NEW LEGISLATION – REPORT PRICES (SCROLL DOWN)
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Consultant - Ian Jones
Professional Home & Commercial Consultants in ACT
& NSW since 1979 Tel. 6297.0101
Email: ian@canberrahomeconsultants.com.au Web: www.canberrahomeconsultants.com.au Fax 6297.0248
Unit 3/8
Gregory St. Queanbeyan NSW 2620 ABN 86
084 706 550
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WE ARE FULLY LICENSED
- BUILDING CONSULTANTS - CONTRACT
BUILDERS - PLUMBERS - DRAINERS |
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FULLY
LICENSED PROFESSIONAL INDEMNITY
INSURANCE Building Consultancy
Licence (no
ACT license exists) (NSW) No. BC 456 Our policy
details are: Lic. Contract Plumbing
(ACT) No. 3514 (NSW) No. 99425/C Member – Master Builders
Association Lic. Contract
Drainage (ACT) No. 4035 (NSW) No. 99425/C EER Accredited Assessor No. 01-0056 |
AREAS OF CONCERN Bathroom Renovations– are they
approvable? Ceilings – sound or separating ? Underfloor
Alterations –
Piers removed – beams installed ? Structural
or approval problems..? Sub-soil water – a common and costly problem Retaining Walls – often unapproved
and structurally unsound Roof Undulations – Structural
problems – or just hardwood shrinkage/twisting? Fireplaces– Beware amateur
installations –can be dangerous !
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Our Reports…….
Our
approach…….
We have a reputation for realistic and constructive reports which you can
understand. If a home has a few isolated
problems which are not a reflection
of its overall condition, we will state that clearly. We value credibility
highly,
with our reports being a balanced professional overview of the home.
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Constructive & realistic individual reports – concise and easily
read
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(in
plain english – not multiple pages of standard copy
with hundreds of tick boxes)
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Courteous and helpful phone advice – any queries..? Just call us.
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26,000 Building Reports in the ACT
& NSW – we know the local
area
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Fully Licensed Building Consultants, Builders, Plumbers & Drainers.
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40 years practical contract building, plumbing & drainage experience
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Our firm has a proven construction background (not merely theoretical)
·
Inspect our CV and contract history (scroll
down)
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ORDER FORM – |
Consultant - Ian
Jones
Professional
Home & Commercial Consultants in ACT & NSW since 1979 Tel. 6297.0101
Emai: ian@canberrahomeconsultants.com.au Web: www.canberrahomeconsultants.com.au Fax 6297.0248
Unit 3/8 Gregory St. Queanbeyan NSW 2620 ABN 86 084 706 550
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HOW
TO ORDER A REPORT…..Call us initially to get things underway and clarify any
queries you may have. Then print this page & fill out the authority form
below, and indicate the services you require in the column applying to the size of your
home. Then post or fax
this form to us. Fax 6297 0248 / Post- |
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COMPULSORY PRE-LISTING
REPORTS FOR VENDORS IN THE A.C.T.
AFTER |
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Type of Report |
Scope |
Size of Home Up to 25 squares (232 sq metres) |
Size of home 25-40
squares (232-372
sq/m) |
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Building Inspection and Compliance Report *(compulsory in ACT prior to listing) Complies with A.C.T Legislation |
A
cost effective combined report which includes the Building Inspection Report, plus a compliance check to reveal any unapproved
work and outline it’s significance. (does not include cost of approved plans/documents
etc –see below) |
$396 |
$462 |
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Residential
Conveyancing Enquiry (ACT only) *(compulsory in ACT prior to listing) |
Package
of approved plans, certificates and Documents retrieved from ACTPLA – normally takes 4-6 days from
time of order. These documents are required for the compliance report above.
