Frequently Asked Questions
Property & Timber Pest Report FAQ
Q. What items are normally considered in an Architrend property and timber pest report?
A. • Cracking or displacement of walls • Roof frame • Floor frame • Lintels • Spalling • Retaining walls under 1m high • for habitable parts of a building • Rising damp • Penetrating damp • Damp in solid masonry walls • At wet areas • Balcony and roof terrace areas • From rainwater goods/plumbing • Roof and roof penetrations • Basements/parts below ground level • Service areas - bathrooms, kitchen, laundry • Floors – excludes floorcoverings • Wet area floor drainage • Wall and ceiling linings • Wall and floor tilework • Fixout – architraves/skirtings • Finishes • Stairs and balustrades • Internal doors • Fireplace • Smoke alarms present • Magnesite and related matters • Masonry walls • Cladding and eaves • Protective coatings • Balustrades • Metalwork • Boundary fences • Pavement and steps • Trees • Outbuildings • Roof cover(s) • Caps ridges and verges • Penetrations, flashings and sealants • Rainwater goods/plumbing • Chimney • roof Insulation • roof ventilation • Subfloor clearance • Piers and foundation walls • Debris and rubbish • Humidity and ventilation • Surface drainage. Services may be commented on but are subject to specialist inspection. Timber pests • Borer affectation • Termite affectation • Termite risk management • Fungal affectation (rot) • Timber pest related matters.
Q What items are normally included in an Architrend property report?
A. • Cracking or displacement of walls • Roof frame • Floor frame • Lintels • Spalling • Retaining walls under 1m high • for habitable parts of a building • Rising damp • Penetrating damp • Damp in solid masonry walls • At wet areas • Balcony and roof terrace areas • From rainwater goods/plumbing • Roof and roof penetrations • Basements/parts below ground level • Service areas - bathrooms, kitchen, laundry • Floors – excludes floorcoverings • Wet area floor drainage • Wall and ceiling linings • Wall and floor tilework • Fixout – architraves/skirtings • Finishes • Stairs and balustrades • Internal doors • Fireplace • Smoke alarms present • Magnesite and related matters • Masonry walls • Cladding and eaves • Protective coatings • Balustrades • Metalwork • Boundary fences • Pavement and steps • Trees • Outbuildings • Roof cover(s) • Caps ridges and verges • Penetrations, flashings and sealants • Rainwater goods/plumbing • Chimney • roof Insulation • roof ventilation • Subfloor clearance • Piers and foundation walls • Debris and rubbish • Humidity and ventilation • Surface drainage. Services may be commented on but are subject to specialist inspection.
Q. What items are normally included in an Architrend timber pest report?
A. • Borer affectation • Termite affectation • Termite risk management • Fungal affectation (rot) • some Timber pest related matters.
Value for money FAQ
Q. Why is Architrend such good value for money?
A. ACB&D gives you best value for your report dollar because it's a professional practice - not just a business and clients regularly return again and again. With ABC&D you don't pay for big costly ads, you don't pay for expensive sponsored internet sites, you don't pay for people sitting around waiting to take your call, you don't pay for fancy staff uniforms and you don't get any old (or new) subcontract 'inspector' they can find to do your job. In fact once you've paid them for all that there's nothing much left for your report and that's not much to take a chance on with what might be your biggest investment is it?
Q. Why do some businesses have one size fee while others charge more based on selling price?
A. All properties vary in size and the amount of improvements. You might be looking at a two bedroom terrace or a six bedroom cottage with tennis court and pool. ABC&D has low fees for small properties for those on a budget. Naturally, bigger and more complex properties need more inspection and report writing time so fees are geared to the size of the property, not its selling price.
Q. Why not save a few dollars and chance it with someone else?
A. If saving a few dollars on a cheap report in a sale costing hundreds of thousands of dollars is your main concern, go right ahead with someone else but you probably won't know what you haven't been told till it's too late
Building project defects FAQ
Q: My alterations and additions seem to be going wrong. Should I make a list of issues that I am concerned about or should I ask for a wide-ranging Building Construction Defect report from Architrend?
A: Building Construction Defect reports can address specific issues or be wide-ranging. Addressing your specific concerns is suggested so you can proceed with your project quickly. Costs can increase considerably with wide-ranging reports.
Q: Do Building Construction Defect reports cover statutory compliance?
A: Not normally. Statutory compliance is the responsibility of an Accredited Certifier or Council acting as approval authority.
Q: Are Building Construction Defect reports suitable for disputes at Fair Trading or Court Litigation?
A: Not normally. Building Construction Defect reports should give you an opinion on what is wrong with the items you are concerned about so you can either accept what has been done or negotiate with the builder. These reports may need to be rewritten to comply with standards of evidence to be admissible as Expert Opinion. See the Expert Opinion section of our website for more detail.
Strata defects and maintenance FAQ
Q: Can a Strata Owners Corporation ignore defects?
A: Strata Owners Corporations cannot neglect to maintain their property unless every owner agrees that this is satisfactory.
Q: Can a Strata Owners Corporation make substandard repairs or provide shoddy substitutes?
A: No. Repair should replicate the original unless reason suggests an equivalent alternative is preferable.
Q: Can a Strata Owners Corporation ignore building defects that are causing damage or loss of living amenity?
A: Strata Owners Corporations cannot neglect to maintain their property unless every owner agrees that this is satisfactory. This does not apply to scheduled services and systems that must be maintained as prescribed by law.
Q: Can a Strata Owners Corporation make substandard repairs or provide shoddy substitutes?
A: No. Repair should replicate the original unless reason suggests an equivalent alternative is preferable or if there is statutory requirement for upgrade.
Dilapidation report FAQ
Q: Who normally obtains a Dilapidation Report?
A: Sometimes Council will make a Dilapidation report a condition of the development consent - but not always - and there may be no record made at all.
Q Why can’t I rely on a Dilapidation report paid for by the developer?
A: Where Council has called for the Applicant to provide a Dilapidation report the report is done for the Applicant’s and Council’s benefit, not yours.
Q: Do I have access to a Dilapidation report prepared by an applicant for Development Consent?
A: Not necessarily, it may not be on the public record. However if you can, you need to obtain a copy of the Dilapidation report and see its content for yourself. If you are uncertain about the report we can assist you with this. If you can’t get a copy, or the report seems inadequate, you need to take action to protect your own interest should a dispute arise.
Q: How comprehensive are Dilapidation reports?
A: Report presentation and content varies enormously and sometimes these reports are very skimpy, after all the person paying for them only wants to satisfy Council so they can get approval and get on with the job.
Q: When should I get a Dilapidation report done?
A: You should get a Dilapidation report before any work starts. You owe it to yourself to protect your interest before things go wrong. Call Architrend without delay.
Q: Are these reports suitable for disputes and Court Litigation?
A: Not necessarily. However they usually contain photographs that speak for themselves.
Expert Opinion FAQ
Q Can anyone write a report?
A: Yes, however it may not necessarily be admissible as evidence. The Consumer Trader and Tenancy Tribunal, District Court and Supreme Court all have mandatory Codes or Rules of Conduct for Experts and for admission of Expert opinion as evidence.
Q: Who is an expert responsible to?
A: While an expert is responsible to the client, the Consumer Trader and Tenancy Tribunal, District Court and Supreme Court Codes or Rules of Conduct for Experts make it an Expert’s primary duty to inform the tribunal or court of relevant circumstances, facts and conclusions.
Q: Will I need a Lawyer?
A: Probably and almost certainly if the dispute is litigated in the District or Supreme Court.
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