BUILDING INSPECTIONS EASTERN SUBURBS MELBOURNE
House Inspections are VBA Registered Practitioners with many years of experience, servicing all Eastern Suburbs Melbourne, we have the knowledge and expertise in providing building inspections eastern suburbs melbourne reports
The most important stage inspection for a new house would be the slab, a pre pour building inspection is required by not only your building surveyor but also your independent building consultant as he will be able to identify many issues that building surveyors do not pick up, always refer to the VBA s Standards and Tolerances for guidelines the VBA standards and tolerances for slabs is below
Below are the 2015 VBA s Standards and Tolerances clauses relating to Slab defects/tolerances
2.01 Foundation and site drainage – maintenance after occupation The builder is not responsible for foundation movement caused by activities that were not documented at the time of entering into the contract or as variation to that contract, or that are undertaken by the owner. These include paving, landscaping, planting trees and drainage works after the site is handed over to the owner. The builder is not responsible for foundation movement caused by the owner’s failure to maintain drainage systems after the site is handed over to the owner. Refer also to Item K of this Guide. 22 VBA | GUIDE TO STANDARDS AND TOLERANCES 2015
2.02 Footings and slabs Slabs and footings are defective if they fail because they are not designed and constructed in accordance with the Building Code of Australia or AS 2870. Slabs and footings are defective where foundation movement is caused by factors that were present during construction (e.g. poor founding material, excessive wetting and drying of site, number, type proximity and maturity of trees/shrubs or lack of site drainage). Slab and footing movement should be assessed in accordance with Table 2.10 and Table 3.02 of this Guide.
2.03 Setting out the site A building set out is defective where the set out has failed to comply with the requirements of the approved drawings, the allotment Certificate of Title, planning or development approval, relevant planning overlays and schemes and building regulations. Building work must not encroach over an allotment boundary unless authorised/approved to do so. A builder must ensure footings, gutters and any other part of the building work does not encroach an allotment boundary unless authorised/approved to do so.
2.04 External building dimensions Departures from documented external dimensions of buildings are defects if they exceed L/200 where L is the documented overall length of wall, or 5 mm, whichever is the greater.
2.05 Measuring internal building dimensions Unless shown otherwise, dimensions shown on drawings for internal walls always refer to the structure’s dimensions. Structure means masonry and timber framing and does not include finishes such as plasterboard, render and skirtings. The internal room sizes will be different when thicknesses of internal finish materials are taken into account.
2.06 Building dimensions Departures from the documented set out for service rooms such as bathrooms, toilets, laundries, kitchens etc. are defects if they exceed L/200 or 5 mm, whichever is the greater, where L is the documented dimension. Departures from the documented set out for habitable rooms and areas, such as bedrooms, dining rooms, lounge and living rooms, family rooms, studies, halls, entries and stairways are defects if they exceed L/100 or 5 mm, whichever is the greater, where L is the documented dimension. Departures from documented set out for external elements such as garages, carports, verandahs, decks, patios, etc. are defects if they exceed L/100 or 5 mm, whichever is the greater, where L is the documented dimension. Masonry work shall comply with Table 3.04. The set out is defective where a specific fixture or feature is required to be accommodated, and such documented dimensions to accommodate that fixture or feature are not provided. Ceiling heights shall be in accordance with the requirements of the Building Code of Australia, unless a greater height is specified in the contract. 2FOOTINGS, SLABS AND SETTING OUT 23 VBA | GUIDE TO STANDARDS AND TOLERANCES 2015 2FOOTINGS, SLABS AND SETTING OUT
2.07 Finished floor levels Finished floor levels (FFL) or reduced levels (RL) are defective where they do not comply with specified planning and/or building permit requirements. In other cases, FFL or RL are defective where: a) they depart from the documented RL or FFL by more than 40 mm; or b) floors are documented to be on the same plane but are constructed on different planes; or c) the building work is an extension or addition and new floor levels do not match the existing building floor levels. Also refer to Item I of this Guide.
2.08 Levelness of concrete floors Except where documented otherwise, new floors are defective if within the first 24 months of handover they differ in level by more than 10 mm in any room or area, or more than 4 mm in any 2 m length. The overall deviation of floor level to the entire building footprint shall not exceed 20 mm. Refer to Item I of this Guide where the new floor is to abut an existing floor.
2.09 Dimensions of building elements Deviations from the documented height or cross-sectional dimension of building elements such as beams and posts are defective if they exceed L/200 where L is the documented dimension or 5 mm, whichever is the greater.
For any advice ring George on 0450 632 867