This is a Dept’ charge |
Dept’ Fee $70.05 Incl’ DRAINAGE PLAN |
Dept’ Fee $70.05 Incl’ DRAINAGE PLAN |
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(ACT or Queanbeyan) *(compulsory in ACT prior to listing) |
We
co-ordinate individual building and pest reports. |
$220 - $245 |
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Energy
Rating (EER) (ACT only) *(compulsory in ACT prior to listing) |
An
assessment of the energy efficiency of the home (on site inspection
& assessment) |
$176 + $13.30 Dept’ Lodg’
Fee |
$220 + $13.30 Dept’ Lodg’
Fee |
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*Combined Package for ACT
saves
10% - Building Inspection and
Compliance Report - - Residential Conveyancing
Enquiry - Energy Rating (EER) |
If
done as a combined package, there is approx’ 10% saving. As we are already on site
with approved plans etc doing the building & compliance report, we can do the EER checklist easily at the same
time . The pest report is done by a separate and experienced Pest Control
firm. We merely coordinate inspections where possible, and combine individual payment for the
client’s convenience |
$696 Plus Dept Fees $83.35 |
$829 Plus Dept Fees $83.35 |
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AUTHORITY STREET ADDRESS…………………………………………………………………………………. I, …………………………………………the lessee of
Block………….Section……………Suburb……………………. Hereby
authorise Canberra Home Consultants to obtain a Conveyancing Enquiry from
ACTPLA, and provide the following services as per the above price list.(indicate the service/s you require in the home size range
applicable) I undertake to pay all fees
due prior to release of the these reports. The cost of the separate pest
inspection is included in the total cost merely for the convenience of the
client, and is disbursed to the Pest Control firm upon receipt. Signature
of Lessee-owner/s………………………………..……( )
Date………………
print name |
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Note: Departmental
charges are indexed to the CPI, and increase incrementally. Report prices
current 22.5.04 - subject to change without notice. PRICES INCLUDE GST
Type of Report Scope Prices (inc GST)
Size of Home Size
of home
Up to 25 squares 25-40 squares
(232 sq / metres) (232-372 sq / m)
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Building
Inspection Report (ACT & Queanbeyan) |
A
guide to the condition of the home, confined to the scope of a visual
inspection in readily accessible areas. Complies AS.4349-1.1995 |
$286 |
$352 |
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Full
Maintenance Report (ACT & Queanbeyan) |
As
above, but also covering visible minor maintenance
in detail |
$418 |
$495 |
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Compliance
Only Report (ACT only) |
A
comparative inspection of the home with approved plans & documents to
determine the presence
& significance of any unapproved work (does not cover condition) |
$165 +
$70 Dept
File Search Total $ 235 |
$220 +
$70 Dept
File Search Total $ 290 |
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Specific
Report (ACT & Queanbeyan) |
Detailed
reports on individual problems (eg;
cracks, sub-soil moisture, movement etc) Non
invasive - visual inspection only. |
Minimum - $330 Dependant on nature and extent
of problem |
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REPORTS MARKED * ARE COMPULSORY FOR
VENDORS IN A.C.T. AFTER |
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Building Inspection and Compliance Report *(ACT only - compulsory prior to listing) |
A
cost effective combined report which includes the Building Report above, plus
a compliance check to reveal any
unapproved work and outline it’s
significance. Complies AS 4349-1.1995 -not minor maintenance(does not include cost of approved plans/documents etc – add cost of
Residential Conveyancing Enquiry below) |
$396 |
$462 |
|
and Compliance
Report (ACT only – NOT COMPULSORY) |
As
above, but also covering visible minor maintenance in detail (does not include cost of approved plans/documents
etc –add cost of Residential Conveyancing Enquiry below) |
$528 |
$594 |
|
Residential
Conveyancing Enquiry *(ACT only - compulsory
prior to listing) |
Package
of approved plans &
building certificates retrieved
from ACTPLA – normally takes 4-6 days from time of order. These
documents are required for the compliance report above. This is a Dept’
charge and subject to CPI adjustments |
Dept’ Fee $70.05 Incl’ DRAINAGE PLAN |
Dept’ Fee $70.05 Incl’ DRAINAGE PLAN |
|
(ACT or
Queanbeyan) *(compulsory in ACT prior to listing) |
We
co-ordinate individual building and pest reports simultaneously. done by a separate, qualified pest inspection firm with extensive pest
control experience. (Not a building consultant who has merely done the TAFE course, doing
both inspections) |
$220 -
$245 |
|
|
Energy
Rating (EER) (ACT only) *(compulsory in ACT prior to listing) |
An
assessment of the energy efficiency of the home (on site inspection
& assessment) |
$176 + $13.30 Dept’ Lodg’
Fee |
$220 + $13.30 Dept’ Lodg’
Fee |
|
*Combined Package for ACT saves 10% - Building Inspection and
Compliance Report - - Residential Conveyancing
Enquiry - Energy Rating (EER) |
If
done as a combined package, there is approx’ 10% saving. As we are
already on site with approved plans
etc doing the building & compliance report, we can do the EER checklist easily at the same time . The pest report is done by a separate and
experienced. Pest Control firm. We merely coordinate inspections where
possible, and combine individual
payment for the client’s convenience |
$696 Plus
Dept Fees $83.35 |
$829 Plus
Dept Fees $83.35 |
Note: Departmental
charges are indexed to the CPI, and increase incrementally. Report prices
current 22.5.04 - subject to change without notice. PRICES INCLUDE GST
NOTE – Compliance reports do not apply to NSW
COMPULSORY VENDOR REPORTS
NEW LEGISLATION IN
THE ACT – EVERYTHING HAS CHANGED!
