09-2204 240511 Def RPT V2 Concise

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 LTD PO BOX 1716, CROWS NEST NSW 1585 DECEMBER 2010
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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 Ltd was instructed by The Owners Strata Plan 75411, through The Strata Agency Pty Ltd to inspect the 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 and external common property, and to subsequently provide an expert opinion on the building defects and responsibility for the defects 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 in the presence of the respective occupants of the lots. The sole author of this report, Mr. Andrew Stewart conducted the inspections. 1.2 Building description
1.2.1 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. The basement carpark is constructed of reinforced concrete columns and beams with perimeter core-filled reinforced blockwork boundary walls. The basement carpark floor comprises an in-fill reinforced concrete slab and is accessed via a reinforced concrete 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 walls within the individual sole-occupancy units consist of galvanised steel-framing clad with set plasterboard sheeting. Each unit
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 fibreglassreinforced, liquid-applied waterproof membranes and perimeter powder-coated metal cappings to the low-height parapet walls. 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 (including condensers) is enclosed by painted, timber-framed privacy screens, while the roof-mounted, gas-fired hot water systems are typically enclosed by steel-framed, custom orb clad privacy screens. Rendered reinforced concrete lift shaft housings with flat, reinforced concrete roofs feature exposed liquid-applied waterproof membranes. The roof of Pavilion 4 is obscured with Coreflute protection boards, geotechnical fabric and pebble ballast, while core-filled reinforced blockwork walls bound the hot 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 grounds including garden areas and an in-ground reinforced concrete pool and sunbaking deck. A grassed lawn area separates Pavilion 3 and Pavilion 4, while a paved hardstand area incorporating a shallow pond separates Pavilion 1 and Pavilion 2. The heritage-listed brickwork chimney stack was restored as part of the development and is located on the southern elevation of the 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 partially enclosed Juliet balconies featuring powder-coated aluminium-framed balustrades. Pavilion 1 and Pavilion 2 are serviced by a single lift each, while Pavilion 3 and Pavilion 4 are serviced by two lifts each (six lifts in total); however access is also available via separate internal fire stairwells. 1.2.7 The buildings external facades consist of face brickwork with ironed bed and perpend joints, powder-coated aluminiumframed 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 of the 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.
1.3
Building classification
1.3.1 The design and intended uses of Centennial attracts the following classifications in accordance with the Building Code of Australia (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 South Wales variations. We have referred to either the deemed-to-satisfy provisions or the performance requirements of the BCA, 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 separated into 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 background information (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 statutory warranties 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 Qualifications
1.5.1 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 each building or the roofs of Centennial unless 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 are not 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 internal water penetration issues within the complex, where it states evidence of water penetration, we have not seen the water penetrate directly, unless otherwise stated. 1.5.5 Where cracking was observed in various locations throughout the internal and external areas, we have provided an opinion on which of these cracks we consider to be within acceptable standards and tolerances as stipulated by The Office of Fair Trading (OFT) Guide to Standards and Tolerances dated July 2003 Section 3 Masonry. This section of the document states that cracking which is less than 1mm in width or where there are no areas of drummy or delaminating render is not considered a justifiable building defect. Given that this document is widely accepted within the building and Home Owners Warranty (HOW) insurance industry and also by the Consumer, Trader and Tenancy Tribunal (CTTT), cracking which falls outside the stipulated parameters outlined within the document is not considered the responsibility of the original
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 poor workmanship, we note that we have not reviewed the contract documents which may or may not describe the exact method of work required for each building element, unless otherwise stated. In circumstances where there is no exact method of work for each building element, it is our opinion that the builder is expected to carry out the work as part of their duty 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 on our understanding of the provisions of the Home Building Act 1989 (NSW) and is provided to assist in the assessment of any claim. 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 minimum requirements to address the alleged defects. The scope of works is presented as a guide only and should not be employed without express written consent or direction from RHM Consultants Pty Ltd. RHM Consultants Pty Ltd will not be held liable for any issues that arise as a result of works being undertaken based on the suggested scope of works by any party, without consultation 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 defective building work under Recommended scope of works/method of repair (second column, row E) we have allowed to prepare and paint the entire surface area of the affected element to the nearest architectural break-line (such as an internal corner of 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 the labour and material requirements, and our experience with remedial works of this nature undertaken recently on similar buildings. 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 be undertaken 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 Uniform Civil Procedure Rules 2005 (UCP Rules)) and the Consumer, Trader & Tenancy Tribunal (CTTT) Chairpersons Directions headed 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 1 A COMMENTARY PAVILION 1 | UNIT 1.04 Location and description Storage cupboard Evidence of water penetration in the form of streaming staining emanating from the head of the western pre-cast reinforced concrete wall. Background 1. This item is considered to be a common property defect. 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 been only partially successful. 3. The occupant advised at the time of inspection that the adjoining external common area Storage Rooms are affected by similar instances of water penetration, although there was no available access to the affected areas. Cause 1. Absence or failure/poor detailing of the waterproofing provisions within the planterbox located immediately over. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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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ITEM
COMMENTARY 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)
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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 same species; 9. Supply and install a suitable over-flashing to prevent water bypassing between planterbox wall and the cavity brick faade. The new over-flashing should be lapped onto existing 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 storage cupboard in accordance with the manufacturers recommendations. F Cost (excl. GST) $
the the the
the
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ITEM
COMMENTARY
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2 A
PAVILION 1 | UNIT 1.04 (contd) Location and description Eastern courtyard 1mm wide horizontal cracking to the eastern rendered masonry wall at the interface of the concrete beam. Background This item is considered to be a common property defect. Cause 1. 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. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW) failure to perform work in a proper and workmanlike manner. Office of Fair Trading (OFT) Guide to Standards and Tolerances dated July 2003, Section 3 Masonry, Masonry distress. Recommended scope of works/method of repair 1. 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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B C
ITEM
COMMENTARY
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3. Mechanically secure expanded metal mesh (metal lathe) over cracking in the masonry 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) $ substrate;
3 A
PAVILION 1 | UNIT 1.04 (contd) Location and description Western courtyard Detached section of fibre-cement (FC) sheet soffit lining at the northern end in the north-western corner. Background This item is considered to be a common property defect. Cause 1. Inadequate or inappropriately installed/secured mechanical fixings or adhesive. 2. Poor workmanship during preparation and installation of the FC sheet soffit lining. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. Reinstate the detached section of FC sheeting in accordance with the manufacturers
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B C
ITEM
COMMENTARY
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2. Repair any disturbed external surfaces via application of an appropriate mix of set plaster.
Trowel/finish flush with existing adjacent surfaces;
recommendations;
3. Appropriately prepare the substrate; 4. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the
manufacturers recommendations. F Cost (excl. GST) $
4 A
PAVILION 1 | UNIT 2.03 Location and description Entry Cracked, drummy and delaminating concrete topping to the pre-cast reinforced concrete (Ultrafloor) floor slab. The concrete topping is noticeably displaced and hollow underfoot. Background This item is considered to be a common property defect. Cause 1. Excessive shrinkage of the concrete. 2. Poor workmanship during placement of the concrete topping. Breach(es)
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B C
ITEM
COMMENTARY 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.
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Recommended scope of works/method of repair 1. 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. Cost (excl. GST) $
5 A
PAVILION 1 | UNIT 2.03 (contd) Location and description Western balcony Detached section of fibre-cement (FC) sheet soffit lining at the northern end in the north-western corner. Background This item is considered to be a common property defect. Cause 1. Inadequate or inappropriately installed/secured mechanical fixings or adhesive.
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B C
ITEM
COMMENTARY 2. Poor workmanship during preparation and installation of the FC sheet soffit lining.
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Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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 the manufacturers recommendations. Cost (excl. GST) $
6 A
PAVILION 1 | UNIT 2.05 Location and description Western balcony Evidence of previous water penetration in the form of blistering and flaking paint and deteriorating plaster to the set fibre-cement (FC) sheet soffit lining in the north-eastern corner adjacent to the Colorbond-clad service riser stack.
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ITEM B
COMMENTARY Background 1. This item is considered to be a common property defect. 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 when these works were undertaken. Cause 1. Failure of the Contractor to return to site to repair the consequential damage caused by a previous building defect. Breach(es) Under Section 18B (a) and (d) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and within the time stipulated in the contract, or if no time is stipulated, within a reasonable time. Recommended scope of works/method of repair 1. 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. Cost (excl. GST) $
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ITEM 7 A
COMMENTARY PAVILION 1 | UNIT 3.01 Location and description Western balcony Evidence 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 service riser stack at the southern end. Background This item is considered to be a common property defect. Cause 1. Failure or poor detailing of the waterproofing provisions to the balcony located over at the interface of the stormwater drainage provisions. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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, detailing the new waterproof membrane into the existing stormwater drainage provisions in an 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;
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B C
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ITEM
COMMENTARY
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8. Supply and apply a suitable exterior paint system to the affected areas in accordance with
the manufacturers recommendations. F 8 A Cost (excl. GST) $ PAVILION 1 | UNIT 3.05 Location and description Western balcony Evidence of water penetration in the form of blistering and flaking paint and deterioration of the set fibre-cement (FC) sheet soffit lining surrounding the Colorbond service riser stack at the northern end. Background This item is considered to be a common property defect. Cause 1. Failure or poor detailing of the waterproofing provisions to the balcony located over at the interface of the stormwater drainage provisions. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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, detailing the new waterproof membrane into the existing stormwater drainage provisions in an
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B C
ITEM
COMMENTARY 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 the manufacturers recommendations.
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F 9 A
Cost (excl. GST) $ PAVILION 1 | UNIT 4.01 Location and description Main bedroom Evidence 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 and swollen timber skirting boards and architraves at the base of the south-facing floor-to-ceiling aluminium-framed window. Background This item is considered to be a common property defect. Cause 1. Failure and/or poor detailing of the waterproofing provisions to the floor-to-ceiling aluminiumframed 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 aluminiumframed window. Breach(es)
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B C
ITEM
COMMENTARY Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005.
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Recommended scope of works/method of repair 1. 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 water penetration into the adjoining habitable area; 4. Provide temporary weather-resistant protection to prevent water ingress into the adjoining habitable 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 as required; 7. Reinstate the glazing with new glazing gaskets in accordance with the manufacturers recommendations; 8. Supply and install new powder-coated aluminium storm-moulds at the perimeter of the floorto-ceiling aluminium-framed window in accordance with the manufacturers recommendations; 9. Suitably prepare any water-damaged internal wall finishes including removal of sections of blistering 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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ITEM
COMMENTARY existing.
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Cost (excl. GST) $
10 A
PAVILION 1 | UNIT 4.05 Location and description Second bedroom Evidence of water penetration in the form of blistering and flaking paint, staining and deterioration of the plaster to the suspended plasterboard ceiling lining in the north-western corner adjacent to the aluminium-framed glass sliding door to the western balcony. The flat reinforced concrete roof featuring a fibreglass-reinforced, liquid-applied waterproof membrane
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ITEM
COMMENTARY and perimeter powder-coated metal cappings to the low-height parapet walls is located immediately above.
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Background 1. This item is considered to be a common property defect. 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. Cause 1. Failure or poor detailing of the fibreglass-reinforced, liquid-applied waterproof membrane to the flat reinforced concrete roof located over. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 manufacturers recommendations. Cost (excl. GST) $
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ITEM
COMMENTARY
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11
PAVILION 1 | UNIT 4.05 (contd)

