In principle I have nothing against owner builders but the fact is that many owner builds are badly built, dreadfully finished and some are downright dangerous. Why? It is because many owner builders think that it’s easy to replace professional builder and save money. Unless they have building skills they will rely on tradies and even when not let down serious issues can and do slip past.
As professional property pre purchase inspector it is my duty to advise the purchaser (by whom I am commissioned and to whom I owe a duty of care) of any significant defects.
The following example will show how a property investor got into trouble even when he did take all the right steps and commissioned a pre purchase property inspection report.
The property is a single storey older home with an new brick garage built to front and an extension built to rear. Shortly after purchasing, the new owner begun experiencing garage roof leaks from the tiled deck. He had trouble contacting owner builder to have the defects rectified (he does not want to know and is not answering messages) Then he commissioned me for the report.
The inspection revealed, yes he did have the leaks in the garage from the concrete slab above but also there were many other sub standard items that have slipped by including items that do not comply with BCA.
Cursory examination of documents revealed that they were in order. Yes there was building permit, the certificate of completion and the section 137B owner builders report. There were electrical, plumbing and termite treatment certificates and the owner did get a pre purchase inspection report. All good, so what went wrong? This is what I found:
- Concrete steps did not comply with BCA
- Tiled slab over garage had no grading and outlet
- Downpipe spacing was 20M (max allowable 12M)
- Ventilation to sub floor blocked off
- New wall opening inside house(not part of permit) sagging head ( probably undersized lintel or no lintel)
- Stormwater drainage installation sub standard
- New tiles inside house create tripping risk
- No flashings over window heads
- Defective paving levels and grades to rear of dwelling
- Lack of workmanship, skill and care
In my opinion building surveyor was negligent in relation to final inspection. Owner builder’s report was negligent done by person unqualified and signed off by an engineer.
Pre purchase inspection report did not pick up the above items but because of the standard limitations and exclusions in the AS 4349.1 it may be compliant(I am still checking). I know that this property inspector does not have qualifications in building surveying so he would not have been able to determine items on non compliance.
Had I inspected the property before the purchase the purchaser would have been advised much better and would have avoided the problems he is now facing( additional expense in chasing the owner, the building surveyor and the owner’s report engineer in VCAT)
As this example shows there is a big difference between just any pre purchase inspection and Building Expert report and it could make all the difference to you.
For other examples of properties inspected where serious issues were found:
http://www.buildingexpert.net.au/blog/building-inspection-pre-settlement-inspection-are-you-getting-all-that-you-have-paid-for/
http://www.buildingexpert.net.au/blog/pre-settlement-building-inspection/
And why does it go wrong?:
http://www.buildingexpert.net.au/new-renovating.htm