Civil Law (
Check the act &
regulations on the links below
(THE ACT) http://www.legislation.act.gov.au/a/2003-40/default.asp
(REGULATIONS) http://www.legislation.act.gov.au/sl/2004-25/default.asp
A brief summary… The current ACT government has implemented
controversial “anti-gazumping” legislation
which forces a home owner to obtain Building, Compliance and
When choosing a consultant or
pest inspector , there are a few points to consider
- Will the buyer trust a report from the consultant
you choose..?. There is no
licensing of Building Consultants in the ACT (unfortunately), and the consultant’s
reputation, qualifications, experience and credibility may be quite
important to some buyers. In reality, the report is being done as a guide
for the buyer of your home, yet the buyer (who you have not yet met) must rely on your choice of consultant
- There have been extensive problems with termite
inspections that are not being
done by reputable and established Pest Control firms. Be extremely wary if it is merely
a building consultant doing both inspections (or an “in house” pest inspector). Some
inspectors have done the TAFE course so they can do pest inspections
simultaneously with their building reports. We consider this a dangerous
practice, as these people do not physically do pest control work, and do
not have the experience and knowledge of a pest control firm who have been
established in detection & treatment work for many years
- Some buyers may
feel a vendor’s report is biased.
Whilst this is unlikely with reputable consultants, it may happen with
some. If a buyer is unsure of the
report you provide to them, they may get their own building report from
another consultant at the time of purchase. This may well cause
difficulties with the sale, and the buyer’s reimbursement to you for the
cost of your original reports.
- Being an experienced & licensed builder,
plumber & drainer is an advantage… 50% of problems with homes are plumbing/drainage
related. Most building consultants
are not qualified plumbers & drainers, and would often not detect “unapproved bathroom renovations” or “poorly designed
roofs” . Provision of an
approved drainage plan does not cover matters on the active plumbing file (not covered in “residential
conveyancing enquiry” documentation)
SUMMARISED RESUME
Name:
Ian Jones – Building Consultant
Address: 3/8 GREGORY
ST. QUEANBEYAN
Proprietor – Canberra Home
Consultants / Bay Window Ensuites
SPECIFIC QUALIFICATIONS
·
Fully
licensed Building Consultant
Lic. No. BC456
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Fully
licensed Contract Builder (1974) ACT Lic. No. 1475 - NSW
No.99425/c
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Fully
licensed Contract Plumbing (1963) ACT
Lic. No. 1170 - NSW No.99425/c
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Fully
licensed Contract Drainage
(1963) ACT Lic. No.
1170 -
NSW No.99425/c
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Member
of the Master Builders Association
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Member
of the Standards Association of
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Developer,
patent holder & manufacturer of the Bay Window Ensuite
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(Aust. Patent 642122
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Recipient
of six industry awards for the Bay Window Ensuite www.baywindow.com.au
As
proprietor of Canberra Home Consultants, a firm specialising
in building consultation for the last 25 years, my experience over this period
has involved in excess of 26,000 inspections and written reports covering the
following areas:
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Detailed reports – s/schedules on building
disputes and associated professional court witness work
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Arbitration in building disputes
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Pre-purchase inspections/reports for home buyers
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Reports on specific structural and
hydraulic problems
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Reports on rectification of defective
workmanship
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Structural and compliance building reports
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General commercial and domestic
consultation
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Insurance claim assessment
GENERAL INDUSTRY
BACKGROUND
40 years
comprehensive consultancy, contract building, plumbing and drainage experience
in the A.C.T. and N.S.W regions,
Including new homes, extensions, commercial premises, structural concrete
construction, specialised plumbing/drainage
installations etc, some of which are listed below:
1959/79
New wing to
NCDS Computer Centre (A.C.T.)
Fairbairn Dental Clinic (A.C.T.)
Kambah Post Office
Woden Post
Office
Deakin Telephone Exchange (A.C.T.)
Numerous new homes,extensions and
smaller
commercial premises
1979-90 Substantially general consultancy, building and court
related work
as previously
outlined, together with extensive
rectification of
unapproved work in the A.C.T. region.