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ITEM A
COMMENTARY Location and description Western balcony Evidence of water penetration in the form of staining at the location of cracking affecting the set fibre-cement (FC) sheet soffit lining joins. Delaminating set plaster was also observed in this location. The flat reinforced concrete roof featuring a fibreglass-reinforced, liquid-applied waterproof membrane and perimeter powder-coated metal cappings to the low-height parapet walls is located immediately above. Background This item is considered to be a common property defect. Cause 1. Failure or poor detailing of the fibreglass-reinforced, liquid-applied waterproof membrane to the flat reinforced concrete roof located over. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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 manufacturers recommendations.
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B C
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ITEM F 12 A
COMMENTARY Cost (excl. GST) $ PAVILION 2 | UNIT 1.01 Location and description Main bedroom Evidence of water penetration in the form of blistering and flaking paint, staining and mould growth at the base of the timber architrave on the LHS of the doorway to the ensuite. Moisture meter readings to 100% were recorded in this location. Background This item is considered to be a common property defect. Cause 1. Failure and/or poor detailing of the waterproofing provisions within the adjoining wet area. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW) failure to perform work in a proper and workmanlike manner and breach of AS3740 1994 Waterproofing of wet areas within residential buildings and Section F1.7 (a) of the Building Code of Australia (BCA). Recommended scope of works/method of repair 1. 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 with the manufacturers recommendations and AS 3740 2004 Waterproofing of wet areas within residential 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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B C D
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ITEM
COMMENTARY manufacturers recommendations.
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F 13 A
Cost (excl. GST) $ PAVILION 2 | UNIT 1.01 (contd) Location and description Second bedroom Evidence of water penetration in the form of blistering and flaking paint and deterioration of the skirting board in the south-eastern corner adjacent to the entry to the ensuite. The southern external fire stairwell passage is located immediately adjacent. Background This item is considered to be a common property defect. Cause 1. 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. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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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B C
ITEM
COMMENTARY 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 appropriate cementitious adhesive; 12. Suitably prepare any water-damaged internal wall finishes including removal of sections of blistering and flaking paint and delaminating set plaster; 13. Remove the swollen and water damaged timber skirting boards and replace to match existing; 14. Supply and apply an appropriate mix of set plaster to the affected walls and trowel/finish flush with existing adjacent surfaces; 15. Supply and apply a suitable paint for the conditions of service in accordance with the manufacturers recommendations.
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Cost (excl. GST) $
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ITEM
COMMENTARY
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14 A
PAVILION 2 | UNIT 1.02 Location and description Kitchen Evidence of previous water penetration in the form of minor staining/discolouration to the suspended plasterboard ceiling lining. Background 1. This item is considered to be a common property defect. 2. The occupant advised at the time of inspection of previous instances of water penetration affecting the suspended plasterboard ceiling lining. Cause 1. Failure of the Contractor to return to site to repair the consequential damage caused by a previous building defect. Breach(es) Under Section 18B (a) and (d) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and within the time stipulated in the contract, or if no time is stipulated, within a reasonable time.
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ITEM E
COMMENTARY Recommended scope of works/method of repair 1. 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 the manufacturers recommendations. Cost (excl. GST) $
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15 A
PAVILION 2 | UNIT 1.02 (contd) Location and description Living room The occupant advised at the time of inspection of previous instances of water penetration affecting the suspended plasterboard ceiling lining. There was no visible evidence of same at the time of inspection. Background 1. The unit was repainted approximately eight months prior to our inspection. Cause 1. Possible previous leaking service pipe contained within the void concealed by the suspended plasterboard ceiling lining. Breach(es)
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B C
ITEM
COMMENTARY 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.
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E F
Recommended scope of works/method of repair n/a Cost (excl. GST) $
16 A
PAVILION 2 | UNIT 4.04 Location and description Eastern balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces. Background This item is considered to be a common property defect. Cause 1. 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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B C
ITEM
COMMENTARY 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.
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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. Recommended scope of works/method of repair 1. 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 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; 5. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the manufacturers recommendations. Cost (excl. GST) $ PAVILION 2 | UNIT 4.05 (contd) Location and description Living room Evidence of water penetration in the form of staining to the suspended plasterboard ceiling lining in the north-eastern corner and streaming staining to the northern plasterboard-clad wall adjacent same. Background 1. This item is considered to be a common property defect.
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F 17 A
ITEM
COMMENTARY
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2. The occupant advised at the time of inspection that the leak (identified as a poorly detailed
harness anchor point penetration) has since been rectified; however the consequential damage to the internal finishes was not repaired when these works were undertaken. C Cause 1. Failure of the Contractor to return to site to repair the consequential damage caused by a previous building defect. Breach(es) Under Section 18B (a) and (d) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and within the time stipulated in the contract, or if no time is stipulated, within a reasonable time. Recommended scope of works/method of repair 1. 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 manufacturers recommendations. Cost (excl. GST) $
18 A
PAVILION 2 | UNIT 4.05 (contd) Location and description Eastern balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and
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ITEM
COMMENTARY blistering powder-coating to the bottom rail surfaces.
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B C
Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the 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. 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. Recommended scope of works/method of repair 1. 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 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 manufacturers recommendations. Cost (excl. GST) $
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ITEM 19 A
COMMENTARY PAVILION 3 | UNIT 2.01 Location and description Southern entry balcony Blistering and flaking paint and deterioration of the set fibre-cement (FC) sheet soffit lining in the south-western corner. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations. Cost (excl. GST)
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B C
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ITEM
COMMENTARY $
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20 A
PAVILION 3 | UNIT 2.01 (contd) Location and description North-western courtyard Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces. Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the 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. 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. Recommended scope of works/method of repair 1. 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 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.
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B C
ITEM
COMMENTARY
PHOTOGRAPH
5. Appropriately prepare the substrate; 6. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the
manufacturers recommendations. F 21 A Cost (excl. GST) $ PAVILION 3 | UNIT 2.06 Location and description North-eastern courtyard Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating throughout, particularly to the bottom rail surfaces along the eastern return. Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the 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. 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. Recommended scope of works/method of repair 1. Demolish the existing powder-coated aluminium balustrades including removal of the
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Trowel flush with existing adjacent surfaces;
B C
ITEM
COMMENTARY 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; 5. Appropriately prepare the substrate; 6. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the manufacturers recommendations.
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F 22 A
Cost (excl. GST) $ PAVILION 3 | UNIT 3.01 Location and description Southern entry balcony Blistering and flaking paint and deterioration of the set fibre-cement (FC) sheet soffit lining at the southern end adjacent to the external facade. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005.
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B C
ITEM E
COMMENTARY Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations. Cost (excl. GST) $
PHOTOGRAPH
23 A
PAVILION 3 | UNIT 3.01 (contd) Location and description North-western balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating throughout, particularly to the bottom rail surfaces. Background This item is considered to be a common property defect. Cause Inadequate 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 balustrades. 3. Absence of or inadequate maintenance.
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B C
ITEM
COMMENTARY 4. Relative exposure to an aggressive marine environment.
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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. Recommended scope of works/method of repair 1. 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 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; 5. Appropriately prepare the substrate; 6. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the manufacturers recommendations. Cost (excl. GST) $ PAVILION 3 | UNIT 3.01 (contd) Location and description North-western balcony Evidence 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 service riser stack at the southern end of the western return. Background This item is considered to be a common property defect. Cause 1. Failure or poor detailing of the waterproofing provisions to the balcony located over at the
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F 24 A
B C
ITEM
COMMENTARY interface of the stormwater drainage provisions.
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Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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, detailing the new waterproof membrane into the existing stormwater drainage provisions in an 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 the manufacturers recommendations. Cost (excl. GST) $ PAVILION 3 | UNIT 3.04 (contd) Location and description Southern balcony Blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining in the south-eastern corner.
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F 25 A
ITEM B C
COMMENTARY Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations. Cost (excl. GST) $
PHOTOGRAPH
26 A
PAVILION 3 | UNIT 3.05 Location and description

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ITEM
COMMENTARY Southern entry balcony Blistering and flaking paint and deterioration of the set fibre-cement (FC) sheet soffit lining at the southern end adjacent to the external facade.
PHOTOGRAPH
B C
Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations. Cost (excl. GST) $
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ITEM
COMMENTARY
PHOTOGRAPH
27 A
PAVILION 3 | UNIT 3.05 (contd) Location and description Southern balcony Blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining in the south-eastern corner. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations.
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B C
ITEM F
COMMENTARY Cost (excl. GST) $
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28 A
PAVILION 3 | UNIT 3.06 Location and description Ensuite Evidence of previous water penetration in the form of blistering and flaking paint and staining to the suspended plasterboard ceiling lining adjacent to the manhole. Background 1. This item is considered to be a lot property defect. 2. The occupant advised at the time of inspection that the previous instance of water penetration affecting the suspended plasterboard ceiling lining occurred approximately two years prior and has not occurred since. Cause 1. 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. 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.
Recommended scope of works/method of repair 1. Suitably prepare the substrate and paint in accordance with the general painting specification.
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ITEM F
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29 A
PAVILION 3 | UNIT 4.01 Location and description North-western balcony The fibre-cement (FC) sheet soffit lining has cracked and detached from the balcony soffit above at the location of the set join along the northern return. Background This item is considered to be a common property defect. Cause 1. 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. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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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B C
ITEM
COMMENTARY 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.
PHOTOGRAPH
Cost (excl. GST) $
30 A
PAVILION 3 | UNIT 4.04 Location and description Southern balcony Blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005.
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B C
ITEM E
COMMENTARY Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations. Cost (excl. GST) $
PHOTOGRAPH
31 A
PAVILION 3 | UNIT 4.04 (contd) Location and description Southern balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating throughout, particularly to the bottom rail surfaces. Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the aluminium balustrades. 2. Inadequate powder-coat film thicknesses achieved. 3. Inappropriate powder-coat product for the conditions of service applied to the aluminium balustrades.
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B C
ITEM
COMMENTARY 4. Absence of or inadequate maintenance. 5. Relative exposure to an aggressive marine environment.
PHOTOGRAPH
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. Recommended scope of works/method of repair 1. Demolish the existing powder-coated aluminium balustrades including removal of the 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 an appropriate coastal-grade powder-coat such as DULUX Duratec or similar approved; 5. Reinstate the timber decking as required. Cost (excl. GST) $
32 A
PAVILION 3 | UNIT 4.05 Location and description Southern balcony (off main bedroom) Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces. Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the
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B C
ITEM
COMMENTARY 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.
PHOTOGRAPH
33 A
PAVILION 3 | UNIT 4.05 (contd) Location and description Southern entry balcony Blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade. Background This item is considered to be a common property defect.
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ITEM C
COMMENTARY Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations. Cost (excl. GST) $
PHOTOGRAPH
34 A
PAVILION 3 | UNIT 4.05 (contd) Location and description Southern entry balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and
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ITEM
COMMENTARY blistering powder-coating to the bottom rail surfaces.
PHOTOGRAPH
B C
Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the 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. 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. Recommended scope of works/method of repair 1. Demolish the existing powder-coated aluminium balustrades including removal of the 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 an appropriate coastal-grade powder-coat such as DULUX Duratec or similar approved; 5. Reinstate the timber decking as required. Cost (excl. GST) $
35
PAVILION 3 | UNIT 4.07

