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QC’s Building ServicesParticipant@cindynicolacraigJoin Date: 2019Post Count: 0
Our experiences over the past two decades of carrying out Residential Building & Timber Pest Inspections has created a real desire to educate our clients, by sharing our knowledge to ensure they avoid the heartache and financial stress that can potentially arise when buying a property.
A significant amount of critical information we impart to our clients, is not only essential for them to be aware of, but sadly, is information that is specifically excluded from the Australian Standard for Residential Building & Pest Inspection.
So, why listen to us?
We are a family owned business, based in Red Hill, Brisbane, that is QBCC licensed in both Residential Building & Timber Pest Inspections. 100% of our inspection work comes from past clients, referrals, solicitors and the finance industry.
The biggest issue for purchasers and one that has potentially major consequences both financially and emotionally, surrounds that of New Building work at a property, either for brand new buildings, or retrospectively added decks and roofs or underhouse development or extensions etc, which require formal requests for Building Approval under Queensland Statute Law (Building Act & Regulations 1975) and most importantly the Certification/Final Inspection approval for this work.
If relevant to the property, we will raise our concerns and advise them specifically to do a ‘Building Records Search’ and a ‘Building Inspections Search’. We have a direct contact with Brisbane City Council who can answer any questions regarding these searches. The fact is, that around 50% of inspections we carry out on properties in Brisbane have no Building Approval or Final Inspection done for the work! One of the biggest unknown risks, is that most insurance companies would simply reject any claim made e.g. in the event there was fire damage, because their policies clearly state that if there is any unapproved or informal building work at a property, that this would result in any claim being made being rejected, because it is in breach of their conditions and terms listed within the Product Disclosure Statement.
Then of course there is the very real problem of having to try and sell the property at a later date and discovering that what you thought to be a four bedroom and two bathroom property, based on the marketing carried out by the Real Estate Agent, was actually only a three bedroom, one bathroom property when a formal search was done with the relevant local council authority, resulting in the property being valued significantly less than what it was purchased for.
Our Offer to Provide You with Information in all Areas of a Property
As part of our endeavour to try and provide the best service for our clients, the consultant is prepared to report on any matter that we feel will be of value to them, regardless of whether or not it is within the scope of the Australian Standard, or within the consultants deemed to be ‘area of expertise’ or in an area where the consultant does not hold a license under the statutory requirements e.g. Building Certification, Plumbing and Electrical.
Australian Standard Definition of the Purpose of a Residential Building Inspection
“Identify Major Defects associated with the property at the time of the inspection and to give a general overall condition of the property”
We find this definition completely inadequate. There is no obligation for the inspector to individually list minor defects within a report, or to try and see if many significant components of a residential property are actually operational, or even to make any comment on them at all e.g. automatic garage doors, sliding gates, air conditioning units, rainwater tanks, swimming pools – the list goes on. Some further examples of areas where there is no requirement for the consultant to comment, or report on: Asbestos, subterranean stormwater or sewer drainage and/or plumbing, electrical, insulation, hot water cylinders, health & safety concerns, new building work/building certification and associated QBCC insurance. We take our ‘Duty of Care’ very seriously and will tell our clients about the legalities of non-conforming safety concerns at the property e.g. fall protection/balustrades and stairs, exposed electrical wires and Asbestos dangers.
We offer a Full detailed list of Minor Defects – which despite being considered Minor and not structural, can impose significant costs to rectify e.g. cracked/debonding tiles, plasterboard and paint defects, timber floor defects, sticking/stiff doors and windows, decay, damage or corrosion to materials and many more. – We are unaware of any other Building & Pest Inspection companies in Brisbane that offer this level of service.
As you would be acutely aware, service levels and professional conduct provided to any client, by a company who has been referred, is a direct reflection upon the person/company who provided the referral. Rest assured, we are renown as being one of the most thorough and meticulous Residential Property Inspection companies in Brisbane and will ensure our service to any referral we may receive from you, will reflect extremely well on you.
We also recommend that clients obtain a written statement from the owner as to:
1) Any timber pest activity, damage and termite treatments that have occurred at the property.
2) Any timber or other materials replaced at the property and the reasons for them being required.
3) Disclosure on any electrical, plumbing, roofing, sewer, stormwater or drainage issues.
4) Information about any alterations/extensions to the property and if they are council approved (have a Building Approval) and have been finally inspected (Form 21) and ask for the certification for this.
5) Any other work carried out to the property, including electrical, plumbing, solar power installations etc. Request copies of relevant receipts/warranties and if recently installed, request this paperwork to be put in your name.
Pre-Sale reports provided by Vendors
This is a big problem in the Real Estate Industry, where Pre-sale reports that are mostly organized by Selling Agents and Vendors, do not fully represent the property and have a great deal of omissions, as many only adhere to the Australian Standard outlined above. We advise clients to get their own impartial inspection done by us.
What liability is there for you in the event something goes wrong on a Pre-sale report you have acted on to buy a property? THERE IS NONE – unless you have made specific contact with the company that did the inspections and arranged to have the reports transferred into your name, prior to you going unconditional on the contract of the purchase of the property. You are NOT their client, the Vendor is their client.
Over the years we have witnessed many reports being handed out by Building Inspectors to potential purchasers that are not even licensed to do the work. Despite our strong recommendation not to act on a Pre-sale report provided by a Vendor in their name, in the event you do, you must check the license credentials of the company that carried out the inspections.
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