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1. Summary

This Summary MUST be read in full in conjunction with the rest of the Report. If there is a discrepancy between the information provided in this Summary and the body of the Report, the information in the body of the Report shall take precedence. Please read the Terms and Conditions

1.1 Summary of Observations

Handover Status:-

The Handover stage has been substantially achieved. The defects detailed in the body of the report will need to be addressed by the builder prior to occupancy.

A list of defects for the builder to address is provided at the end of this report.

Key Findings:-

• Structural Damage - No evidence found
• Timber Pest Activity - No evidence found
  
• Conditions Conducive to Structural Damage - No evidence found
• Conditions Conducive to Timber Pest Activity - No evidence found

Susceptibility to Termites:-

In the Consultant's opinion, the building's susceptibility to timber pests at the time of inspection is Low.

NOTE: This is a rating of the "susceptibility" of the building to termites or the "termite pressure" on the building. It should be viewed as the priority an owner should give to installing and maintaining a termite management system rather than an indication of whether or not termites are present. 

Next Timber Pest Inspection:-

Following this inspection, the next inspection to help detect timber pest activity is recommended in 12 Months.

NOTE: The higher the susceptibility, the greater the frequency of recommended timber pest inspections.

Defect Causes and Cost of Repair:-

New Construction Handover Report does not establish the causes of defects identified.

Actions To Be Taken:-

Any recommendations made in this Report should be actioned promptly.

1.2. Service Agreement Details

As requested and agreed with the Client, the inspection carried out by a qualified Building Consultant and Timber Pest Detection Consultant ("The Consultant") is a New Construction Handover Report ("The Report").

The Consultant provides an objective opinion about the condition of the property at the time of inspection.

1.3. Client Details

1.4 Special Conditions / Instructions

1.5 Consultant Details

Important Note

Often it is very difficult to fully explain situations, problems, access restrictions, building faults or their importance in a manner readily understandable by the reader. Should you have any difficulty in understanding anything contained within this Report, you should contact the ABIS on 07 3804 1000 to have the matter explained.

2. General Property Description

The records of the appropriate local authority should be checked to determine or confirm whether the ground on which the building rests has been filled, is liable to subside, is subject to landslip or tidal inundation, or if it is flood prone.

3. Safety Issues and Hazards

This Section documents evidence of any item or matter (within the Consultant's expertise) that may constitute a present or imminent serious safety hazard. This should not be viewed however, as an audit or exhaustive list of safety issues relating to the property.

Safey hazards are identified out of a duty of care to those who may use or work on the property. If any of the hazards reported in this section are also a building defect they will also be reported on in the body of the report.

3.1 Identified Hazards

Most dwellings contain safety critical elements eg: structural fastenings, suspended floors, balconies, decks, stairs and balustrades. As failure of a safety critical element may result in serious injury or death, it is strongly recommended that any safety critical elements in a dwelling be inspected annually.

This report is not an safety audit and the client is warned that hazards and risks to safety may be present now or in the future that are not covered by this report. For their own safety, and as a duty of care to others, all home builders and owners must ensure safety hazards on their properties are eliminated. To assist the home owner in identifying and removing safety hazards, the Consultant recommends the home owner has an annual safety inspection conducted.

4. Timber Pests

The term Timber Pests covers one or more of the following wood destroying agents which attack timber in service and affect its structural properties:

1. Fungal Decay - the microbiological degradation of timber caused by soft rot fungi and decay fungi, but does not include mould, which is a type of fungus that does not structurally damage wood.
2. Wood Borers - wood destroying insects belonging to the order "Coleoptera" which commonly attack seasoned timber.
3. Termites - wood destroying insects belonging to the order "Isoptera" which commonly attack seasoned timber.

Other insect pests (cockroaches, ants, etc) and vermin (rodents, possums, snakes, etc.) are not timber pests and are not covered by this inspection and report.

4.1 The Property's Susceptibility to Termites

This model is based on the paper: RISK MODEL FOR TERMITE ATTACK IN AUSTRALIA    -       R.H. Leicester, C-H. Wang & L. J. Cookson - CSIRO

The higher the TOTAL SCORE on the above table, the greater the level of termite protection required. As a guide, the following table indicates the highest acceptable TOTAL SCORE for each type of Termite Management system (Barrier). This only applies if timber pest inspections are undertaken yearly or more frequently and the maintenance of the barrier is undertaken in accordance with manufacturers' specifications.