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ITEM A
COMMENTARY Location and description Southern entry balcony Blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations. Cost (excl. GST) $
PHOTOGRAPH
B C
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ITEM
COMMENTARY
PHOTOGRAPH
36 A
PAVILION 3 | UNIT 4.07 (contd) Location and description North-eastern balcony The fibre-cement (FC) sheet soffit lining has cracked and detached from the balcony soffit above at the location of the set join approximately midway along the eastern return and at the northern end of the eastern return. Background This item is considered to be a common property defect. Cause 1. 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. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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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B C
ITEM F
PHOTOGRAPH
37 A
PAVILION 3 | UNIT 4.07 (contd) Location and description North-eastern balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces. Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the 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. 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. Recommended scope of works/method of repair 1. Demolish the existing powder-coated aluminium balustrades including removal of the balusters from the balcony surface concealed by the timber decking;
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B C
ITEM
COMMENTARY 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 an appropriate coastal-grade powder-coat such as DULUX Duratec or similar approved; 5. Reinstate the timber decking as required.
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Cost (excl. GST) $
38 A
PAVILION 3 | UNIT 5.01 Location and description Hallway Evidence of previous water penetration in the form of staining to the eastern plasterboard wall lining and ceiling lining. Background 1. This item is considered to be a common property defect. 2. The occupant advised at the time of inspection of a previous instance of water penetration relating to a leaking S trap which occurred three months prior to the defects audit. The Contractor has removed a section of plasterboard in order to address the source of the water penetration, however has failed to reinstate the plasterboard and finishes. Cause 1. Failure of the Contractor to return to site to repair the consequential damage caused by a previous building defect. Breach(es) Under Section 18B (a) and (d) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and within the time stipulated in the contract, or if no time is stipulated, within a reasonable time.
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ITEM E
COMMENTARY Recommended scope of works/method of repair 1. 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 the manufacturers recommendations. Cost (excl. GST) $
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39 A
PAVILION 3 | UNIT 5.01 (contd) Location and description North-western balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces at the southern end of the western return. Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the aluminium balustrades. 2. Inadequate powder-coat film thicknesses achieved. 3. Inappropriate powder-coat product for the conditions of service applied to the aluminium balustrades.
Page 56
B C
ITEM
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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. Recommended scope of works/method of repair 1. 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 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; 5. Appropriately prepare the substrate; 6. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the manufacturers recommendations. Cost (excl. GST) $ PAVILION 3 | UNIT 5.04 Location and description Main bedroom Evidence of minor water penetration in the form of staining to the internal face of the track at the head of the west-facing aluminium-framed glass sliding door in the north-western and southwestern corners. There is a questionable two-piece galvanised steel lintel located externally which does not appear to bear on the brickwork on either side of the door aperture. Background This item is considered to be a common property defect.
Page 57
F 40 A
ITEM C
COMMENTARY Cause 1. Absence of or failure/poor detailing of the head flashings to the western faade over the aluminium-framed glass sliding door. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 the manufacturers/engineers specifications; 6. Supply and install new Alcor or 20.0kg/m lead head flashings along the entire length of the new 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;
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10. Supply and apply a suitable paint for the conditions of service in accordance with the
manufacturers recommendations. F Cost (excl. GST) $
Page 58
ITEM
COMMENTARY
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41 A
PAVILION 3 | UNIT 5.04 (contd) Location and description Main bedroom Evidence of water penetration in the form of blistering and flaking paint to the plasterboard reveal on the lower LHS and RHS of the west-facing aluminium-framed glass sliding doors.
Page 59
ITEM B
COMMENTARY Background 1. This item is considered to be a common property defect. 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 works appear unsuccessful. Cause 1. 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 aluminiumframed window. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 reinforced concrete slab; 4. Supply and apply a suitable liquid-applied waterproof membrane to the surface of the concrete slab, detailing in accordance with the membrane manufacturers recommendations including provision of a compatible epoxy termination bandage at the location of the termination reglet; 5. Inspect the existing (if any) stop-end to the sub-sill of the aluminium-framed glass sliding door; 6. Supply and install a new aluminium stop-end to the sub-sill of the aluminium-framed glass
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Page 60
ITEM
COMMENTARY sliding door where required. Suitably detail same with an appropriate construction sealant;
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7. Supply and install a suitable sill flashing beneath the existing aluminium-framed glass sliding door. Ensure sill flashing is appropriately detailed; 8. Reinstate the aluminium-framed glass sliding door in accordance with the manufacturers recommendations using corrosion-resistant fixings; 9. Caulk the perimeter of the aluminium-framed glass sliding door with a suitable UV-stable flexible construction sealant in accordance with the manufacturers recommendations; 10. Supply and install new powder-coated aluminium storm-moulds at the perimeter of the aluminium-framed glass sliding door in accordance with the manufacturers recommendations; 11. Reinstate the previously removed sections of timber decking in the area immediately adjacent to the affected aluminium-framed glass sliding door; 12. Suitably prepare any water-damaged internal wall finishes including removal of sections of blistering and flaking paint and delaminating set plaster; 13. Supply and apply an appropriate mix of set plaster to the affected walls and trowel/finish flush with existing adjacent surfaces; 14. Supply and apply a suitable paint for the conditions of service in accordance with the manufacturers recommendations. F Cost (excl. GST) $
Page 61
ITEM
COMMENTARY
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42 A
PAVILION 3 | UNIT 5.04 (contd) Location and description Second bedroom Evidence of water penetration in the form of minor staining to the internal face of the track at the head of the aluminium-framed glass sliding door. Blistering and flaking paint at the head of the plasterboard clad mullion between the fixed pane window and the aluminium-framed glass sliding door was also observed in this location. An external balcony area is located immediately above. Background This item is considered to be a common property defect. Cause 1. The exact cause of the water penetration affecting the internal habitable area was not established at the time of inspection. Further non-destructive/destructive investigations are required involving water/flood-testing (minimum) to conclusively establish the cause of the water penetration. 2. Possible absence of or failure/poor detailing of the head flashings to the western faade over the aluminium-framed glass sliding door. 3. Possible absence or failure/poor detailing of the waterproofing provisions to the external balcony area located immediately above. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair
Page 62
B C
ITEM
COMMENTARY 1. The Owners Corporation is responsible for financing and undertaking destructive/nondestructive investigations in order to establish whether a defect exists and the exact cause of any defect identified; 2. Establish access to the western faade of the building; 3. Carry out non-destructive investigations including water/flood-testing of the balcony area located immediately above the affected habitable area to determine whether an absence of or failure of the waterproofing provisions on that balcony is the cause of the water penetration; 4. Carry out destructive investigations including removal of sections of brickwork in the areas located immediately over the aluminium-framed glass sliding door to determine whether an absence of or failure/poor detailing of the head flashings over that aperture is the cause of the water penetration.
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Cost (excl. GST) $
Page 63
ITEM
COMMENTARY
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43 A
PAVILION 3 | UNIT 5.05 Location and description North-eastern balcony The fibre-cement (FC) sheet soffit lining has cracked and detached from the balcony soffit above at the location of the set join approximately midway along the northern return and approximately midway along the eastern return. Background This item is considered to be a common property defect. Cause 1. 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. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner.
Page 64
B C
ITEM E
COMMENTARY Recommended scope of works/method of repair 1. 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. Cost (excl. GST) $
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44 A
PAVILION 3 | UNIT 5.05 (contd) Location and description North-eastern balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces particularly along the eastern return. Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the aluminium balustrades. 2. Inadequate powder-coat film thicknesses achieved. 3. Inappropriate powder-coat product for the conditions of service applied to the aluminium
Page 65
B C
ITEM
COMMENTARY balustrades. 4. Absence of or inadequate maintenance. 5. Relative exposure to an aggressive marine environment.
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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. Recommended scope of works/method of repair 1. 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 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; 5. Appropriately prepare the substrate; 6. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the manufacturers recommendations. Cost (excl. GST) $ PAVILION 3 | UNIT 6.01 Location and description Southern balcony (off main bedroom) Blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade. Background This item is considered to be a common property defect. Cause
Page 66
F 45 A
B C
ITEM
COMMENTARY 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements.
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Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations. Cost (excl. GST) $
46 A
PAVILION 3 | UNIT 6.03 Location and description North-eastern balcony Poor detailing of the bituminous, liquid-applied waterproof membrane, core-flute protection boards, drainage cells and geotechnical fabric within the north-eastern planterbox. Some ponding is occurring in the north-eastern corner of same.
Page 67
ITEM B
COMMENTARY Background 1. This item is considered to be a common property defect. 2. The occupants emptied the planterbox at their own expense as a consequence of the effects of stagnant water and resultant growth occurring over a long period of time. The photographs on the following page were taken by the occupant during March 2009. Cause 1. Poor workmanship during preparation and installation of the core-flute protection boards, drainage cells and geotechnical fabric within the north-eastern planterbox. 2. Coreflute protection boards prevented water draining freely to the planterbox drainage outlets. 3. Absence of/inadequate falls to planterbox drainage outlets. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. Prepare the internal surfaces of the planterbox including removal of loose and delaminating sections of the existing bituminous waterproof membrane. All work to be carried out in accordance with the membrane manufacturers recommendations; 2. Ensure the drainage provisions are adequate. If they are not adequate, install suitable drainage provisions; 3. Apply a suitable sand and cement screed to the internal surfaces of the planterbox and grade with appropriate falls to the existing drainage outlets; 4. Supply and apply a new, compatible liquid-applied waterproof membrane to the exposed surfaces of the planterbox, detailing in accordance with the manufacturers instructions; 5. Supply and install drainage cells, protection boards and geotechnical fabric and detail in an appropriate manner; 6. Provide new topsoil within the planterbox and compact in appropriate layers; 7. Provide new juvenile plants/vegetation of the original species;
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Page 68
ITEM F
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Page 69
ITEM
COMMENTARY
PHOTOGRAPH
47 A
PAVILION 3 | UNIT 6.03 (contd) Location and description North-eastern balcony Minor blistering and flaking paint to the soffit of the set fibre-cement (FC) sheet soffit lining to the roof located over, particularly along the eastern return. Background This item is considered to be a common property defect. Cause 1. Water seepage from the metal capping to the low-height perimeter parapet wall at the location of the joint in the capping. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. Remove any existing flexible sealant from the join in the pressed metal capping in the area above the damage to the FC sheet soffit lining; 2. Caulk the join in the pressed metal capping with a suitable, UV-stable flexible sealant in accordance with the manufacturers recommendations; 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 manufacturers recommendations. Cost (excl. GST) $
Page 70
B C
ITEM
COMMENTARY
PHOTOGRAPH
48 A
PAVILION 3 | UNIT 6.03 (contd) Location and description North-eastern balcony The fibre-cement (FC) sheet soffit lining is dislodged in several locations along the northern return. Background This item is considered to be a common property defect. Cause 1. Differential movement between the adjoining sheets of fibre-cement (FC) cladding to the eaves. 2. Inadequate or inappropriately installed/secured mechanical fixings or adhesive. 3. Poor workmanship during preparation and installation of the FC sheet soffit lining. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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.
Page 71
B C
ITEM F
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49 A
PAVILION 4 | UNIT 1.01 Location and description North-western courtyard Blistering and flaking paint, staining and deterioration of the set fibre-cement (FC) sheet soffit lining at the southern end of the western return. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 resistance
Page 72
B C
ITEM
COMMENTARY 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations.
PHOTOGRAPH
Cost (excl. GST) $
50 A
PAVILION 4 | UNIT 2.01 Location and description North-western balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces in various locations throughout. Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the 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. Breach(es)
Page 73
B C
ITEM
COMMENTARY 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.
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Recommended scope of works/method of repair 1. 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 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; 5. Appropriately prepare the substrate; 6. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the manufacturers recommendations. Cost (excl. GST) $ PAVILION 4 | UNIT 2.07 Location and description North-eastern balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces in various locations throughout. Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the aluminium balustrades. 2. Inadequate powder-coat film thicknesses achieved. 3. Inappropriate powder-coat product for the conditions of service applied to the aluminium balustrades.
Page 74
F 51 A
B C
ITEM
PHOTOGRAPH
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. Recommended scope of works/method of repair 1. 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 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; 5. Appropriately prepare the substrate; 6. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the manufacturers recommendations. Cost (excl. GST) $ PAVILION 4 | UNIT 3.01 Location and description North-western balcony The fibre-cement (FC) sheet soffit lining has cracked and detached from the balcony soffit above at the location of the set join along the western return outside the kitchen window. Background This item is considered to be a common property defect. Cause 1. Differential movement between the adjoining sheets of fibre-cement (FC) cladding to the
Page 75
F 52 A
B C
ITEM
COMMENTARY 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.
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Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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. Cost (excl. GST) $
53 A
PAVILION 4 | UNIT 3.01 (contd) Location and description North-western balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces in various locations throughout.
Page 76
ITEM B C
COMMENTARY Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the 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. 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. Recommended scope of works/method of repair 1. 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 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; 5. Appropriately prepare the substrate; 6. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the manufacturers recommendations. Cost (excl. GST) $ PAVILION 4 | UNIT 3.01 (contd) Location and description
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F 54 A
Page 77
ITEM
COMMENTARY Southern balcony Minor blistering and flaking paint to the set fibre-cement (FC) sheet soffit lining at the southern end in the south-eastern corner.
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B C
Page 78
ITEM
COMMENTARY
PHOTOGRAPH
55 A
PAVILION 4 | UNIT 3.02 Location and description Northern balcony Evidence of water penetration in the form of blistering and flaking paint, staining and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining at the eastern end adjacent to the Colorbond cladding to the service riser stack. Background This item is considered to be a common property defect. Cause 1. Failure or poor detailing of the waterproofing provisions to the balcony/planterbox located over at the interface of the stormwater drainage provisions. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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, detailing the new waterproof membrane into the existing stormwater drainage provisions in an 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;
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B C
ITEM
COMMENTARY 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 the manufacturers recommendations.
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F 56 A
Cost (excl. GST) $ PAVILION 4 | UNIT 3.03 Location and description Study Evidence of previous water penetration in the form of blistering and flaking paint and deterioration of the set plaster to the plasterboard ceiling lining Background 1. This item is considered to be a common property defect. 2. The occupant advised at the time of inspection of a previous plumbing leak affecting the suspended plasterboard ceiling lining which has since been rectified. Cause 1. Failure of the Contractor to return to site to repair the consequential damage caused by a previous building defect. Breach(es) Under Section 18B (a) and (d) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and within the time stipulated in the contract, or if no time is stipulated, within a reasonable time. Recommended scope of works/method of repair 1. Repair any disturbed surfaces via application of an appropriate mix of set plaster. Trowel/finish flush with existing adjacent surfaces; 2. Suitably prepare the water-damaged suspended plasterboard ceiling lining; 3. Supply and apply a suitable interior paint system to the affected areas in accordance with
Page 80
ITEM
COMMENTARY the manufacturers recommendations.
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Cost (excl. GST) $
57 A
PAVILION 4 | UNIT 3.03 (contd) Location and description North-western balcony Evidence 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 service riser stack in the south-western corner. Background This item is considered to be a common property defect. Cause 1. Failure or poor detailing of the waterproofing provisions to the balcony located over at the interface of the stormwater drainage provisions. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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;
Page 81
B C
ITEM
COMMENTARY 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, detailing the new waterproof membrane into the existing stormwater drainage provisions in an 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 the manufacturers recommendations.
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F 58 A
Cost (excl. GST) $ PAVILION 4 | UNIT 3.04 Location and description Northern balcony Detached section of fibre-cement (FC) sheet soffit lining in the south-western corner. Background This item is considered to be a common property defect. Cause 1. Inadequate or inappropriately installed/secured mechanical fixings or adhesive. 2. Poor workmanship during preparation and installation of the FC sheet soffit lining. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner.
Page 82
B C
ITEM E
COMMENTARY Recommended scope of works/method of repair 1. 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 the manufacturers recommendations. Cost (excl. GST) $
PHOTOGRAPH
59 A
PAVILION 4 | UNIT 3.04 (contd) Location and description Northern balcony Evidence of previous water penetration in the form of staining to the set fibre-cement (FC) sheet soffit lining at the western end. Background 1. This item is considered to be a common property defect. 2. The water penetration does not appear to be ongoing; however the consequential damage to the set FC sheet soffit lining remains. Cause
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ITEM
COMMENTARY 1. Failure of the Contractor to return to site to repair the consequential damage caused by a previous building defect.
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Breach(es) Under Section 18B (a) and (d) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and within the time stipulated in the contract, or if no time is stipulated, within a reasonable time. Recommended scope of works/method of repair 1. Suitably prepare the substrate; 2. Supply and apply a suitable exterior paint system to the affected areas in accordance with the manufacturers recommendations. Cost (excl. GST) $
60 A
PAVILION 4 | UNIT 3.04 (contd) Location and description North-western balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces in various locations throughout. Background This item is considered to be a common property defect.
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ITEM C
COMMENTARY Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the 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. 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. Recommended scope of works/method of repair 1. 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 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; 5. Appropriately prepare the substrate; 6. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the manufacturers recommendations. Cost (excl. GST) $ PAVILION 4 | UNIT 3.06 Location and description Living room Evidence of water penetration in the form of streaming staining to the western wall in the north-
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F 61 A
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ITEM
COMMENTARY western corner. The suspended plasterboard ceiling lining has separated from the reinforced concrete floor slab above in this location.
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B C
Background This item is considered to be a common property defect. Cause 1. Failure or poor detailing of the waterproofing provisions to the balcony/planterbox located over at the interface of the stormwater drainage provisions. 2. Inadequate or inappropriately installed/secured mechanical fixings or adhesive. 3. Poor workmanship during preparation and installation of the FC sheet soffit lining. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. Repair of source of water penetration included at Pavilion 4 | Unit 3.06 | Northern balcony; 2. Reinstate the detached section of plasterboard ceiling lining in accordance with the manufacturers recommendations; 3. Suitably prepare the water-damaged plasterboard wall and ceiling linings; 4. Supply and apply a suitable interior paint system to the affected areas in accordance with the manufacturers recommendations. Cost (excl. GST) $
Page 86
ITEM 62 A
COMMENTARY PAVILION 4 | UNIT 3.06 (contd) Location and description Northern balcony Evidence of significant water penetration in the form of blistering and flaking paint, staining and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining at the western end adjacent to the Colorbond cladding to the service riser stack. Background This item is considered to be a common property defect. Cause 1. Failure or poor detailing of the waterproofing provisions to the balcony/planterbox located over at the interface of the stormwater drainage provisions. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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, detailing the new waterproof membrane into the existing stormwater drainage provisions in an 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;
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B C
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ITEM
COMMENTARY
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8. Supply and apply a suitable exterior paint system to the affected areas in accordance with
the manufacturers recommendations. F 63 A Cost (excl. GST) $ PAVILION 4 | UNIT 4.01 Location and description North-western balcony The fibre-cement (FC) sheet soffit lining has cracked (to 1mm in width) and detached from the balcony soffit above at the location of the set join approximately midway along the northern return. Background This item is considered to be a common property defect. Cause 1. 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. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. 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;
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B C
ITEM
COMMENTARY
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5. Supply and apply a suitable exterior-grade paint for the conditions of service in accordance
with the manufacturers recommendations. F Cost (excl. GST) $
64 A
PAVILION 4 | UNIT 4.03 Location and description Northern balcony The fibre-cement (FC) sheet soffit lining has cracked (to 1mm in width) and detached from the balcony soffit above at the location of the set join approximately midway along the northern return. Background This item is considered to be a common property defect. Cause 1. 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. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair
Page 89
B C
ITEM
COMMENTARY 1. 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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Cost (excl. GST) $
2.2 OBSERVED & REPORTED BUILDING DEFECTS COMMON PROPERTY

