Pavilion Management and Consulting

This roof design does not comply with Australian Standards 3500.3 and SA HD39 as the catchment area of the valley gutter, highlighted, is greater than 20sq.m, (designed at 32sq.m). This design error has been picked up during a timber frame inspection. The project Architect, Registered Building Surveyor, Builder and truss manufacturer all missed the error. A performance solution will need to be developed or the roof redesigned. A detailed design review should be done before commencement of any works.

Roof flashing over the masonry parapet wall has dislodged, which will allow rain water into the house which will accelerate deterioration. Undertake an inspection of your property after each storm event and check that building elements are in the correct position. Maintenance is the key to building longevity.

Heritage Masonry Walls Key items that you need to be mindful of when looking to purchase an old dwelling. Heritage brick walls are built from soft clay brick and weak mortar which over time degrade and cause weakness in the overall structure. Unrestrained brickwork is also common. The highlighted cracking and movement in the attached photo is a result of applied loading to the wall where restraint changes. Also rising damp is a characteristic of the walls, as the sub-base has not been isolated from the upper walls. Damp walls will result in mould growth and potential damage to timber floors, architraves and skirting. These items can be rectified / treated but are typically quite an expensive exercise. A detailed Prepurchase inspection will pick up these items and will provide a basis for the financial offer.

Timber pests and fungal decay rectification cost more that fire, flood and storm combine per annum in Australia.   It is highly recommended that an inspection of all properties be conducted at least annually.   Bridging of the control zone one of the most common occurrence of pest entry into the building. The photo below shows materials stacked adjacent a façade masonry wall. The environment formed is conducive to termite travel that is not easily detected.   Contact Pavilion Management and Consulting for an Annual building inspection booking.

Ensure that your project documents are reviewed for compliance to current standards and codes before works commence. Water leaks are the largest sector of disputes in the construction sector. The box gutter / flashings and parapet cap in the photo do not comply with code requirements.

Ceiling tiles are showing evidence of a water leak. This could be caused by the nearby Mechanical A/C unit but more than like is caused by a roof leak. It is recommended that a suitable inspection be conducted to determine the cause asap, so that further deterioration of the architectural / structure form does not occur.

The photo has been taken inside an underground carpark. The suspended slab is supporting a landscaped area in front of a high-rise apartment building. The highlighted area is water saturated due to the failure of the waterproofing membrane. Structural damage of the slab needs urgent inspection along with the rectification of the membrane. This is going to be a very expense and time-consuming rectification activity. Best to build it right the first time!

A prepurchase of this property uncovered a floor structure sloping more than 20mm over a 1.8m span. Subsequent under floor review uncovered brick piers that had failed (on significant lean) and bearers that we deformed under the applied load The floor joists were of incorrect material quality. On the basis of this discovery, our client chose not to purchase property.

The 2 adjoining houses have been designed with eaves gutters along the property boundary. Eaves gutters are designed for a 1:20 year storm event only and will overspill during large rain events. The photos below show an installation that does not allow for the overspill along the length of the gutter due to the existence of the adjoining property. Ensure that the design drawings are reviewed before construction commences. It is much easier to change drawings than the built form.

Further to previous post about brick wall Temporary supports have now been added to provide restraint against further movement. The extent of movement is clearly evident by looking at the angle of timber alignment. The roof structure has moved in a southerly direction which has pushed the wall into its current position. The front door frame also shows the extent of movement within the structure. Earlier intervention could have saved this highly expensive and disruptive repair. The same applies to checking on gutters and downpipes that have been leaking for years, Foundations can move, resulting in building fracture. Contact Pavilion Management and Consulting today for a property inspection.