4.2 Termite Management

Observation

Durable notice in electrical meter box indicating the possible installation of a termite barrier Note: All relevant documents pertaining to the installation of any termite barrier system should be obtained from the builder by the building owner and kept on file including, any service warranties and advice in regard to the building owner's obligation to maintain the system. However, subterranean termites can bridge or breach barrier systems and thorough regular inspections of the building are necessary.

Photos

Termite Management Systems

A termite management system is a system designed to reduce the risk of termites damaging a structure.

Typically a system consists of one or more of the following:

• a treated zone created by a termiticidal chemical applied to the soil under or around a building (e.g. Biflex, Premise, Termidor)
• an inspection zone created by a chemical-physical barrier system (e.g. Kordon, Homeguard)
• an inspection zone created by a physical barrier system (e.g. Granitgard, TermiMesh, Termiglass)
• a termite monitoring and baiting system (e.g., Exterra, Nemesis, Sentricon)

These systems are usually installed by a builder as a componant of a termite management system (recommended for all homes by the Queensland State government). For the risk of termite damage to be minimised, the owner must also matain the integrity and effectiveness of the barrier or treated zone, conduct annual termite inspections and prevent conditions conducive to timber pest arising in and around the property.

4.3 Timber Pest Activity and Conditions Conducive to Timber Pest Activity

This Section covers any timber pest issues. Any evidence of timber pest activity including termites, borers and fungal decay observed by the in spector are detailed in this section. In addition any conditions that create an environments which are likely to lead to timber pest avtivity (Refered to a Conditions Conducive to Timber Pest Activity) is also detailed in this section.

Conditions conducive to timber pest activity should be removed and any timber pests detected should be treated by a timber pest specialist.

5. The Yard

The term Yard covers the area of the property outside and around the main dwelling and includes the property's fences, the drainage of the ground around the home and any structures built in the yard.

5.1 Yard Areas Not Inspected

This Section details any yard areas that couldn't be accessed and were not included in the inspection.

5.2 Yard Structures

This Section covers any structurs outside and around the main building.

5.3 Yard Walls and Fences

Yard walls and fences are the boundary walls and fences and other walls and fences within the yard area.

5.4 Grounds

This Section covers the ground area outside and around the property

Inspection of trees on the property for disease, stability and soundness is not within the scope of this inspection.

Note: Roots of trees and shrubs can negatively impact footings by removing moisture from clay soils immediately underneath the building causing subsidence as the clay shrinks.

In its search for water, a tree root system can spread a lateral distance equal to the height of the tree. If in rows or grouped with other trees, the roots may spread up to twice the height of the tree.

In addition, trees closer than their mature height may be blown over and/or fall onto and damage buildings. 

Care should be taken when selecting trees and, as a guide, the trees listed in the table below should not be planted within the distance of their mature height from the building depending on whether they are to be planted in a line or in a group.

For further information see: A Simple how to Guide to Preventing Structural Damage

5.4.1 Approximate Mature Tree Heights

Tree roots in proximity to a dwelling can also create conditions conducive to the ingress of termites and termite activity. It is strongly recommended that any trees too close to a dwelling be removed.

6. Roof Exterior

The Roof Exterior is the outer covering such as roof tiles, roof sheeting, and the like, together with their fastenings, cappings and flashings.

Inspection of roof coverings by the inspector climbing onto the roof is only performed if the inspector asseses it is safe to do so. Hight, pitch, roofing material, weather conditions etc. affect the type of inspection that can be undertaken.

6.1 Roof Coverings

7. The Exterior

7.1 Exterior Areas Not Inspected

This Section details any exterior areas that couldn't be accessed and were not included in the inspection.

7.2 Exterior Walls

This Section covers the outer walls of the dwelling viewed from the exterior. External walls can be categorised into Loadbearing and Non-loadbearing. A concrete block construction, for example, is loading bearing and the blocks and mortar are designed to support the roof loads and resist wind forces whereas in a brick- veneer construction the brickwork provides no supporting function and is installed for aesthetics and to keep the weather away from the structural timber or steel frame that supports the roof.