ITE M 65 A COMMENTARY PAVILION 1 | LEVEL 1 INTERNAL COMMON FOYER Location and description General Evidence of water penetration in the form of blistering and flaking paint to the eastern plasterboard clad wall at the top LHS of the fire passage doorway, and staining and blistering and flaking paint to the plasterboard ceiling lining located immediately adjacent. Background This item is considered to be a common property defect.
Page 90
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ITE M C
COMMENTARY
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Cause 1. Absence or failure/poor detailing of the waterproofing provisions within the planterbox located immediately over. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. Carefully remove the vegetation/finishes from within the affected planterbox. Store vegetation in pots. Maintain the health of the plants during the work; 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; 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 the existing cavity flashings to eliminate the possibility of water bypass. 10. Appropriately prepare the substrate;
11. Supply and apply a suitable paint for the conditions of service to the affected surfaces in
accordance with the manufacturers recommendations. F Cost (excl. GST)
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ITE M
COMMENTARY $
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66 A
PAVILION 1 | LEVEL 1 INTERNAL COMMON FOYER (contd) Location and description Fire passage (north-south)
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ITE M
COMMENTARY 1. Evidence of water penetration in the form of streaming staining and mould growth to the plasterboard wall lining and ceiling lining in at least six locations. 2. Minor sections of delaminating plasterboard were also observed in various locations throughout the fire passage. 3. The water penetration is occurring at the interface of the pre-cast (Ultrafloor) reinforced concrete floor slab above (clad with plasterboard bulkheads in some locations) and the corefilled reinforced blockwork walls (also clad with plasterboard in some locations).
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B C
Background This item is considered to be a common property defect. Cause 1. Absence or failure/poor detailing of the waterproofing provisions within the planterbox located immediately over. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. Carefully remove the vegetation/finishes from within the affected planterbox. Store vegetation in pots. Maintain the health of the plants during the work; 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; 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;
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ITE M
COMMENTARY 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 the existing cavity flashings to eliminate the possibility of water bypass. 10. Appropriately prepare the substrate;
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11. Supply and apply a suitable paint for the conditions of service to the affected surfaces in
accordance with the manufacturers recommendations. F Cost (excl. GST) $
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ITE M
COMMENTARY
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67 A
PAVILION 1 | LEVEL 1 INTERNAL COMMON FOYER (contd) Location and description Fire passage (east-west) Evidence of water penetration in the form of blistering and flaking paint, staining and mould growth at the base of the southern plasterboard clad wall extending along the entire length of same. Background This item is considered to be a common property defect. Cause 1. Absence or failure/poor detailing of the waterproofing provisions within the planterbox located immediately over. 2. Absence or failure/poor detailing of the waterproofing provisions to the southern external faade within the fire stairwell adjoining the affected area. 3. Failure/poor detailing of the cavity flashing to the southern external faade within the fire stairwell adjoining the affected area. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair Stairwell-related defect 1. Protect adjoining surfaces.
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B C
ITE M
COMMENTARY 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; 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 appropriate cementitious adhesive; Planterbox-related defect 1. Carefully remove the vegetation/finishes from within the affected planterbox. Store vegetation in pots. Maintain the health of the plants during the work; 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; 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;
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ITE M
COMMENTARY 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 the existing cavity flashings to eliminate the possibility of water bypass. Consequential damage 1. Replace any excessively damaged sheets of plasterboard; 2. Suitably prepare any water-damaged internal wall finishes including removal of sections of blistering and flaking paint and delaminating set plaster; 3. Supply and apply an appropriate mix of set plaster to the affected walls and trowel/finish flush with existing adjacent surfaces; 4. Supply and apply a suitable paint for the conditions of service in accordance with the manufacturers recommendations.
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Cost (excl. GST) $
68 A
PAVILION 1 | LEVEL 1 INTERNAL COMMON FOYER (contd) Location and description Sprinkler Alarm Valve Room passage Evidence of water penetration in the form of mould growth and staining at the base of the southern plasterboard-clad wall. Background This item is considered to be a common property defect. Cause Refer to Item 67. Breach(es)
Refer to Photograph at Item 67
B C D
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ITE M
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E F
Recommended scope of works/method of repair 1. Refer to Item 67. Cost (excl. GST) $
69 A
PAVILION 1 | LEVEL 1 INTERNAL COMMON FOYER (contd) Location and description Sprinkler Alarm Valve Room Evidence of water penetration in the form of mould growth and staining at the base of the southern plasterboard-clad wall. Background This item is considered to be a common property defect.
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ITE M C D
COMMENTARY Cause 1. Refer to Item 67. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. Refer to Item 67. Cost (excl. GST) $
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E F
70 A
PAVILION 1 | FIRE STAIRWELL (contd) Location and description Level 2 Form-board nails left exposed in the soffit of the staircase and landing slabs.
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ITE M B C
COMMENTARY
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Background This item is considered to be a common property defect. Cause 1. Incomplete work. 2. Poor workmanship and failure of the builder to remove the form-board nails from the concrete element. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. Using suitable mechanical means such as a grinder, cut out the corroding form-board nails from the soffits of the affected concrete elements. 2. Suitably prepare the substrate. 3. Patch the soffit of the affected concrete elements using an appropriate high-strength repair mortar in accordance with the manufacturers recommendations. 4. Trowel flush with existing adjacent surfaces. Cost (excl. GST) $
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ITE M 71 A
COMMENTARY PAVILION 1 | ROOF Location and description General 1. The roof is of flat, pre-cast reinforced concrete (such as Ultrafloor or similar) construction with fibreglass-reinforced, liquid-applied waterproof membranes and perimeter powdercoated metal cappings to the low-height parapet walls. 2. The roof is drained via recessed (formed) box gutters which are connected to partially concealed downpipes. 3. Stainless steel harness anchorage points are also located on the rooftop. 4. Roof-mounted air-conditioning plant (including condensers) is enclosed by painted, timberframed privacy screens. 5. Roof-mounted gas-fired hot water systems are enclosed by steel-framed, custom orb clad privacy screens. 6. The reinforced concrete lift shaft housing is rendered with a flat, reinforced concrete roof featuring an exposed liquid-applied waterproof membrane. Background n/a Cause n/a Breach(es) n/a Recommended scope of works/method of repair n/a Cost (excl. GST) n/a
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B C D E F
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ITE M
COMMENTARY
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72 A
PAVILION 1 | ROOF (contd) Location and description Waterproofing Evidence of previous repairs to the fibreglass-reinforced, liquid-applied waterproof membrane at the location of shrinkage cracking and roof slab penetrations in various locations throughout. The repairs appear to have failed as evidenced by calcification and efflorescence staining emanating from the shrinkage cracks. Background This item is considered to be a common property defect. Cause 1. Shrinkage of the concrete. 2. Inability of the fibreglass-reinforced, liquid-applied waterproof membrane to accommodate minor movement. 3. Possible use of a waterproof membrane unsuitable for the conditions of service. 4. Possible failure to adhere to the manufacturers recommendations when applying the fibreglass-reinforced, liquid-applied waterproof membrane to the surface of the reinforced concrete roof slab. 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. Recommended scope of works/method of repair
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B C
ITE M
COMMENTARY 1. Grind out shrinkage cracks in the surface of the reinforced concrete roof slab; 2. Suitably prepare the substrate; 3. Fill cracks with a suitable flexible or cementitious grout as recommended or specified by the membrane manufacturer; 4. Adjust falls to the drainage outlets using a suitable cementitious screed where required; 5. Supply and apply a new UV-stable liquid-applied waterproof membrane in accordance with the manufacturers recommendations; 6. Detail the new waterproof membrane appropriately at the interface of all service penetrations.
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Cost (excl. GST) $
73 A
PAVILION 1 | ROOF (contd) Location and description Roof plumbing Minor ponding of water within the eastern and western recessed reinforced concrete box gutters. Background This item is considered to be a common property matter. Cause Poor workmanship and wastes/downpipes. failure of the builder to provide adequate falls to the roof
B C
Breach(es) Not considered a building defect: 1. The ponding is considered minor and generally within acceptable standards and tolerances; 2. A justifiable building defect was not observed at the time of inspection.
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ITE M E F
COMMENTARY Recommended scope of works/method of repair 1. Adjust falls using a levelling screed as required prior to re-waterproofing the roof. Cost (excl. GST) $
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74 A
PAVILION 2 | FIRE STAIRWELL Location and description Level 1 Evidence of water penetration in the form of blistering and flaking paint and streaming staining emanating from the head of the set plaster-clad blockwork wall at the interface of the reinforced concrete floor slab above in two locations. Background This item is considered to be a common property defect. Cause 1. Absence or failure/poor detailing of the waterproofing provisions within the planterbox located immediately over. Breach(es)
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B C
ITE M
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Recommended scope of works/method of repair 1. Carefully remove the vegetation/finishes from within the affected planterbox. Store vegetation in pots. Maintain the health of the plants during the work; 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; 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 the existing cavity flashings to eliminate the possibility of water bypass. 10. Appropriately prepare the substrate; 11. Supply and apply a suitable paint for the conditions of service to the affected surfaces in accordance with the manufacturers recommendations. Cost (excl. GST) $
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ITE M
COMMENTARY
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75 A
PAVILION 2 | FIRE STAIRWELL (contd) Location and description Level 1 (contd) Evidence of water penetration in the form of dampness and stalactite formation to the area surrounding the fire hydrant stack penetration at the interface of the reinforced concrete floor
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ITE M
COMMENTARY slab and eastern wall.
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B C D
Background This item is considered to be a common property defect. Cause 1. Refer to Item 74. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. Refer to Item 74. Cost (excl. GST) $
E F
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ITE M 76 A
COMMENTARY PAVILION 2 | ROOF Location and description General 1. The roof is of flat, pre-cast reinforced concrete (such as Ultrafloor or similar) construction with fibreglass-reinforced, liquid-applied waterproof membranes and perimeter powdercoated metal cappings to the low-height parapet walls. 2. The roof is drained via recessed (formed) box gutters which are connected to partially concealed downpipes. 3. Stainless steel harness anchorage points are also located on the rooftop. 4. Roof-mounted air-conditioning plant (including condensers) is enclosed by painted, timberframed privacy screens. 5. Roof-mounted gas-fired hot water systems are enclosed by steel-framed, custom orb clad privacy screens. 6. The reinforced concrete lift shaft housing is rendered with a flat, reinforced concrete roof featuring an exposed liquid-applied waterproof membrane. Background n/a Cause n/a Breach(es) n/a Recommended scope of works/method of repair n/a Cost (excl. GST) n/a
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B C D E F
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ITE M
COMMENTARY
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77 A
PAVILION 2 | ROOF (contd) Location and description Waterproofing Evidence of previous repairs to the fibreglass-reinforced, liquid-applied waterproof membrane at the location of shrinkage cracking and roof slab penetrations in various locations throughout. The repairs appear to have failed as evidenced by calcification and efflorescence staining emanating from the shrinkage cracks. A repair in the north-eastern corner has failed and cracked through the membrane resulting in water penetration into the living room of Unit 404 (Pavilion 2), below. Background This item is considered to be a common property defect. Cause 1. Shrinkage of the concrete. 2. Inability of the fibreglass-reinforced, liquid-applied waterproof membrane to accommodate minor movement. 3. Possible use of a waterproof membrane unsuitable for the conditions of service. 4. Possible failure to adhere to the manufacturers recommendations when applying the fibreglass-reinforced, liquid-applied waterproof membrane to the surface of the reinforced concrete roof slab. 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.
B C
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ITE M E
COMMENTARY Recommended scope of works/method of repair 1. Grind out shrinkage cracks in the surface of the reinforced concrete roof slab; 2. Suitably prepare the substrate; 3. Fill cracks with a suitable flexible or cementitious grout as recommended or specified by the membrane manufacturer; 4. Adjust falls to the drainage outlets using a suitable cementitious screed where required; 5. Supply and apply a new UV-stable liquid-applied waterproof membrane in accordance with the manufacturers recommendations; 6. Detail the new waterproof membrane appropriately at the interface of all service penetrations. Cost (excl. GST) $ PAVILION 2 | ROOF (contd) Location and description Roof plumbing Minor ponding of water within the eastern and western recessed reinforced concrete box gutters and within the stainless steel harness anchorage point recesses. Background This item is considered to be a common property matter. Cause 1. Poor workmanship and failure of the builder to provide adequate falls to the roof wastes/downpipes/anchorage point recesses. Breach(es) Not considered a building defect: 1. The ponding is considered minor and generally within acceptable standards and tolerances;
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78 A
B C
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ITE M
COMMENTARY
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2. A justifiable building defect was not observed at the time of inspection.

