaking paint to the plasterboardreveal on the lower LHS and RHS of the west-facing aluminium-framed glass sliding doors.


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B Background1. This item is considered to be a common propertydefect.2. The owner has attempted to prevent water ingress into the internal habitable areas by

installing timber quad mouldings (storm moulds) to the external door reveals. These worksappear unsuccessful.

C Cause1. Failure and/or poor detailing of the waterproofing provisions to the aluminium-framed glass

sliding door unit.2. Absence of or failure/poor detailing of the sill flashing.3. Absence of or failure/poor detailing of the end-stops to the sub-sill.4. Poor workmanship during construction and installation of the floor-to-ceiling aluminium-

framed window.


E Recommended scope of works/method of repair1. Remove sections of the timber decking in the area immediately adjacent to the affected

aluminium-framed glass sliding door;2. Remove the existing aluminium-framed glass sliding door and store onsite for reuse;3. Suitably prepare the substrate in accordance with the membrane manufacturers

recommendations including installation of a saw-cut termination reglet into the reinforcedconcrete slab;4. Supply an

Documents

09-2204 240511 DEF RPT V2 CONCISE