Exterior Walls Defect

Which Wall	Exterior wall to the main building
Location	In general
Element	Render
Defect	Dents, Marks, Scraches and the like Touch-ups required to paint defects as marked, but not limited to. Preparation and Repainting or touch ups as required
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	The extent was undetermined
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Photos

Exterior Walls Defect

Which Wall	Exterior wall to the main building
Location	In general
Element	Control joint
Defect	Touch-ups required to paint defects as marked, but not limited to. Preparation and Repainting as required
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	Widespread
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Photos

Exterior Walls Defect

Which Wall	Exterior wall to the main building
Location	In general
Element	Render
Defect	Dents, Marks, Scraches and the like Touch-ups required to paint defects as marked, but not limited to. Preparation and Repainting or touch ups as required
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	The extent was undetermined
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Photos

7.3 Exterior Windows

This Section covers defects in windows when inspected from the outside.

7.4 Exterior Doors

This Section covers the exterior of External Doors including sliding glass doors if present.

Exterior Door Defect

Which Door	Front door
Location	Southern side of the building
Element	Door
Defect	Door require cleaning and touch ups
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	Localised
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Photos

7.5 Rainwater Goods - Guttering and Downpipes

Rainwater Goods are roof plumbing that includes eaves gutters, down pipes, spreaders, flashing, spouts, collectors and the like.

Rainwater Good Defect

Which Building	Main Building
Location	At the front
Element	Downpipe Brackets
Defect	Defective
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	Localised
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Photos

Rainwater Good Defect

Which Building	Main Building
Location	In general At the front
Element	Eaves Gutter
Defect	Remove screws and pop rivets from gutter and any other rubbish
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	The extent was undetermined
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Photos

7.6 Exterior Stairs

Exterior Stairs are stairs outside the exterior walls of the building that typically run from the ground level to a landing or raised deck at the first-floor level.

7.7 Exterior Platforms (Patios, Porches, Verandahs, Balconies and Decks)

Platform is a generic expression to cover all decks, patios, balconies, verandahs etc. attached to the exterior walls of the dwelling.

Exterior Platforms to the building were inspected from the ground level and from on the platform.

7.8 Other Exterior Primary Elements

Other External Primary Elements are structural elements that are not included in the other external Sections above. These were inspected from the ground level.

7.9 Other External Secondary and Finishing Elements

Other External Secondary and Finishing Elements are non-structural elements that are not included in the other external Sections above and include items such as eaves linings of soffits, barge boards, vent pipes, flashing, water heaters, AC units conduit and the like. These were inspected from the ground level.

8. Roof Void

This Section covers the roof space and roof frame where house designs that have a pitched roof and an accessible void under the roof covering and above the ceiling of the rooms below. Those roof designs such as flat, skillion and cathedral do not have accessible roof voids and are not inspected.

Roof voids are not designed to be traversed and contain many potential hazards. Anyone considering entering a roof void must only enter when they have assessed it is safe to do so. Safety hazards in roof voids include falling, electrical shock, trip hazards, chemical hazards, dust hazards, impalement hazards, heat stroke, and the like.

Regardless the type of inspection undertaken, inspection of roof voids are always limited by design and obstructions. Consiquently, building defects and timber pest activity may be present in areas that the inspector could not access safely.

Inspection of roof voids by the inspector climbing into the roof void is only performed if the inspector asseses it is safe to do so.

8.1 Roof Void

Type of Roof Space Inspection

Type of Roof Space Inspection	Partly accessible for inspection (e.g. part accessible pitched roof & part flat roof) or Inspection is limited by the presence of obstructions (e.g. insulation, sarking, heavy layers of dust and the like).
Photos

9. The Interior

9.1 Interior Areas Not Inspected

This Section details any interior areas that couldn't be accessed and were not included in the inspection.

9.2 Ceilings and Cornice

Cornice is the moulding or finishing element covering the intersection between the vertical wall and the horizontal Ceiling.

Ceilings are formed by sheets or boards attached to battens which are in turn attached to ceiling joists or the bottom cords of roof trusses. In newer constructions the ceiling may be attached directly to the bottom cords of trusses.

Ceilings And Cornice Defect

Location	In general
Element	Cornice
Defect	Poorly finished
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	Localised
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Notes
Photos

Ceilings And Cornice Defect

Location	Garage
Element	Access holes
Defect	Paint touch up and or clean
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	Localised
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Notes
Photos

9.3 Interior Walls

Interior Walls are both the interior surface of the perimeter loadbearing walls of the building and internal partition walls that may be loadbearing or non-loadbearing.