E F Recommended scope of works/method of repair 1. Adjust falls as required using a levelling screed prior to re-waterproofing the roof. Cost (excl. GST) $
79 A
PAVILION 2 | EASTERN ELEVATION Location and description Eastern faade Minor blistering and flaking paint to the eastern ends of the Level 1 fin walls. Background This item is considered to be a common property matter. Cause 1. Absence of or inadequate maintenance. Breach(es) Not considered a building defect:
B C D
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ITE M
COMMENTARY 1. Unable to attribute this item to defective workmanship on behalf of the builder. 2. Lack of maintenance. 3. A justifiable building defect was not observed at the time of inspection.
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E F
Recommended scope of works/method of repair 1. Suitably prepare and paint the affected surfaces to match existing. Cost (excl. GST) $
80 A
PAVILION 3 | LEVEL 2 INTERNAL COMMON FOYER Location and description Southern external entry Evidence of water penetration in the form of blistering and flaking paint, staining and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining at the location of the rendered masonry columns and along the southern faade, particularly at the western end. Background This item is considered to be a common property defect. Cause 1. Water is permeating between the face brickwork facades and the set FC sheet soffit lining at
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B C
ITE M
COMMENTARY 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.
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Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations. Cost (excl. GST) $ PAVILION 3 | LEVEL 3 WESTERN INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (east) Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces. Background
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81 A
ITE M
COMMENTARY This item is considered to be a common property defect.
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Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the 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. 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. Recommended scope of works/method of repair 1. Demolish the existing powder-coated aluminium balustrades including removal of the 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 an appropriate coastal-grade powder-coat such as DULUX Duratec or similar approved; 5. Reinstate the timber decking as required. Cost (excl. GST) $
82 A
PAVILION 3 | LEVEL 3 WESTERN INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (central)
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ITE M
COMMENTARY Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces.
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B C
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ITE M 83 A
COMMENTARY
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PAVILION 3 | LEVEL 4 EASTERN INTERNAL COMMON FOYER (contd) Location and description Southern common balcony Evidence of water penetration in the form of blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations.
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Cost (excl. GST) $
84 A
PAVILION 3 | LEVEL 4 EASTERN INTERNAL COMMON FOYER (contd) Location and description Southern common balcony Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces. Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the 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. 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. Recommended scope of works/method of repair 1. 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;
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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; 7. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony hob in accordance with the manufacturers recommendations. F 85 A Cost (excl. GST) $ PAVILION 3 | LEVEL 4 WESTERN INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (central) Evidence of water penetration in the form of blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair
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COMMENTARY 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations.
PHOTOGRAPH
Cost (excl. GST) $
86 A
PAVILION 3 | LEVEL 4 WESTERN INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (east) Evidence of water penetration in the form of blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es)
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Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations. Cost (excl. GST) $
87 A
PAVILION 3 | LEVEL 6 WESTERN INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (east) Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces. Background This item is considered to be a common property defect. Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the aluminium
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COMMENTARY 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.
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88 A
PAVILION 3 | ROOF (EAST) Location and description General 1. The roof is of flat, pre-cast reinforced concrete (such as Ultrafloor or similar) construction with fibreglass-reinforced, liquid-applied waterproof membranes and perimeter powdercoated metal cappings to the low-height parapet walls.
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2. The roof is drained via recessed (formed) box gutters which are connected to partially
concealed downpipes. 3. Stainless steel harness anchorage points are also located on the rooftop. 4. Roof-mounted air-conditioning plant (including condensers). 5. The reinforced concrete lift shaft housing is rendered with a flat, reinforced concrete roof featuring an exposed liquid-applied waterproof membrane. B C D E F Background n/a Cause n/a Breach(es) n/a Recommended scope of works/method of repair n/a Cost (excl. GST) n/a
89
PAVILION 3 | ROOF (EAST) (contd)

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COMMENTARY Location and description Waterproofing Blistering, bubbling and delaminating sections of liquid-applied waterproof membrane in various locations throughout. Background This item is considered to be a common property defect. Cause 1. Possible use of a waterproof membrane unsuitable for the conditions of service. 2. Possible failure to adhere to the manufacturers recommendations when applying the fibreglass-reinforced, liquid-applied waterproof membrane to the surface of the reinforced concrete roof slab. 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. Recommended scope of works/method of repair 1. Grind out shrinkage cracks in the surface of the reinforced concrete roof slab; 2. Suitably prepare the substrate; 3. Fill cracks with a suitable flexible or cementitious grout as recommended or specified by the membrane manufacturer; 4. Adjust falls to the drainage outlets using a suitable cementitious screed where required; 5. Supply and apply a new UV-stable liquid-applied waterproof membrane in accordance with the manufacturers recommendations; 6. Detail the new waterproof membrane appropriately at the interface of all service penetrations. Cost (excl. GST) $
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B C
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90 A
PAVILION 3 | ROOF (EAST) (contd) Location and description Harness anchorage point recesses Minor ponding of water within the stainless steel harness anchorage point recesses. Background This item is considered to be a common property matter. Cause 1. Poor workmanship and failure of the builder to provide adequate falls to the roof wastes/downpipes/anchorage point recesses. Breach(es) Not considered a building defect: 1. The ponding is considered minor and generally within acceptable standards and tolerances; 2. A justifiable building defect was not observed at the time of inspection.
B C
E F
Recommended scope of works/method of repair 1. Adjust falls as required using a levelling screed prior to re-waterproofing the roof. Cost (excl. GST) $
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91 A
PAVILION 3 | ROOF (WEST) Location and description General 1. The roof is of flat, pre-cast reinforced concrete (such as Ultrafloor or similar) construction with fibreglass-reinforced, liquid-applied waterproof membranes and perimeter powdercoated metal cappings to the low-height parapet walls. 2. The roof is drained via recessed (formed) box gutters which are connected to partially concealed downpipes. 3. Stainless steel harness anchorage points are also located on the rooftop. 4. Roof-mounted air-conditioning plant (including condensers). 5. Roof-mounted gas-fired hot water systems are enclosed by steel-framed, custom orb clad privacy screens. 6. The reinforced concrete lift shaft housing is rendered with a flat, reinforced concrete roof featuring an exposed liquid-applied waterproof membrane. Background n/a Cause n/a Breach(es) n/a
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COMMENTARY Recommended scope of works/method of repair n/a Cost (excl. GST) n/a
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92 A
PAVILION 3 | ROOF (WEST) (contd) Location and description Waterproofing Evidence of previous repairs to the fibreglass-reinforced, liquid-applied waterproof membrane at the location of shrinkage cracking and roof slab penetrations in various locations throughout. The repairs appear to have failed as evidenced by calcification and efflorescence staining emanating from the shrinkage cracks. Numerous instances of delaminating sections of waterproof membrane were also observed. Background This item is considered to be a common property defect. Cause 1. Shrinkage of the concrete. 2. Inability of the fibreglass-reinforced, liquid-applied waterproof membrane to accommodate minor movement. 3. Possible use of a waterproof membrane unsuitable for the conditions of service. 4. Possible failure to adhere to the manufacturers recommendations when applying the
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COMMENTARY fibreglass-reinforced, liquid-applied waterproof membrane to the surface of the reinforced concrete roof slab.
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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. Recommended scope of works/method of repair 1. Grind out shrinkage cracks in the surface of the reinforced concrete roof slab; 2. Suitably prepare the substrate; 3. Fill cracks with a suitable flexible or cementitious grout as recommended or specified by the membrane manufacturer; 4. Adjust falls to the drainage outlets using a suitable cementitious screed where required; 5. Supply and apply a new UV-stable liquid-applied waterproof membrane in accordance with the manufacturers recommendations; 6. Detail the new waterproof membrane appropriately at the interface of all service penetrations. Cost (excl. GST) $ PAVILION 3 | EASTERN ELEVATION Location and description Eastern faade 0.5m2 of missing render to the ground floor slab edge in the south-eastern corner at the interface of the concrete upturn and blockwork infill. Background This item is considered to be a common property defect. Cause
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1. 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 proper and workmanlike manner. Office of Fair Trading (OFT) Guide to Standards and Tolerances dated July 2003, Section 3 Masonry, Masonry distress. Recommended scope of works/method of repair 1. Remove cracked, drummy and delaminating render from the affected building elements; 2. Saw-cut edges square and rake-out cracks in the masonry substrate; 3. Mechanically secure expanded metal mesh (metal lathe) over cracking in the masonry substrate; 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. Cost (excl. GST) $
94 A
PAVILION 4 | LEVEL 2 INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (east) Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating to the bottom rail surfaces.
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95
PAVILION 4 | LEVEL 2 INTERNAL COMMON FOYER (contd)

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COMMENTARY Location and description Southern external entry Evidence of water penetration in the form of blistering and flaking paint, staining and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining in several locations throughout. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations.
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PAVILION 4 | LEVEL 2 INTERNAL COMMON FOYER (contd) Location and description Southern external entry Missing storm-mould at the western end of the aluminium-framed floor-to-ceiling window adjacent to the louvre bank. Background This item is considered to be a common property matter. Cause 1. Incomplete work. 2. Poor workmanship and failure of the builder to supply and install a suitable storm-mould. Breach(es) Not considered a building defect: 1. Unable to conclusively determine that the storm-mould was not removed by others. 2. Unable to attribute this item to defective workmanship on behalf of the builder. 3. A justifiable building defect was not observed at the time of inspection.
B C
E F
Recommended scope of works/method of repair 1. Supply and install a new matching coloured powder-coated aluminium storm-mould. Cost (excl. GST) $
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97 A
PAVILION 4 | LEVEL 3 INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (second from east) Evidence of water penetration in the form of blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 resistance to the ceiling void;
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COMMENTARY 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations.
PHOTOGRAPH
Cost (excl. GST) $
98 A
PAVILION 4 | LEVEL 3 INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (third from east) Evidence of water penetration in the form of blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the
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COMMENTARY Building Code of Australia (BCA) 2005.
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99 A
PAVILION 4 | LEVEL 3 INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (third from west) Evidence of water penetration in the form of blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade. Background This item is considered to be a common property defect. Cause 1. 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 brickwork
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COMMENTARY facades and the set FC sheet soffit lining resulting in deterioration of building elements.
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Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations. Cost (excl. GST) $
100 A
PAVILION 4 | LEVEL 3 INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (third from west) Premature deterioration of the aluminium-framed balustrades in the form of bubbling and blistering powder-coating affecting the top and bottom rail surfaces. Background This item is considered to be a common property defect.
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Cause 1. Inadequate surface preparation prior to application of the powder-coat finish to the 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. 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. Recommended scope of works/method of repair 1. Demolish the existing powder-coated aluminium balustrades including removal of the 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 an appropriate coastal-grade powder-coat such as DULUX Duratec or similar approved; 5. Reinstate the timber decking as required. Cost (excl. GST) $
101 A
PAVILION 4 | LEVEL 3 INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (west)
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COMMENTARY Evidence of water penetration in the form of blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade.
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B C
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102 A
PAVILION 4 | LEVEL 4 INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (east) Evidence of water penetration in the form of blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the
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COMMENTARY manufacturers recommendations.
PHOTOGRAPH
Cost (excl. GST) $
103 A
PAVILION 4 | LEVEL 4 INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (second from east) Evidence of water penetration in the form of blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade in the south-eastern corner. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. 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 resistance to the ceiling void; 2. Caulk the interface of the new drip angle and the adjoining building elements with a suitable,
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COMMENTARY 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; 4. Appropriately prepare the substrate; 5. Supply and apply a suitable exterior paint system to the balcony soffit in accordance with the manufacturers recommendations.
PHOTOGRAPH
Cost (excl. GST) $
104 A
PAVILION 4 | LEVEL 4 INTERNAL COMMON FOYER (contd) Location and description Southern common balcony (second from west) Evidence of water penetration in the form of blistering and flaking paint and deterioration of the set plaster to the fibre-cement (FC) sheet soffit lining adjacent to the southern faade in the south-western corner. Background This item is considered to be a common property defect. Cause 1. 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 brickwork facades and the set FC sheet soffit lining resulting in deterioration of building elements. Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.4 (b) of the Building Code of Australia (BCA) 2005.
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COMMENTARY
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105 A
PAVILION 4 | ROOF Location and description General 1. The roof is of flat, pre-cast reinforced concrete (such as Ultrafloor or similar) construction with fibreglass-reinforced, liquid-applied waterproof membranes and perimeter powdercoated metal cappings to the low-height parapet walls. 2. The membrane is obscured with Coreflute protection boards, geotechnical fabric and pebble ballast. 3. The roof is drained via recessed (formed) box gutters which are connected to partially concealed downpipes. 4. Stainless steel harness anchorage points are also located on the rooftop. 5. Roof-mounted air-conditioning plant (including condensers). 6. Core-filled reinforced blockwork walls bound the hot water system enclosure in place of privacy screens.
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7. The reinforced concrete lift shaft housing is rendered with a flat, reinforced concrete roof
featuring an exposed liquid-applied waterproof membrane. B C D E F Background n/a Cause n/a Breach(es) n/a Recommended scope of works/method of repair n/a Cost (excl. GST) n/a
106 A
PAVILION 4 | NORTHERN ELEVATION Location and description Northern faade Horizontal cracking and minor sections of drummy and delaminating render to the Level 4 northern slab edge at the eastern end and evidence of water seepage through same in the form of leeching staining. Unit 4.05 (Pavilion 4) north-eastern terrace planterbox is located immediately adjacent
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Background 1. This item is considered to be a common property defect. Cause 1. Absence of or failure/poor detailing of the waterproofing provisions within the planterbox. 2. Differential movement between building elements. 3. Shrinkage of the render. 4. Insufficient provisions for movement joints. 5. Poor workmanship during preparation and application of the render. 6. Failure of the Contractor to return to site to rectify cracks in the render. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW) failure to perform work in a proper and workmanlike manner. Office of Fair Trading (OFT) Guide to Standards and Tolerances dated July 2003, Section 3 Masonry, Masonry distress. Recommended scope of works/method of repair 1. Excavate the planterbox including transplantation of any existing vegetation and soil into temporary pots; 2. Prepare the internal surfaces of the planterbox including removal of loose and delaminating sections of the existing bituminous waterproof membrane. All work to be carried out in accordance with the membrane manufacturers recommendations; 3. Ensure the drainage provisions are adequate. If they are not adequate, install suitable drainage provisions; 4. Apply a suitable sand and cement screed to the internal surfaces of the planterbox and grade with appropriate falls to the existing drainage outlets; 5. Supply and apply a new, compatible liquid-applied waterproof membrane to the exposed surfaces of the planterbox, detailing in accordance with the manufacturers instructions; 6. Supply and install drainage cells, protection boards and geotechnical fabric and detail in an appropriate manner; 7. Provide new topsoil within the planterbox and compact in appropriate layers;
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8. Provide new juvenile plants/vegetation of the original species as required;

