Brooks Reach Building adventure

Come with us now on a tale of the mighty house building.

Pre plaster/ Lock up Inspection

As mentioned in our last post here, Howard Ryan was onsite on Monday 3rd June to do the first of the two Private Inspections Hubby and I are having during the build.

We received the report as promised on Thursday night and spent a good few hours pouring over it, looking at the photos that were a reference for each issue that was identified.

We forwarded the report onto our SS via email and he responded right away saying he would have his carpenter on site the following day to fix the few issues that were mentioned. He said that it was all stuff that would have been fixed up along the way anyway.

We’re happy our list was pretty small in comparison to some I have read over on Homeone and other building blogs. I’m not surprised though as our SS really seems to know what he is doing, but maybe the tradies were just taking a few shortcuts or something.

Our one disappointment was that the inspection was not scheduled at the most effective time for best value of our money. Hubby and I think it should have been pushed back a week or so, but oh well, it’s done now.

Below are some bits and pieces we have taken from the thorough report Howard provided to us.
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An excerpt from the inspection report:

This is a visual inspection only: Limited to those areas and sections of the property fully accessible and visible to the Inspector on the date of the Inspection.

  • The inspection DID NOT include any breaking apart, removal of any insulation products, removing or moving objects including, but not limited to mouldings, eave linings, sidings, ceilings or any of the sites current stored goods and or building materials. The  Inspector CANNOT see between covered floors, inside skillion roofing, other areas that are concealed or obstructed and CANNOT climb onto pitched iron roofed dwellings.
  • The inspector DID NOT dig, force or perform any mortar testing or other invasive procedures at the time of this
  • inspection.

The items below were marked as ‘Incomplete Works: (works that are yet to be completed as was originally intended and lacking in part)’.

THE EXTERIOR FINDINGS TO THIS DWELLING:

1. Windows and sliding and or bi-fold doors will need the manufacturer’s service, general adjustment,
track clean and lubrication, prior to completion
2. Sliding and or bi-fold door units need their base sill tracks covered and protected during this
construction process to prevent construction damage which may hinder the sill and doors intended
operation
3. Some sections to the exterior were incomplete at the time of this frame inspection therefore these
incomplete external items will be re-inspected upon the completion handover inspection by H & K
Ryan at a later date as and when required
4. Roof tiling and eave linings were incomplete

The Site:

1. The site safety fencing must remain completely intact (and locked if intended) at all times and must be
maintained in a safe standard at all times. Gates should remain locked and under the builders control.
2. The site is to be left clean of building debris, site areas to be graded and levelled out appropriately on
completion, subject to the Builders contract Specifications.

The Interior:

The significant items that need remedial works are:
a. Truss sheer blocking is incomplete in areas above some of the internal braced walls near the
ensuite and the kitchen areas,
b. Speed brace tails must be wrapped and fixed to the underside of the top wall plate in areas
1. A recommendation was made that where all the galvanised wall frame braces pass over each other that they be
separated with an insulation material to prevent interior wall cavity knocking in the future.
2. Sheer blocking is incomplete to to a braced wall at the entry area (photograph was included in report)
3. Blocking incomplete for the wall linings support around the bath unit (photograph was included in report)
4. The truss speed bracing must be wrapped and fitted to the underside of the top wall plate as intended

GENERAL DUTY of CARE NOTES THAT SHOULD BE APPLIED:

1. Tops and bottoms of all external and all of the internal wet area doors should be sealed, once they
have been installed. This will be inspected by us at the final PCI completion inspection.
2. i/ WC Cistern’s wall blocking is yet to be fitted to some areas only, (these blocks are only required if
the WC suite specified is to be a wall mounted unit and not a pan mounted unit,)
ii/ dryer units wall mounting blocks are yet to be fitted at 2.1 to 2.3 centres, subject to the Builders
contract Specifications.
iii/ wall blocking for any future wall mounted Plasma/LCD TV unit, are not a requirement under a
building contract and if required would normally be a variation, but are essential to be installed at this
frame stage. (CASE NOTE: We have been advised of a past matter in the USA where a wall mounted
Plasma TV unit had fallen off a wall and killed a two year old child due to not being fitted
appropriately to adequate wall blocking.)
3. The garage slab floors need protecting during this construction process as they are intended to be a
future finished surface.
4. It is recommended only that all the Rehau water pipes be silicone sealed where they pass over each
other and where they pass through wall studs to prevent possible water hammer knocking within the
wall cavity areas in the future.

GARAGE:

Wall noggins incomplete in areas,

REAR HALLWAY:

Wall noggin loose in the rear linen press unit

BATHROOM:

Bath wall lining blocking incomplete,

LAUNDRY:

Wall mounted dryer blocks should be fitted at 2.1 to 2.3 centres, if required by the
homeowner, (a variation may apply if this blocking is required
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Hubby and I definitely think it was worth the money to have the inspection done. It’s peace of mind for us and I think it’s also a little extra pressure on Clarendon to make sure they do the right thing knowing we’re having our own private inspector come through and check things out.

We plan on heading out over the long weekend to check on this weeks progress as Daz and Nat over on Homeone have said they have seen people onsite every day this week. Woot!!!
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With a rooftop over our heads

That’s right, the roof is on!!!! The corner pieces are still to be laid but that won’t be til later in the build. There is some nice shiny stuff on the inside of the roof though.IMG_3165 (Large)

Downpipes have been installed (still to be painted though) along with gutters and fascia. Downpipes and roof
Hubby and I are still trying to decide if it was wise to go with Sandbank for our downpipes or if it would have been better going monument. What do you think? Let me know in the comment section below.

We have Howard Ryan (HnK Ryan) going through the house with our SS tomorrow for the first of two private inspections. This one is the lock up / Pre-plaster inspection and Howard will be onsite between 7am and 8am take photos, record any issues and send through the report to us later in the evening. We then have to forward this report onto our SS.

Weather is dreadful outside right now but forecast for the week is mostly sunny. Praying for a little more sunshine so the tradies can finish everything they need to before moving inside!

Bathy times

Branden in the bath… Stop looking, you pervs!

Chef Ruby in the future kitchen

Nearly done with the roof..Back entryFront entryrooftiles

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Pantry

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