Building leaks, forensic testing with thermal imaging

Posted on December 6, 2012 by Building Expert

Building leaks are annoying and can be extremely frustrating particularly if they (as usual ) are hard to find. Recently I found a cause of roof leak on a multi million dollar penthouse apartment in a few minutes (after owners spent $16,000 on repairs that failed to stop leaks).  Thermal imaging camera is particularly useful because it can pinpoint leaks that are otherwise invisible. Sometimes it will bring unexpected findings:

 

So, if you have persistent hard to find leaks you have the option of forensic scan with thermal  imaging. You will never know what could be discovered.

Posted in Building Defects, Building Inspection | Tagged , , , , | 2 Comments

House framing, saving on inspections?

Posted on December 5, 2012 by Building Expert

The inspection today was a perfect example why you should have your own expert keep an eye on the build of your house:

 

This house frame was fully loaded with roof tiles and there was a score of other framing defects including frame bracing. So who missed?

1 The framing carpenter

2 The building supervisor

3 The building inspector

Where is quality control? Where is building control? There is no chance in hell you would have known.

If you don’t have your own expert what will you end with? Can you afford the risk?

Your call!

 

Posted in Building Defects, frame inspection, New Home Inspections | Tagged , , | 4 Comments

Builder insolvency, what will you do?

Posted on November 19, 2012 by Building Expert

Yes it can be a financial disaster and you will need the best advice you can get to navigate through a minefield of conflicting interests and conflicting information and misinformation.

On a recent “big bust” I was engaged to carry out assessment on dozens of units to determine the level of completion and the extent of defects. My client had the wisdom not only to employ me but also independent insurance expert to help with the claim against insurer. This is what the expert said:

Good Morning Branko,
I refer to the above matter and the attached sample of your report.
I have read through the attached and feel that this is exactly what is needed. It reads well, is easily understandable and puts forward  XXXXXXXX  Developments position clearly.
Ill call XXXXXXX this morning to discuss but I feel confident that he will be happy with the report format and will want the final report asap to serve on the Insurer and their lawyers. What is the ETA on a final report and can I have a complete copy burnt to a disc for my records?
Thank you for your assistance in this.
Regards,
(name and organisation withheld)
———————————————————————–
Needless to say the success of your claim will depend on the quality of people you employ and the quality of the advice you get from them. Can you take a risk with free advice? Can you take a risk with second best advice?
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Building contract, don’t get too close to your contractor!

Posted on November 4, 2012 by Building Expert

Many people building and renovating make mistake of getting too friendly with their contractor which can come back to bite them.

There is nothing wrong with natural tendency to be courteous and nice to tradies doing the job on your home. However this can creep into a situation where the parties get too close, the professional distance disappears, authority of the owner is compromised or the contractor may start taking liberties, attention to the work diluted.

Some time ago I had a VCAT case that my client has lost simply because he got too close to the contractors. Endless cuppas, bikkies (owner’s wife and the contractor’s wife became friends with endless chit chats) even helping out the contractor (when he was a man down) turned around to be my client’s fault. How could he complain about application of floor polish when he was a part of it on the day?

After all the friendliness and hospitality given he ended with sub standard workmanship, costs of the dispute and no recourse. He is still smarting from that.

If you become too friendly with your contractor you may be blinded to spot poor workmanship on time or be sweet talked out of your concerns (It’s so easy to trust someone you are friendly with). How can you then turn around and tell him you don’t like his work?

It is much better to be friendly and courteous but firm and keeping your professional distance and the eye on the works. If then the contractor finishes the job and your expectations are met or exceeded then it’s time to be generous if you are so inclined (but don’t forget he is already being paid his price for the job).

Forget about cuppas, bikkies and cash in hand , doesn’t work, most of the time you won’t get a better job.

Finally, this is how builders do it. Keep it strictly business and you will get more respect and a better job. If you are doing building work on your home “you are the builder” get it?

Posted in Building Advice, Building Disputes- Expert Witness | Leave a comment

Swimming pool cracking up, whats the problem?

Posted on November 2, 2012 by Building Expert

This is what this owner wanted to know. He has just built a brand new Million dollar home with undercover swimming pool that is showing the signs of cracking.

 

Three sides of the pool have cracked and it was due to build up of external hydrostatic pressure due to poor construction. My recommendations will fix the problem but it will be neither easy nor inexpensive.

After talking to the owner I realised that I just grabbed the Tiger by the tail. There were so many other problems. The balcony was leaking and the builder would not fix it so the owner spent substantial money roofing it. The owner paid extra 100K for the structure enclosing the pool even though it was in the contract. The owner was overcharged and double charged on many items during his build. Not only that, he knew it but let it go (perhaps he was intimidated, conned or sweet talked), a cool way to drop 200K. The owner is a very well educated man so I don’t understand it.

I knew of the builder from a previous multi unit development that he ruined for the owners.

The owner did have inspections during construction, by a leading inspection company but obviously he wasn’t getting the right advice in relation to his contract with the builder.

Anyway I offered full home inspection and defect report together with full forensic examination of all matter relating to the contract variations and adjustments with a view to get him refund on overpayments.

We will see, stay tuned.

The moral of this story is that the difference you will pay building expert compared to pretend expert is probably nil. The difference to your bottom line could be thousands, tens of thousands and perhaps hundreds of thousands in your favour.

IT’S YOUR MONEY- CHOOSE CAREFULLY

 

 

Posted in Building Defects, Swimming pools | Tagged , | Leave a comment

Pool Safety Neglected is Criminal Negligence

Posted on October 27, 2012 by Building Expert

There are thousands of children at risk of drowning because of astonishing stupidity of owners who do not maintain pool safety fences. This is what I found on inspection yesterday:

 

 

Do you think there should be mandatory jail term for criminal negligence?