9. Provide suitable external access to the northern faade in the north-eastern corner; 10. Remove cracked, drummy and delaminating render from the affected building elements; 11. Saw-cut edges square and rake-out cracks in the masonry substrate; 12. Mechanically secure expanded metal mesh (metal lathe) over cracking in the masonry substrate; 13. Apply new render and install control joints as required; 14. Appropriately prepare the substrate; 15. Supply and apply a suitable paint for the conditions of service in accordance with the manufacturers recommendations. F Cost (excl. GST) $
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107 A
PAVILION 4 | WESTERN ELEVATION Location and description Western faade 1. Level 1 western faade is obscured by vegetation. 2. There was no access available to the Western Faade (Pavilion 4) at the time of inspection. Background n/a Cause n/a Breach(es) n/a Recommended scope of works/method of repair n/a Cost (excl. GST) n/a
B C D E F
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108 A
BUILDING SURROUNDS | SOUTHERN COMMON ENTRY COURTYARD (contd) Location and description Entry gate Minor corrosion of the retrofitted steel support legs at the location of the fillet welds. Background This item is considered to be a common property matter. Cause 1. Inadequate preparation and painting of the steel support legs. Breach(es) Not considered a building defect: 1. Unable to attribute this item to defective workmanship on behalf of the builder. 2. Possible lack of maintenance. 3. A justifiable building defect was not observed at the time of inspection.
B C D
E F
Recommended scope of works/method of repair n/a Cost (excl. GST) $
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109 A
BUILDING SURROUNDS | PAVILION 3/PAVILION 4 COURTYARD Location and description Pool area Horizontal cracking at the perimeter of the pool approximately three mosaic tile courses below the paved area above. Delaminating and missing mosaic tiles in these locations, particularly at the southern end. Background This item is considered to be a common property defect. Suspected cause 1. Differential movement between the reinforced concrete pool slab and the sand and cement screed. 2. Absence of articulation in this location. 3. Poor workmanship during preparation and installation of the mosaic tiles. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Refer to the Office of Fair Trading (OFT) Guide to Standards and Tolerances Section 11 Floor and wall tiling.
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COMMENTARY
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Recommended scope of works/method of repair 1. Drain the pool; 2. Demolish all drummy, delaminating and/or poorly adhered mosaic tiles; 3. Suitably prepare the substrate; 4. Strike a V joint at the interface of the reinforced concrete pool slab and the sand and cement screed including render repairs to the pool edge as required; 5. Supply and install new tiles to match existing; 6. Adhere using a suitable, flexible and compatible tile adhesive in accordance with the manufacturers recommendations and AS 3958 1991 Ceramic tiles installation guide; 7. Provide matching coloured grout to match existing adjacent surfaces; 8. Caulk the new movement joint with a suitable flexible construction sealant; 9. Refill the pool and chlorinate as required. Cost (excl. GST) $ COMMON FOYER SIGNAGE | ALL PAVILIONS Location and description Perspex door signage The adhesive securing the perspex facing to the labelled backing has failed throughout the common foyers of Pavilion 1, Pavilion 2, Pavilion 3 and Pavilion 4 causing the perspex facing to become displaced. Background This item is considered to be a common property defect. Cause 1. The adhesive appears to soften when excessive heat builds up in the internal common foyers. 2. The weight of the perspex facing panels causes it to slide on the softened adhesive.
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COMMENTARY 3. Adhesive not fit for purpose.
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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. Recommended scope of works/method of repair 1. Remove the existing perspex facing and labelled backing to the affected doors throughout the internal common foyers; 2. Replace with matching signage suitable for the conditions of service. Cost (excl. GST) $
111 A
BASEMENT CARPARK | B1 Location and description Pavilion 3 | Eastern Lift Foyer 10mm wide vertical cracking to the blockwork wall at the top LHS of the doorway to the fire stairwell. Background This item is considered to be a common property defect. Cause
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COMMENTARY 1. Construction joint located immediately above. 2. Differential movement between building elements. 3. Failure to extend articulation through the blockwork wall. 4. Insufficient provisions for movement joints. 5. Failure of the Contractor to return to site to rectify cracks in the blockwork.
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Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW) failure to perform work in a proper and workmanlike manner. Office of Fair Trading (OFT) Guide to Standards and Tolerances dated July 2003, Section 3 Masonry, Masonry distress. Recommended scope of works/method of repair 1. Remove cracked, drummy and delaminating concrete and mortar from the affected blockwork wall; 2. Rake-out cracks in the masonry substrate; 3. Saw-cut any uneven edges square leaving joints in the masonry of even width; 4. Supply and install a suitable polythene backing rod within the new movement joint; 5. Caulk the new movement joint with a suitable flexible construction sealant in accordance with the manufacturers recommendations. Cost (excl. GST) $
112 A
BASEMENT CARPARK | B1 (contd) Location and description Pavilion 3 | Eastern fire stairwell 5mm-10mm wide shearing cracking and separation of the top tread of the staircase from the
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COMMENTARY reinforced concrete landing at LG level.
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Background This item is considered to be a common property defect. Cause 1. Construction joint located immediately above. 2. Differential movement between building elements. 3. Failure to extend articulation through the interface of the reinforced concrete staircase and landing. 4. Insufficient provisions for movement joints. 5. Failure of the Contractor to return to site to rectify cracking to the concrete elements. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW) failure to perform work in a proper and workmanlike manner. Office of Fair Trading (OFT) Guide to Standards and Tolerances dated July 2003, Section 4 Concrete slab distress. Recommended scope of works/method of repair 1. Remove cracked, drummy and delaminating concrete from the affected elements; 2. Rake-out cracks in the substrate; 3. Reinstate any displaced concrete with a suitable high-strength repair mortar in accordance with the manufacturers recommendations; 4. Saw-cut any uneven edges square and leave a joint in the concrete of even width between the reinforced concrete staircase and landing; 5. Supply and install a suitable polythene backing rod within the new movement joint; 6. Caulk the new movement joint with a suitable flexible construction sealant in accordance with the manufacturers recommendations. Cost (excl. GST) $
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BASEMENT CARPARK | B1 (contd) Location and description Under ramp area Permanent ponding of water within the concealed stormwater pit located beneath the driveway ramp to LG level. Background This item is considered to be a common property defect. Cause 1. Possible stormwater blockage. 2. Requires further investigation by a licensed plumber. Breach(es) Not considered a building defect:
B C
1. Unable to conclusively determine that the storm-water pit was not blocked due to a lack of
maintenance 2. Unable to attribute this item to defective workmanship on behalf of the builder. 3. A justifiable building defect was not observed at the time of inspection. E F Recommended scope of works/method of repair 1. Licensed plumber to investigate cause of ponding. Cost (excl. GST) $ Plus $3,500.00 provisional sum for repairs recommended by licensed plumber.
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114 A
BASEMENT CARPARK | B1 (contd) Location and description Eastern boundary Evidence of significant water penetration in the form of streaming staining and dampness emanating from the head of the eastern reinforced concrete boundary wall at the interface of the reinforced concrete floor slab above. Background 1. This item is considered to be a common property defect. 2. Open drains filled with free-draining aggregate have been retrofitted to the reinforced concrete floor slabs at the base of the eastern boundary wall, however these appear largely ineffectual. Cause 1. Ground water. 2. Absence of or failure/poor detailing of the waterproofing and/or drainage provisions behind the perimeter reinforced concrete boundary walls. 3. Possible absence of or failure/poor detailing of the waterproofing provisions to the surface of the reinforced concrete podium slab within the eastern garden bed area located over. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark.
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COMMENTARY Recommended scope of works/method of repair 1. Carefully remove the vegetation/finishes from within the garden beds in the location above the water penetration. Store vegetation in pots. Maintain the health of the plants during the work; 2. Excavate the soil from within the garden beds 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; 5. Supply and apply a new waterproof membrane to the exposed surface of the garden beds and/or external face of the reinforced concrete boundary wall, detailing in accordance with the manufacturers instructions; 6. Supply and install drainage cells, protection boards and geotechnical fabric; 7. Reinstate the soil within the within the garden beds and compact in appropriate layers; 8. Replant the original vegetation. Replace any plants which do not survive with juveniles of the same species;
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9. Reinstate the finishes to the adjoining areas where required; 10. Remove the free-draining aggregate from the perimeter drains within the boundary carpark; 11. Adjust the falls to the buildings existing stormwater system using a suitable cementitious
screed; 12. Reinstate the free-draining aggregate within the perimeter drains; 13. Remove the calcification and efflorescence staining from the reinforced concrete elements within the basement carpark below. F Cost (excl. GST) $
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115 A
BASEMENT CARPARK | B1 (contd) Location and description CS54 Evidence of significant water penetration in the form of water dripping from the interface of the reinforced concrete beam and blockwork interface below the Pool Equipment Room. Water was dripping onto the reinforced concrete floor slab below at the time of inspection. Background This item is considered to be a common property defect. Cause 1. Possible absence or failure/poor detailing of the waterproofing provisions to the surface of the pre-cast reinforced concrete podium slab including the pathway, courtyard and/or
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COMMENTARY planterboxes located over. 2. Water appears to be penetrating into the Pool Equipment Room from the adjoining podium area.
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Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Carefully remove the vegetation/finishes from within the garden beds and/or planterbox, pathways or courtyards in the location above the water penetration. Store vegetation in pots. Maintain the health of the plants during the work; 2. Excavate the soil from within the garden beds and/or 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; 5. Supply and apply a new waterproof membrane to the exposed surface of the garden beds, pathway and/or planterboxes, detailing in accordance with the manufacturers instructions; 6. Supply and install drainage cells, protection boards and geotechnical fabric; 7. Reinstate the soil within the within the garden beds and/or planterboxes and compact in appropriate layers; 8. Replant the original vegetation. Replace any plants which do not survive with juveniles of the same species; 9. Reinstate the finishes to the pathways where required; 10. Remove the calcification and efflorescence staining from the affected elements within the basement carpark below. Cost (excl. GST) $
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BASEMENT CARPARK | B1 (contd)