Interior Walls Defect

Location	Ensuite Master bedroom Walk in robe
Element	Paintwork Timber wall trim Wall finish
Defect	Dents, Marks, Scraches and the like Minor paintwork imperfections Touch-ups required to paint defects as marked, but not limited to. Preparation and Repainting or touch ups as required
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	The extent was undetermined
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Notes
Photos

Interior Walls Defect

Location	In general Garage Family room Kitchen
Element	Paintwork Wall plasterwork Timber wall trim Wall finish
Defect	Dents, Marks, Scraches and the like Minor paintwork imperfections Touch-ups required to paint defects as marked, but not limited to. Preparation and Repainting or touch ups as required
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	The extent was undetermined
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Notes
Photos

9.4 Floors And Skirtings

Skirtings are the mouldings or finishing elements covering the intersection between the vertical wall and the horizontal floor.

Note: The early signs of termite activity are often detected by sounding (tapping) skirtings. This sounding is only possible where the skirting is not obstructed and there is enough room for the consultant to undertake the sounding process.

Any tiled floors are also sounded for loose and or drummy tiles but only where not obsructed.

Floors & Skirtings Defect

Location	WC Laundry
Element	Floor tiles
Defect	Drummy tiles
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	The extent was undetermined
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Photos

9.5 Interior Doors

This Section covers the interior side of external doors including sliding glass doors if present and interior doors including robes and cupboards.

Interior Doors Defect

Which Door	Doors
Location	Walk in robe Master bedroom
Element	Finish Hardware
Defect	Install missing hardware Minor touch to top of door
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	Localised
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Notes
Photos

Interior Doors Defect

Which Door	Doors
Location	In general
Element	Top and bottom surfaces
Defect	Including top and bottom edges must receive two coast of paint or sealer to prevent moisture absorption in accordance with manufactures specifications
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	Widespread
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Notes
Photos

9.6 Interior Windows

This Section covers the interior side of windows.

9.7 Built-in Fittings

Built-in Fittings include all built-in cupboards, vanities, shelving, etc.

9.8 Other Interior Woodwork

Other Interior Woodwork includes any timber secondary or finishing elements not covered in the Sections above.

9.9 Sanitary Fittings

Sanitary Fittings refers to the showers, baths, basins, water closets, bidets, etc. commonly found in toilets, bathrooms and en-suites.

Sanitary Fittings Defect

Which Fixture	Plumbing
Location	In general Bathroom Ensuite
Element	Floor waste
Defect	Remove debris
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	Localised
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Photos

Sanitary Fittings Defect

Which Fixture	Shower
Location	Bathroom
Element	Shower screen
Defect	Not installed
Defect Category	Defect in Secondary or Finishing Element
Severity	Minor
Extent	Localised
Recommendation	A further investigation is recommended by the following trades to determine the extent of work required and associated costs. Builder
Photos

9.10 Other Interior Detail

Other Interior Detail is any defect not covered in the Sections above.

10. Subfloor

Subfloor refers to any part of the structure which is below the lowest floor level. In a highset home this is the area under the dwelling. In a slab on ground home it is the concrete slab, its reinforcing steel and other components that form the foundation for the structure.

Subfloor voids under lowset homes are not designed for easy access and contain many potential hazards. Anyone considering entering the subfloor of a low set home should only enter when they have assessed it is safe to do so. Safety hazards in subfloors include electrical shock, trip hazards, chemical hazards, dust hazards, impalement hazards, heat stroke, entrapment, etc.

Inspection by the inspector entering the subfloor space is only performed if the inspector asseses it is safe to do so.

Note:Slab on ground homes do not have an accessible subfloor.

10.1 Sub Floor

11. Terms and Conditions

11.1 Building Maintenance Responsibilities

To help protect against financial loss, it is strongly recommended that:

1. Any defects identified in this inspection report be immediately controlled or rectified.
2. Conditions conducive to structural damage and timber pest activity be immediately removed, rectified or monitored.

The importance of removing conditions conducive is often not fully appreciated and as a consequence, structural damage and timber pest activity have resulted in subsequent loss. It is also recommended that any high risk areas (e.g. where access was not gained or where areas were concealed by obstructions) be further investigated.  Importantly, Standard AS 4349.1 Inspection of Buildings recognises that a standard property report is not a warranty against problems developing with the building in the future. Accordingly, a preventative maintenance program should be implemented for the property which includes systematic inspections, detection and prevention of incipient failure. In respect of timber pests, to help minimise the risk of any future loss, thorough regular inspections should undertaken at intervals not exceeding 12 months or more frequent inspections where the risk of timber pest attack is high or the building type is susceptible to attack. If you require further information on a risk management program, please do not hesitate to contact ABIS on 07 3804 1000.