HANDOVER INSPECTION

CLIENTS INVOLVED IN THE BUILDING PROCESS WILL GENERALLY REQUIRE ONE OR MORE OF THE FOLLOWING ONSITE INSPECTION AND REPORTING SERVICES –

• Construction Stage Assessments
• Handover Reports
• New Home Warranty Advice

CONSTRUCTION STAGE ASSESSMENTS –

• INITIAL SITE INSPECTION AND ASSESSMENT OF WORKING DRAWINGS, CONTRACT AND SPECIFICATIONS –

If you are about to go through the building process, be it for a new building or an extension, addition or renovation project the chances are you will be entering into a contract. This is an important matter and can have serious implications if not considered correctly.

Therefore the first stage of any project is to get the paperwork correct, as success is in the planning.

LIAN BUILDING CONSULTANCY offer an initial site inspection and assessment of the working drawings, specifications and contract.

The results of carrying out such an assessment are improved plans and designs, better understandings of hidden implications and the process, tighter contract conditions with less variations to work / price, improved construction time and a smoother building experience.

• PROGRESS STAGE INSPECTION AND RECOMMENDATIONS (I.E. SLAB, FRAME, LOCKUP, FIXING STAGES)

Staying abreast of issues during construction is important to avoid problems down the track. Regular site visits with accurate reporting at any stage of a project often detects an issue before it becomes a serious problem.

LIAN BUILDING CONSULTANCY offer stage inspections and recommendations that assist with the final quality produced that is often overlooked by building supervisors and certifiers.

This service is particularly useful for interstate / overseas clients or clients desiring extra expert support or arms length independent assessment / updates that are reflective of exactly where a project is at.

HANDOVER / SETTLEMENT INSPECTIONS AND REPORT –

SCHEDULE 1B OF THE QUEENSLAND BUILDING AND CONSTRUCTION COMMISSION (QBCC) ACT 1991 STATES: ‘PRACTICAL COMPLETION’, for a domestic building contract, means the day when the subject work is completed—
(a) in compliance with the contract, including all plans and specifications for the work and all statutory requirements applying to the work; and
(b) without any defects or omissions, other than minor defects or minor omissions that will not unreasonably affect occupation; and
(c) if the building owner claims there are minor defects or minor omissions—the building contractor gives the building owner a defects document for the minor defects or minor omissions.

Once the Builder has declared the building Practically Complete the project is inspected with respect to consideration of the above Schedule. Particular emphasis is given to the quality of finish, compared to tolerances, building standards, best building practices and industry expectations.

As an additional service a client can request the Contract, specification and inclusions requirements and drawings be checked off also to ensure the builder has for filled all contractual obligations prior to final payment being made. Generally though, to save costs and for accuracy, it is recommended that the client ensure all inclusions and contractual agreements have been checked properly prior to a handover inspection, as nobody understands the agreement understandings as well as the owner, who is paying for the work.

NEW HOME WARRANTY ADVICE –

If you have built a new residential building in Queensland it is covered under the Queensland Building Construction Commission’s (QBCC) – New Home Warranty Scheme.

The QBCC is the licensing authority that governs contractors working in the building industry and this scheme was essentially set up as a protection insurance for consumers.

Upon complaint by  a consumer with a report from an expert, the QBCC will launch an investigation that can result in a “Direction” being issued to the person or company responsible for carrying out incomplete or defective building work.

Such an Direction can be issued when certain time frames and categories are met according to the Rectification of Building Work Policy under section 19 of the QBCC Act 1991. They are as follows –

CATEGORY 1 STRUCTURAL DEFECTIVE BUILDING WORK complaints to the QBCC can be lodged within 6 years and 3 months of practical completion, however the contractor should be informed as soon as practically possible upon detecting the defect. Defective building work means building work that is faulty or unsatisfactory because it does one or more of the following:

a) adversely affects the structural performance of a building
b) adversely affects the health and safety or persons residing in or occupying a building
c) adversely affects the functional use of a building
d) allows water penetration into a building.

CATEGORY 2 NON-STRUCTURAL DEFECTIVE BUILDING WORK complaints must be lodged within 12 months of practical completion, after having first given the contractor opportunity to rectify by way of written notice, as soon as the issue has been identified by an owner. Category 2 defective building work means building work other than category 1 that is faulty or unsatisfactory because :

1. reasonable standards of construction and finish have not been met
2. the defect is the result of settling by the building in the initial period. 

LIAN BUILDING CONSULTANCY is an expert building advisory company that understands the above requirements.

Any document reporting building defects should compare onsite issues with best building practices and general industry expectations. Reporting should reference governing material if required that will form substantiating argument so it is clear what rectification work is needed & reason/s as to why.

Reference material can include QBCC policies and guides, such as the Standards and Tolerances document dated February 2016, industry material such as Framing Manuals, National Construction Codes, Building Standards, Industry Technical Data documents and manufactures guidelines.

If you have building faults LIAN BUILDING CONSULTANCY is able to compile reports that will assist with approaching the builder or lodging formal complaint to the QBCC explaining “real” defects or incomplete works that will be considered properly by the QBCC according to their policies.