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COMMENTARY Location and description CS67, CS45, CS44, CS43 and carwash bay Evidence of water penetration in the form of efflorescence and calcification staining emanating from the reinforced concrete beam slab edge located immediately above and from the interface of the western reinforced concrete column and reinforced concrete floor slab and drop beam interface. Background This item is considered to be a common property defect. Cause 1. Possible absence or failure/poor detailing of the waterproofing provisions to the surface of the pre-cast reinforced concrete podium slab including the pathway, courtyard and/or planterboxes located over. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Carefully remove the vegetation/finishes from within the garden beds and/or planterbox, pathways or courtyards in the location above the water penetration. Store vegetation in pots. Maintain the health of the plants during the work; 2. Excavate the soil from within the garden beds and/or 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; 5. Supply and apply a new waterproof membrane to the exposed surface of the garden beds, pathway and/or planterboxes, detailing in accordance with the manufacturers instructions; 6. Supply and install drainage cells, protection boards and geotechnical fabric; 7. Reinstate the soil within the within the garden beds and/or planterboxes and compact in
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B C
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COMMENTARY appropriate layers; 8. Replant the original vegetation. Replace any plants which do not survive with juveniles of the same species; 9. Reinstate the finishes to the pathways where required; 10. Remove the calcification and efflorescence staining from the affected elements within the basement carpark below.
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Cost (excl. GST) $
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117 A
BASEMENT CARPARK | B1 (contd) Location and description Carwash bay Water ponds on the surface of the reinforced concrete floor slab and does not drain to the centrally-located stormwater pit. Background This item is considered to be a common property defect. Cause 1. Inadequate falls to the stormwater pit. 2. Poor workmanship when placing and finishing the reinforced concrete floor slab. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Suitably prepare the substrate;
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2. Supply and apply a proprietary cementitious screed to the surface of the reinforced concrete
floor slab; 3. Grade the screed with appropriate falls to the existing stormwater pit; 4. Reinstate signage as required. F Cost (excl. GST) $
118 A
BASEMENT CARPARK | B1 (contd) Location and description Western visitors carparking Evidence of water penetration in the form of calcification staining emanating from the interface of the reinforced concrete beam and blockwork wall extending along the entire length of same including the short return along the western blockwork boundary wall. Background This item is considered to be a common property defect. Cause 1. Possible absence or failure/poor detailing of the waterproofing provisions to the surface of the pre-cast reinforced concrete podium slab including the pathway, courtyard and/or planterboxes located over.
B C
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COMMENTARY Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Carefully remove the vegetation/finishes from within the garden beds and/or planterbox, pathways or courtyards in the location above the water penetration. Store vegetation in pots. Maintain the health of the plants during the work; 2. Excavate the soil from within the garden beds and/or 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; 5. Supply and apply a new waterproof membrane to the exposed surface of the garden beds, pathway and/or planterboxes, detailing in accordance with the manufacturers instructions; 6. Supply and install drainage cells, protection boards and geotechnical fabric; 7. Reinstate the soil within the within the garden beds and/or planterboxes and compact in appropriate layers; 8. Replant the original vegetation. Replace any plants which do not survive with juveniles of the same species; 9. Reinstate the finishes to the pathways where required; 10. Remove the calcification and efflorescence staining from the affected elements within the basement carpark below.
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Cost (excl. GST) $
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119 A
BASEMENT CARPARK | B1 (contd) Location and description North-western storerooms (located beneath Pavilion 3) Evidence of significant water penetration in the form of staining, tidal marking and dampness to
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COMMENTARY the surface of the reinforced concrete floor slab throughout. Damp odour present at the time of inspection. Water appears to be seeping beneath the blockwork boundary walls.
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Background 1. This item is considered to be a common property defect. 2. Access to the area behind the adjoining core-filled reinforced blockwork boundary walls is not possible. 3. Control of water penetrating into the basement carpark and storerooms is the most commercially-viable option. Cause 1. Ground water. 2. Absence of or failure/poor detailing of the waterproofing and/or drainage provisions behind the perimeter reinforced concrete boundary walls. 3. Possible absence of or failure/poor detailing of the waterproofing provisions to the surface of the reinforced concrete podium slab area located over. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Temporarily disassemble the galvanised steel-framed storage cages and store on site for reinstatement upon the completion of works; 2. Saw-cut the reinforced concrete floor slab at the perimeter of the core-filled reinforced blockwork boundary walls; 3. Demolish the infill concrete to a structural engineers detail; 4. Retrofit perimeter drains with falls to the existing stormwater pits and/or any other additional stormwater pits or detention tanks as specified by a hydraulic engineer; 5. Supply and install electronically controlled submersible pumps as specified by a hydraulic
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COMMENTARY engineer within the existing and/or additional stormwater pits; 6. Pump outlets to be connected to the buildings stormwater drainage system; 7. Make good concrete surfaces surrounding new perimeter drains, existing stormwater pits and additional stormwater pits; 8. Reinstate the galvanised steel-framed storage cages.
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Cost (excl. GST) $
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120 A
BASEMENT CARPARK | B1 (contd) Location and description Central driveway areas CS47, CS 35, CS 36, CS61, CS60, CS59 and CS58 Significant ponding of water on the surface of the reinforced concrete floor slab to 20mm depth. Background This item is considered to be a common property defect. Cause 1. Inadequate falls to the stormwater pit. 2. Poor workmanship when placing and finishing the reinforced concrete floor slab. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Suitably prepare the substrate; 2. Supply and apply a proprietary cementitious screed to the surface of the reinforced concrete floor slab; 3. Grade the screed with appropriate falls to the existing stormwater pit; 4. Reinstate signage as required. Cost (excl. GST) $
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121 A
BASEMENT CARPARK | B1 (contd) Location and description Central driveway areas western visitors carpark, CS49, CS48 and central visitors carpark Evidence of significant water penetration and ponding of stormwater on the surface of the reinforced concrete floor slab extending from the western visitors carpark through CS49 and CS48 to the central visitors carpark. Background This item is considered to be a common property defect. Cause 1. Inadequate falls to the stormwater pit. 2. Poor workmanship when placing and finishing the reinforced concrete floor slab. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Suitably prepare the substrate; 2. Supply and apply a proprietary cementitious screed to the surface of the reinforced concrete floor slab;
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COMMENTARY 3. Grade the screed with appropriate falls to the existing stormwater pit; 4. Reinstate signage as required.
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Cost (excl. GST) $
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122 A
BASEMENT CARPARK | B1 (contd) Location and description North-south driveway arm Evidence of water penetration in the form of water seeping through the construction joint in the reinforced concrete floor slab and ponding of water within and around same at the northern and southern ends. Background 1. This item is considered to be a common property defect. 2. Access below the reinforced concrete floor slab is not possible. 3. Control of water penetrating into the basement carpark is the most commercially-viable option. Cause 1. Ground water. 2. Absence of or failure/poor detailing of the waterproofing and/or drainage provisions to the construction joint.
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COMMENTARY
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Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Saw-cut the reinforced concrete floor slab at the perimeter of any adjoining core-filled reinforced blockwork boundary walls as required and provide saw-cuts to allow installation of intermediate drains throughout; 2. Demolish the infill concrete to a structural engineers detail; 3. Retrofit perimeter drains with falls to the existing stormwater pits and/or any other additional stormwater pits or detention tanks as specified by a hydraulic engineer; 4. Supply and install electronically controlled submersible pumps as specified by a hydraulic engineer within the existing and/or additional stormwater pits; 5. Pump outlets to be connected to the buildings stormwater drainage system; 6. Make good concrete surfaces surrounding new perimeter drains, existing stormwater pits and additional stormwater pits; Cost (excl. GST) $ BASEMENT CARPARK | B1 (contd) Location and description CS89, CS88, CS77, CS42, CS41, CS40, CS39, CS28, CS27 and CS26 Significant ponding of water on the surface of the reinforced concrete floor slab. Background This item is considered to be a common property defect. Cause 1. Inadequate falls to the stormwater pit.
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COMMENTARY 2. Poor workmanship when placing and finishing the reinforced concrete floor slab.
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Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Suitably prepare the substrate; 2. Supply and apply a proprietary cementitious screed to the surface of the reinforced concrete floor slab; 3. Grade the screed with appropriate falls to the existing stormwater pit; 4. Reinstate signage as required. Cost (excl. GST) $
124 A
BASEMENT CARPARK | B1 (contd) Location and description Pavilion 1 | Recycling and Data Loggers rooms (western lift foyer area) Significant ponding of water within the stormwater pits. The submersible pumps activate when the floats are lifted, however the water-level within the stormwater pits remains unchanged.
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COMMENTARY Background This item is considered to be a common property matter. Cause 1. Possible stormwater blockage. 2. Possible failure of submersible pumps. 3. Requires further investigation by a licensed plumber. Breach(es) Not considered a building defect:
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1. Unable to conclusively determine that the storm-water pit was not blocked due to a lack of
maintenance. 2. Unable to conclusively determine that the submersible pumps are not inoperable due to a lack of maintenance. 3. Unable to attribute this item to defective workmanship on behalf of the builder. 4. A justifiable building defect was not observed at the time of inspection. E F Recommended scope of works/method of repair 1. Licensed plumber to investigate and advise of repair method (as required). Cost (excl. GST) $ Plus $1,500.00 provisional sum for repairs as recommended by a licensed plumber.
125

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COMMENTARY Location and description CS8, CS9 and CS64 Evidence of water penetration in the form of staining, dampness and water ponding on the surface of the reinforced concrete floor slab in various locations along the northern and western core-filled reinforced blockwork boundary walls and along the base of the western reinforced concrete boundary wall. A 90mm stormwater pipe discharges into an agricultural drain at the base of the western reinforced concrete boundary wall and is likely to be contributing to the water penetration problem in this location. Background 1. This item is considered to be a common property defect. 2. Open drains filled with free-draining aggregate have been retrofitted to the reinforced concrete floor slabs at the base of the eastern boundary wall, however these appear largely ineffectual. 3. Access to the area behind the adjoining core-filled reinforced blockwork boundary walls is not possible. 4. Control of water penetrating into the basement carpark is the most commercially-viable option. Cause 1. Ground water. 2. Absence of or failure/poor detailing of the waterproofing and/or drainage provisions behind the perimeter reinforced concrete boundary walls. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Saw-cut the reinforced concrete floor slab at the perimeter of the core-filled reinforced blockwork boundary walls;
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COMMENTARY 2. Demolish the infill concrete to a structural engineers detail; 3. Retrofit perimeter drains with falls to the existing stormwater pits and/or any other additional stormwater pits or detention tanks as specified by a hydraulic engineer; 4. Supply and install electronically controlled submersible pumps as specified by a hydraulic engineer within the existing and/or additional stormwater pits; 5. Pump outlets to be connected to the buildings stormwater drainage system; 6. Make good concrete surfaces surrounding new perimeter drains, existing stormwater pits and additional stormwater pits.
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Cost (excl. GST) $
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126 A
BASEMENT CARPARK | B1 (contd) Location and description South-western storerooms (incl. S69 and S70) Evidence of water penetration in the form of dampness and water ponding along the western reinforced concrete boundary wall at the location of the agricultural drain. A strong damp odour was present at the time of inspection. Background 1. This item is considered to be a common property defect. 2. A screen security door has been installed in lieu of a solid door in an attempt to provide ventilation and prevent mould growth on goods stored in this area. 3. Access to the area behind the adjoining core-filled reinforced blockwork boundary walls is not possible. 4. Control of water penetrating into the basement carpark and storerooms is the most commercially-viable option. Cause 1. Ground water. 2. Absence of or failure/poor detailing of the waterproofing and/or drainage provisions behind the perimeter reinforced concrete boundary walls. 3. Possible absence of or failure/poor detailing of the waterproofing provisions to the surface of the reinforced concrete podium slab area located over.
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COMMENTARY Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Temporarily disassemble the galvanised steel-framed storage cages and store on site for reinstatement upon the completion of works; 2. Saw-cut the reinforced concrete floor slab at the perimeter of the core-filled reinforced blockwork boundary walls; 3. Demolish the infill concrete to a structural engineers detail; 4. Retrofit perimeter drains with falls to the existing stormwater pits and/or any other additional stormwater pits or detention tanks as specified by a hydraulic engineer; 5. Supply and install electronically controlled submersible pumps as specified by a hydraulic engineer within the existing and/or additional stormwater pits; 6. Pump outlets to be connected to the buildings stormwater drainage system; 7. Make good concrete surfaces surrounding new perimeter drains, existing stormwater pits and additional stormwater pits; 8. Reinstate the galvanised steel-framed storage cages.
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Cost (excl. GST) $
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127 A
BASEMENT CARPARK | B1 (contd) Location and description Eastern boundary wall Evidence of water penetration in the form of staining and dampness emanating from the head of the reinforced concrete floor slab above in the north-eastern corner. Background This item is considered to be a common property defect. Cause 1. Possible absence or failure/poor detailing of the waterproofing provisions to the surface of the pre-cast reinforced concrete podium slab including the pathway, courtyard and/or planterboxes located over.
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B C
ITE M D
COMMENTARY Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Carefully remove the vegetation/finishes from within the garden beds and/or planterbox, pathways or courtyards in the location above the water penetration. Store vegetation in pots. Maintain the health of the plants during the work; 2. Excavate the soil from within the garden beds and/or 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; 5. Supply and apply a new waterproof membrane to the exposed surface of the garden beds, pathway and/or planterboxes, detailing in accordance with the manufacturers instructions; 6. Supply and install drainage cells, protection boards and geotechnical fabric; 7. Reinstate the soil within the within the garden beds and/or planterboxes and compact in appropriate layers; 8. Replant the original vegetation. Replace any plants which do not survive with juveniles of the same species; 9. Reinstate the finishes to the pathways where required; 10. Remove the calcification and efflorescence staining from the affected elements within the basement carpark below.
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Cost (excl. GST) $
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128 A
BASEMENT CARPARK | B1 (contd) Location and description Eastern boundary wall

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COMMENTARY Evidence of significant water penetration in the form of staining and stalactite growth emanating from four pipe penetrations in the soffit of the reinforced concrete floor slab located adjacent to the eastern boundary wall. Plastic shrinkage cracking affects the reinforced concrete soffit in these locations, whilst stalagmite growth is occurring on the surface of the reinforced concrete floor slab located immediately below.
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B C
Background This item is considered to be a common property defect. Suspected cause 1. Absence of or failure/poor detailing of the waterproofing provisions to the surface of the reinforced concrete podium slab including the pathway, courtyard and/or planterboxes located over. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Carefully remove the vegetation/finishes from within the garden beds and/or planterbox, pathways or courtyards in the location above the water penetration. Store vegetation in pots. Maintain the health of the plants during the work; 2. Excavate the soil from within the garden beds and/or 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; 5. Supply and apply a new waterproof membrane to the exposed surface of the garden beds, pathway and/or planterboxes, detailing in accordance with the manufacturers instructions; 6. Supply and install drainage cells, protection boards and geotechnical fabric; 7. Reinstate the soil within the within the garden beds and/or planterboxes and compact in appropriate layers;
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COMMENTARY 8. Replant the original vegetation. Replace any plants which do not survive with juveniles of the same species; 9. Reinstate the finishes to the pathways where required; 10. Remove the calcification and efflorescence staining from the affected elements within the basement carpark below.
PHOTOGRAPH
Cost (excl. GST) $
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COMMENTARY
PHOTOGRAPH
129 A
BASEMENT CARPARK | B1 (contd) Location and description Main driveway Seven instances of plastic shrinkage cracking affect the soffit of the reinforced concrete podium slab in the area below the western pebble deck. Evidence of water seepage through same in the form of dampness and calcification and efflorescence staining. Water was observed to be ponding to 10mm in depth on the surface of the reinforced concrete podium slab immediately above. Background This item is considered to be a common property defect. Suspected cause 1. Absence of or failure/poor detailing of the waterproofing provisions to the surface of the reinforced concrete podium slab within the western pebble deck area located over. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Carefully remove the pebble ballast/finishes from within the western pebble deck area in the
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B C
ITE M
COMMENTARY location above the water penetration; 2. Remove any existing drainage cells, geotechnical fabric or other material from the surface of the podium slab; 3. Adequately prepare the substrate; 4. Ensure the drainage provisions are adequate. If they are not adequate, install suitable drainage provisions; 5. Supply and apply a new waterproof membrane to the exposed surface of the western pebble deck area, detailing in accordance with the manufacturers instructions; 6. Supply and install drainage cells, protection boards and geotechnical fabric; 7. Reinstate the pebble ballast; 8. Remove the calcification and efflorescence staining from the affected elements within the basement carpark below.
PHOTOGRAPH
Cost (excl. GST) $
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COMMENTARY
PHOTOGRAPH
130 A
BASEMENT CARPARK | B1 (contd) Location and description Main driveway Evidence of water penetration in the form of water seeping from the interface of the reinforced concrete floor slab and the western reinforced concrete boundary wall. Water ponds within the agricultural drain at the base of the western boundary wall. Background This item is considered to be a common property matter. Cause 1. Ground water. 2. Absence of or failure/poor detailing of the waterproofing and/or drainage provisions behind the perimeter reinforced concrete boundary walls.
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B C
ITE M D
COMMENTARY Breach(es) Not considered a building defect:
PHOTOGRAPH
1. There is no nuisance surface or stormwater from this location that is significantly