1990-92 Developer/builder of 53 townhouses,
all of which are completed and occupied, as below:
6 townhouses Bruce – Block 1 Section 69
12 townhouses Bruce -
Block 1 Section 66-
10 townhouses Bruce - Block 1 Section 67
20 townhouses Block 1 Section 400 Fadden
5
townhouses Bruce - Block 1 Section 57
1992/03 General consultation work & development, patenting
and manufacture of the Bay Window Ensuite
Larger homes over 40 squares by quotation
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GENERAL & COMMERCIAL CONSULTATION |
We also offer a range of specialised consulting services, to suit your individual requirements. These services cover areas such as assessment of larger commercial developments (motels/blocks of units/factories etc.), reports and investigations on complex structural problems, disputes etc. Consultation work of this nature is done by specific quotation or on an agreed hourly basis. Please feel free to contact our office & discuss your individual requirements.
Some General Information That May Assist You
Unapproved Structures: What are they? ... Basically any alteration or addition made to a
property without the knowledge or approval of the Department, and beyond the
defined scope of Building Note 20. They range from minor items to structural
work of an unapprovable nature. Previous Departmental inspections and
certificates do not guarantee the current structural condition or approval
status of a home and its associated structures. It is imperative for the buyer
to know the legal and structural significance of these modifications. Are
they safe?... How much will they cost to rectify?.... Or are they of no real significance and do not require
formal approval?
Although many minor structures do not require structural approval, there are
often specific siting requirements laid down by the Planning Authority. In
addition to this, there is a defined requirement that their general
construction is of a professional nature, and complies with the B.C.A.
A few of the more common examples of typical unapproved structures are:
- some pergolas
- some carports
- pot belly stoves
- some decks
- combustion heaters
- open fires
- some building alterations
- underfloor storage involving structural alterations
- pools
- some arches
- enclosure of carports
- some retaining walls
- some screen walls
- sub
floor alterations .. etc. etc.
Why are unapproved
structures such a problem?.... In the A.C.T. we have a leasehold
land system that requires a lessee to comply with the regulations of the
Department as a condition of this lease. Some unapproved structures can
contravene that lease, and impair the lessee's title to the land, as it is
owned by the government. Most home buyers who have
ignored unapproved structures at the time of purchase, are upset and
financially disadvantaged when forced to pay for their rectification/approval
prior to re-selling their home. It pays to know where you stand before buying,
as these problems can often affect the validity of your insurance etc. From
Note – Documents required for mandatory
compliance report….the “Residential
Conveyancing Enquiry” is a package of approved plans and documents supplied by
A.C.T.P.L.A., comprising the following documents, all of which are required for
the compliance report as attachment to the contract.
Any certificate of occupancy for the residence.
Survey plan for the residence signed by a registered surveyor.
Any
approved plans for the residence.
Any
sanitary drainage work plan for the residence under the Water & Sewerage Act 2000.
Summary sheet of
contents of the building file for the residence.
If any of the
above documents are not available within the file search – a written statement
from A.C.T.P.L.A. is required to that effect.
If you do not
have all the above documentation, a current conveyancing enquiry will
be necessary to meet the requirements of the mandatory building &
compliance report.
Can Buyers assess these
problems themselves?.... It’s difficult! Many alterations
appear to be part of the original home design and construction, whilst others
appear well built and not significant. Irrespective of this, if they do not
comply with the BCA and departmental regulations, they are not approvable.
Extensive building experience, together with a sound knowledge of the Building,
Plumbing and Drainage regulations are required to detect and assess many of
them.
Subsidence...The majority of minor brickwork cracking throughout the
A.C.T. region is caused by moderately reactive clay soil beneath the footings,
differential thermal expansion/contraction and brick growth. Provided the
movement is within acceptable limits, most of these minor cracks are not
regarded to be of great structural concern.
In some isolated instances, minor cracks can be an indicator of more sinister
problems - it depends on their nature and position, and often requires the
experienced eye to interpret correctly (fill - unconsolidated ground - side
slip - excessive soil moisture range - pivotal rotation etc. etc.).
In some situations, precise assessment can involve further investigation/soil
testing or key line observation over a considerable period of time. In the
worst instances, appropriate underpinning will be required.