I do. There is no excuse.

What do you think?

 

 

 

 

Posted in Building Advice, Home Safety, swimming pool safety | 1 Comment

Building contract, don’t sign anything!

Posted on October 26, 2012 by Building Expert

Yes its very exciting to get going on your new home but STOP RIGHT THERE! Are you going to sign building contract for the biggest investment of your life thinking less than buying shoes? If you don’t understand what you are signing you are doing it in blind trust and naive hope. Will it work out OK? Perhaps, but I see many that don’t, many with dreadful problems and is emotional and financial catastrophe for the owners.

Signing off without professional contract review is stupid and won’t save you money but could cost you plenty.

If you sign off on a bad deal willingly, the law will not protect you!

Why take the risk? What will you do?

Here at Building Expert we offer PRE CONTRACT REVIEW. We will sit down with you and mentor you over  30 topics that will prepare you so you can hit the ground running with confidence and understanding.

  At around $ 600 for pre contract consultation it’s affordable, could save you a lot of money and grief, will give you comfort  and is definitely cheaper than hair replacement.

http://www.buildingexpert.net.au/new-home-sign.htm

Your call!  1800 306 771

 

 

 

 

 

Posted in Building Advice, New Home Inspections | Leave a comment

Building dispute mediation, the art of balance.

Posted on October 20, 2012 by Building Expert

Some time ago I was fortunate to be in a position to help two parties resolve their building dispute. It was one of those situations that had left a bad feeling between two residents in a small country town in a apparently a hopeless case with no hope of satisfactory outcome.

I had been able to cut through: assumptions, misunderstandings, misconceptions, bullshit and ego to focus on the real issues, moderate and temper expectations, offer insight and hence derive proposals that would be palatable to both parties.

Even though the dispute was complex the solution was remarkably simple and was embraced by both parties in a genuine commitment. In an act of good faith, builder was paid some money (ahead of the time it was due) and “surprise, surprise” it all ended well.

My client was so impressed that he wrote me a letter (transcript below):

About Branco

My association with Branco I liken to a one act play or short story. That is, it is fulfilling and keeps your attention, characters are involved and Branco is able to direct these players to understand their circumstances. Branko has a skill to show his characters the need to look at a scene overall thus allowing these players to swap their roles enabling them to negotiate the situation towards a beneficial outcome.

I was very fortunate to be a player directed by Branco in a situation whilst he was performing his talent I found myself feeling so comfortable as to go outside the group and view the proceedings as if in the audience.

Branco has a talent. Bravo, Bravo!

As the time goes on and Branco hones his skills more&more people he directs will share their appreciation with others in common situations or even in conversations around the dinner table or the likes.

Many thanks Branco

Sincerely

Ian (name and address withheld).

I get paid well for what I do but my real pleasure is helping people with their building problems, situations or disputes and occasional letter like that is a real icing on the desert.

Thank you Ian

Posted in Building Disputes- Expert Witness | Tagged , | 3 Comments

Pre purchase inspection, fraudulent cover up exposed!

Posted on October 18, 2012 by Building Expert

If you are buying a home would you like to know if it had serious termite “HIT” and serous structural damage? Of course you would!

Would you expect vendor and the vendor’s agent to disclose it? Don’t hold your breath!

The house I inspected this week had serious termite damage and it was (nearly) all skilfully covered up by the vendor. What did the agent say to the purchaser?

Err. Its an old house I don’t really know about it’s history.

The purchaser (unknown to me) asked around and found out from neighbours that the house did have termites and was treated.

Of course I had no idea when I started the inspection but quickly noticed 3 mature peppercorn trees and a large gum tree nearby (termites love peppercorn trees) and the fact that the house was in extremely high risk environment. There was no termite treatment notice in the meter box (vendor does not want you to know) and the sub floor access door was screwed shut so it could not be opened.(guess why?)

Inside the house it did not take me long to find unmistakeable signs of termite damage (wavy timber trim surface over ceiling beam). Donger test produced hollowed sound in several locations, indicating that skirting has been eaten by termites (even though much of the damaged skirting had been replaced and painted so it could not be picked out.

 

But the real cream on the cake were two walls that when pushed indicated studs were completely eaten and the wall was held together by plaster sheets alone. Add to that couple of bouncy floor areas in lounge indicating floor weakness and there you have it.

Even though my client expected some termite damage would be found he was stunned by the extent and the severity of the damage and the audacity of the attempted fraud.

Of course if my client did not get a pre purchase inspection, he would have found his lemon when it is too late.

Ah yes! For good measure I also located bee nest in the wall!

 

Posted in Pre-Purchase Inspections | Tagged , , | Leave a comment

House frame inspection, crappy, this builder just does not care about quality.Why should he?

Posted on October 8, 2012 by Building Expert

One of the largest volume builders just does not care about the quality. Why? Because it does not pay to. There is more money to be made skimping on supervision and quality control that getting it right. What happens if the builder gets caught out? Nothing!

Worst case scenario is a slap on the hands “naughty boy” but we don’t care if you go and ruin more people’s dreams. So he does. Check this out:

 

 

What did I say?

Expert Opinion:

It is understood that this frame has not yet been approved by the RBS.  No progress claims should have been lodged until the frame stage is completed.

Progress claims when the stage is not completed are infringement of DCBA and are subject to fines from the Consumer Affair Victoria.

The frame is poorly set out and poorly constructed and requires substantial rectification prior to stage completion.

Posted in frame inspection, New Home Inspections | Tagged , , , | Leave a comment