contributing to the surface or stormwater which adversely affects the amenity of the basement carpark. 2. A justifiable building defect was not observed at the time of inspection. 3. Class 7 buildings are excluded from Performance Requirement FP1.4 of the Building Code of Australia (BCA) which relates to the prevention of water penetration from roofs and through external walls (including openings around windows and doors). E F Recommended scope of works/ method of repair 1. Provide a cementitious levelling screed or similar to eliminate ponding within the drain. Cost (excl. GST) $
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COMMENTARY
PHOTOGRAPH
131 A
BASEMENT CARPARK | B1 (contd) Location and description Main driveway Evidence of water penetration in the form of water rising through the central movement joint within the reinforced concrete floor slab. Water ponds on the surface of the reinforced concrete floor slab in this area. Background 1. This item is considered to be a common property defect. 2. Access below the reinforced concrete floor slab is not possible. 3. Control of water penetrating into the basement carpark is the most commercially-viable option. Cause
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COMMENTARY 1. Ground water. 2. Absence of or failure/poor detailing of the waterproofing and/or drainage provisions to the construction joint.
PHOTOGRAPH
Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Performance Requirement FP1.3 (a) and (b) of the Building Code of Australia (BCA) 2005. There is nuisance surface or stormwater which adversely affects the amenity of the basement carpark. Recommended scope of works/method of repair 1. Saw-cut the reinforced concrete floor slab at the perimeter of any adjoining reinforced concrete boundary walls as required and provide saw-cuts to allow installation of intermediate drains throughout; 2. Demolish the infill concrete to a structural engineers detail; 3. Retrofit perimeter drains with falls to the existing stormwater pits and/or any other additional stormwater pits or detention tanks as specified by a hydraulic engineer; 4. Supply and install electronically controlled submersible pumps as specified by a hydraulic engineer within the existing and/or additional stormwater pits; 5. Pump outlets to be connected to the buildings stormwater drainage system; 6. Make good concrete surfaces surrounding new perimeter drains, existing stormwater pits and additional stormwater pits; Cost (excl. GST) $ BASEMENT CARPARK | B1 (contd) Location and description Main driveway Cracked, drummy and delaminating concrete to the reinforced concrete column at the interface of the eastern reinforced concrete beam. Background
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F 132 A
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COMMENTARY This item is considered to be a common property defect.
PHOTOGRAPH
Cause 1. Construction joint located immediately above. 2. Differential movement between building elements. 3. Insufficient provisions for movement joints. 4. Failure of the Contractor to return to site to rectify cracking to the concrete elements. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW) failure to perform work in a proper and workmanlike manner. Office of Fair Trading (OFT) Guide to Standards and Tolerances dated July 2003, Section 4 Concrete slab distress. Recommended scope of works/method of repair 1. Remove cracked, drummy and delaminating concrete from the affected elements; 2. Rake-out cracks in the substrate; 3. Reinstate any displaced concrete with a suitable high-strength repair mortar in accordance with the manufacturers recommendations; 4. Saw-cut any uneven edges square and leave a joint in the concrete of even width between the reinforced concrete staircase and landing; 5. Supply and install a suitable polythene backing rod within the new movement joint; 6. Caulk the new movement joint with a suitable flexible construction sealant in accordance with the manufacturers recommendations. Cost (excl. GST) $
133 A
BASEMENT CARPARK | B1 (contd) Location and description Main driveway

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COMMENTARY Evidence of water seepage in the form of dripping emanating from between the reinforced concrete beams at the northern end of the southern carpark entry.
PHOTOGRAPH
B C D E F
Background This item is considered to be a common property defect. Cause Refer to Item 129. Breach(es) Refer to Item 129. Recommended scope of works/method of repair Included at Item 129. Cost (excl. GST) $
134

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COMMENTARY Location and description Pavilion 3 | General Refuse and Data Loggers room Water ponding within the stormwater pits. Background This item is considered to be a common property matter. Cause 1. Possible stormwater blockage. 2. Possible failure of submersible pumps. 3. Requires further investigation by a licensed plumber. Breach(es) Not considered a building defect: 1. Unable to conclusively determine that the storm-water pit was not blocked due to a lack of maintenance. 2. Unable to conclusively determine that the submersible pumps are not inoperable due to a lack of maintenance. 3. Unable to attribute this item to defective workmanship on behalf of the builder. 4. A justifiable building defect was not observed at the time of inspection.
PHOTOGRAPH
B C
E F
Recommended scope of works/method of repair 1. Licensed plumber to investigate and recommend method of repair (as required). Cost (excl. GST) $ Plus $1,500.00 provisional sum for repairs recommended by a licensed plumber.
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COMMENTARY
PHOTOGRAPH
135 A
BASEMENT CARPARK | B1 (contd) Location and description Pavilion 3 | General Refuse and Data Loggers room Water ponds on the surface of the reinforced concrete floor slab adjacent to the central reinforced concrete column to the western blockwork boundary wall. Background This item is considered to be a common property defect. Cause 1. Leaking uPVC stormwater pipe. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. Licensed plumber to remove and reinstate the leaking elbow to the uPVC stormwater pipe. Cost (excl. GST) $
B C D
E F
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COMMENTARY
PHOTOGRAPH
136 A
BASEMENT CARPARK | B1 (contd) Location and description Pool equipment room Ponding of water to 10mm in depth on the surface of the reinforced concrete floor slab within the filter sump area. The ponding water is stagnant and the air enclosed within the Pool equipment room was extremely humid at the time of inspection. The interface of the blockwork boundary walls and the reinforced concrete floor slab has been waterproofed with a bituminous waterproof membrane; however the entire surface area of the filter sump area has not been waterproofed. There are no mechanical ventilation provisions or louvre grilles to the double doors to assist with removing the stagnant and humid air contained within. Background This item is considered to be a common property defect. Cause 1. Failure and/or poor detailing of the waterproofing provisions within the filter sump area. 2. Seepage of water ponding within the filter sump area into the carparking area located immediately below. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. Carefully temporarily disassemble the filter equipment and associated plant from within the affected sump area and store onsite for reinstallation; 2. Suitably prepare the substrate;
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B C
ITE M
COMMENTARY 3. Ensure there are adequate drainage provisions within the filter sump area and that appropriate falls to same are achieved; 4. Supply and apply a suitable waterproof membrane for the conditions of service to the affected area, detailing in accordance with the manufacturers recommendations; 5. Reinstate the filter equipment and associated plant in accordance with the manufacturers recommendations; 6. Ensure the correct operation of the pool filter equipment.
PHOTOGRAPH
Cost (excl. GST) $ BASEMENT CARPARK | B1 (contd) Location and description Main switchroom and MDF Poorly sealed penetration through the northern blockwork wall in the north-western corner at the location of the electrical conduit tray. Background This item is considered to be a common property defect. Cause 1. Poor workmanship. 2. Failure of the Contractor to adequately seal the blockwork wall at the location of the electrical conduit tray penetration. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner. Recommended scope of works/method of repair 1. Supply and install cut blocks and mortar to the northern blockwork wall at the location of the poorly sealed penetration;
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137 A
B C
ITE M
COMMENTARY 2. Seal all other gaps with fire pillows and/or backing rods with a suitable flexible intumescent construction sealant.
PHOTOGRAPH
Cost (excl. GST) $
138 A
BASEMENT CARPARK | B1 (contd) Location and description Carpark Extractor Fan room Evidence of water penetration in the form of water dripping from the uPVC stormwater pipe at the location of the join. The stormwater was observed to be dripping into the perimeter agricultural drain and ponds within same. Background This item is considered to be a common property defect. Cause 1. Leaking uPVC stormwater pipe. Breach(es) Under Section 18B (a) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner.
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B C D
ITE M E F
COMMENTARY
PHOTOGRAPH
Recommended scope of works/method of repair 1. Licensed plumber to remove and reinstate the leaking elbow to the uPVC stormwater pipe. Cost (excl. GST) $
139 A
BASEMENT CARPARK | B1 (contd) Location and description Sanitary and other facilities Absence of a tradesmans water closet (WC) consisting of a closet pan and washbasin in a compartment or room at or near ground level and accessible to employees without entering a sole-occupancy unit. Background This item is considered to be a common property defect. Cause 1. Failure of the Contractor to install a tradesmans WC in accordance with the requirements of
No photograph available
B C
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COMMENTARY the Building Code of Australia (BCA) 2005.
PHOTOGRAPH
Breach(es) Under Section 18B (a) and (c) of the Home Building Act 1989 (NSW), failure to perform work in a proper and workmanlike manner and breach of Part F2 Sanitary and other facilities, sub-clause F2.1 Facilities in residential buildings of the Building Code of Australia (BCA) 2005. Recommended scope of works/method of repair 1. Supply and install the appropriate facilities within an enclosed compartment or room; 2. Licensed plumber to make all water reticulation and sewer connections; 3. Commission new tradesmans water closet. Cost (excl. GST) $
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3.0 CONCLUSION
We recommend that this report (together with any other defect lists) be presented to the original Contractor. The Contractor within thirty (30) days should respond to this report and confirm their intentions with regard to the repair of same. If necessary a meeting should be arranged with all parties concerned to discuss the rectification of defective works. It is our opinion that all the defects should be rectified to the satisfaction of the Owners. Before any works are commenced the Contractor and the Owners should agree on a scope of works detailing how the works will be rectified. If the Contractor fails in his responsibility to attend to these problems, then the matter should immediately be referred to the appropriate governing authority i.e. The Office of Fair Trading or the relevant Home Warranty Insurer. As with all construction works, suitability of materials chosen and the method of application are essential to successful results. Our company would be pleased to assist the Owners with the above recommendations by inspecting repair works as performed by the original Contractor to ensure adequacy and accordance with all relevant building codes and standards. We trust this report is clear and addresses the requirements of the Owners. Should you require any further information or clarification, please do not hesitate to contact the undersigned in our Drummoyne office on (02) 9819 6022. Yours faithfully, RHM Consultants Pty Ltd
Andrew STEWART BBCM (Hons)

ASSOCIATE astewart@rhmeng.com
Page 197

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REPORT ON BUILDING DEFECTS

88-98 KING STREET, RANDWICK

THE OWNERS STRATA PLAN 75411

2.0 DEFECT SCHEDULE 2.1 DEFECT SCHEDULE RESIDENTIAL UNITS

the the the

Cost (excl. GST) $

PAVILION 1 | UNIT 4.05 (contd)

COMMENTARY manufacturers recommendations.

Cost (excl. GST) $

Recommended scope of works/method of repair n/a Cost (excl. GST) $

COMMENTARY blistering powder-coating to the bottom rail surfaces.

Trowel flush with existing adjacent surfaces;

COMMENTARY 4. Relative exposure to an aggressive marine environment.

COMMENTARY interface of the stormwater drainage provisions.

PAVILION 3 | UNIT 3.05 Location and description

COMMENTARY Cost (excl. GST) $

COMMENTARY Cost (excl. GST) $

Cost (excl. GST) $

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

COMMENTARY blistering powder-coating to the bottom rail surfaces.

PAVILION 3 | UNIT 4.07

COMMENTARY Cost (excl. GST) $

Cost (excl. GST) $

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

Cost (excl. GST) $

COMMENTARY Cost (excl. GST) $

COMMENTARY Cost (excl. GST) $

Cost (excl. GST) $

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

COMMENTARY the manufacturers recommendations.

Cost (excl. GST) $

Cost (excl. GST) $

2.2 OBSERVED & REPORTED BUILDING DEFECTS COMMON PROPERTY

Cost (excl. GST) $

Refer to Photograph at Item 67

Cost (excl. GST) $

COMMENTARY slab and eastern wall.

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

COMMENTARY This item is considered to be a common property defect.

Cost (excl. GST) $

Cost (excl. GST) $

PAVILION 3 | ROOF (EAST) (contd)

1. Differential movement between building elements.

PAVILION 4 | LEVEL 2 INTERNAL COMMON FOYER (contd)

COMMENTARY Cost (excl. GST) $

Cost (excl. GST) $

COMMENTARY Building Code of Australia (BCA) 2005.

COMMENTARY manufacturers recommendations.

Cost (excl. GST) $

Cost (excl. GST) $

8. Provide new juvenile plants/vegetation of the original species as required;

Recommended scope of works/method of repair n/a Cost (excl. GST) $

COMMENTARY 3. Adhesive not fit for purpose.

COMMENTARY reinforced concrete landing at LG level.

BASEMENT CARPARK | B1 (contd)

Cost (excl. GST) $

Cost (excl. GST) $

Cost (excl. GST) $

Cost (excl. GST) $

BASEMENT CARPARK | B1 (contd)

Cost (excl. GST) $

Cost (excl. GST) $