Termites (White Ants)... Whilst the
Whilst there are conditions conducive to white ant activity, they have no
defined boundaries and can be encountered in most areas Contrary to common
belief, the more voracious variety of white ants eat the timber from the
inside, leaving the surface virtually untouched. Consequently, an area of
timber framing may appear perfectly okay on the surface - although internally
it may have considerable white ant activity which is not visually obvious (the small holes you will often seen
in the surface of hardwood timber framing is usually from sap borers - which
die off after the timber is milled, and normally are not of any great concern).
The above comments are not intended to overly alarm you, as the majority of
homes throughout the A.C.T. Region are not affected by white ant activity.
However, they can be a significant problem in instances where they do occur,
they are not predictable by location, and extremely difficult to detect and
eradicate in some instances.
Leaking Tiled Shower Bases....One of the most failure prone areas of
home construction in the last 30 years has been the tiled shower areas.
Builders/home owners, designers and regulatory bodies have long underestimated
potential problems associated with this fixture. Whilst shower leaks were
minimal many years ago during the days of "showers over baths" and
"full brick wet areas", the advent of tiled shower bases over timber
floors in modern brick veneer construction, has resulted in the failure of many
thousands of tiled shower recesses.
Galvanised iron trays, widely utilised beneath tiled shower bases in the
1960's-1990 period, have generally been a failure (corrosion - poor design and
installation requirements - capillary moisture etc.). Suffice to say, they were
literally "built in" obsolescence.
In later years, various membranes and compounds have been used beneath tiled
shower bases over timber and concrete floors, with varying levels of success.
Whilst generally more successful than the older galvanised iron trays, this
multitude of sealants/membranes etc., applied under a range of brand ranges by
numerous operators and bathroom renovation firms, often do not provide the long
term waterproofing properties they claim. More specific and detailed
information is provided within our building reports, if a shower base is
considered defective or suspect.
Asbestos Cement Sheeting
& Roofing....The
use of asbestos cement sheeting to wet areas, eaves linings, roof areas, gables
etc. etc. was common practice throughout Australia until the early 1980's when
this material was banned. Indeed, many of us grew up in older fibro homes. The
presence of this sheeting to various areas cannot always be defined without
some damage to painted/tiled surfaces etc.
Asbestos fibre in this material is merely used as a
reinforcement contained within the sheeting, and it is generally
accepted that there is no significant risk if the material is left undisturbed.
However, should alterations, re-roofing etc. be contemplated, which would
obviously involve removal of this material, there are departmental regulations
governing its removal/disposal which must be employed. Most homes built in
Australia prior to the early 1980's have asbestos cement sheeting incorporated
in some areas of construction (i.e. wet areas - eaves - roofing etc. etc.).
Loose Asbestos
Insulation....An
extremely expensive removal program was undertaken by the government to remove
loose asbestos insulation from domestic and commercial premises throughout the
A.C.T. Region during the '80's and early '90's. This program has now been completed, and asbestos clearance certificates no longer
available from the A.C.T. government data base. However, information relating
to loose asbestos insulation is normally indicated on the departmental building
file if the residence had been affected and treated under the departmental
removal program.
Specialised Services
Lead Paint....The adverse affects of lead have been well documented over
the years. An increasing source of concern is the lead paint utilised in homes
built prior to 1970 (the older the home, the greater the likelihood of high
levels of lead paint).
This is not a problem if the paint is in good condition, although if it has
deteriorated or been disturbed, it may create a health risk (particularly to
young children who chew anything, and pregnant women who are exposed to lead
dust during renovations). If incorrect procedures are employed during
renovation/maintenance work/repainting, etc., such as dry sanding and heat
guns, there is the likelihood of contaminating carpets and drapes etc. within
the home.
Whilst our normal building reports obviously cannot address these matters, we
can supply more detailed information on the matter if requested. A highly
specialised spectrometer analysis of the home is available through the Canberra
Institute of Technology at an approximate cost of $400.
Drainage Cameras....As an experienced plumber and drainer, I can assure
you that the only completely accurate method of assessing drainage lines is to
inspect them. To do this, you must either dig them up or check them with a line
camera. Whilst sometimes there are 'telltale' signs to the experienced eye, the
drains are buried underground - you cannot seem them. Often drains can be
partially blocked by roots for years, yet still basically operate under
moderate usage. Generally speaking, the level of maintenance required to
drainage and stormwater lines is proportional to the age of the home, and the
level of established root growth. Line camera checks usually cost in the
vicinity of $250-$300.
Water pipe leaks in slab floors - these can usually be located with
specialised electronic detection equipment (normal cost $250-$300).
Please feel free to email us or ring us on
(02) 6297 0101 if we can be of
assistance.
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