1908060D - 1 Harris ST, Granville POST PDF

Dilapidation Building Report
(POST CONSTRUCTION)
Client: RIZZANI DE ECCHER LEIGHTON JOINT

VENTURE
Property Inspected: 1 HARRIS STREET, GRANVILLE
Inspection Date & Time: 13 DECEMBER 2017 AT 10.00AM
Agreement Number:
Agreement Date:
Report Number: 1908060D
www.childspropertyinspections.com.au
info@childsproperty.com.au
PH 9525 2999 • FAX 9525 8999
Building Inspections • Pest Inspections • Strata Inspections • Thermal Pest Inspections

ID Surveys • Termite Treatments • Plumbing Inspections • Electrical Inspections
Depreciation Schedules • Pre-Listing Inspections • Pre-Lease Inspections
Childs Property Inspections Pre-Condition Building Report
REQUESTED INSPECTION
Childs Property Inspections was commissioned by Rizzani De Eccher Leighton
Joint Venture to carry out a building dilapidation report on the above
property.
The purpose of this inspection is to provide a report on the current structural

condition of the property after recent construction on neighbouring areas.
BUILDING DESCRIPTION
The property inspected is a two storey, freestanding building of full masonry
construction. This structure is on concrete slab footings, with a pitched roof
covered with terracotta tiles.
Page 2
SUMMARY
The property is currently under construction.
DETAILS OF INSPECTION
Weather Conditions at the time of the inspection: Dry
Recent Weather Conditions: Dry
The areas inspected were: • Building interior

• Building exterior
• The site
Page 3
SUMMARY
Description: Photo
Number
External:
Existing condition of front yard showing building material. 3013
13 December 2017 – New work has been completed since 1151
original inspection. New steps, front, left and right side boundary
fences.
General view – front left elevation. 3016
3017
3018
3019
13 December 2017 - New work has been completed since original 1152
inspection. New steps, front, left and right side boundary fences. 1153
1154
1155
General view – front right hand side elevation. 3021
3022
13 December 2017 – Building has been rendered since previous 1157
inspection. 1158
General view – rear right hand side elevation. 3024
3025
inspection. 1160
General view – concrete driveway to right hand side – showing 3027
multiple typical cracking throughout. 3028
3029
3030
3031
3032
3033
3034
3035
13 December 2017 – no change. 1162
1163
1164
1165
1166
1167
1168
1169
1170
Page 4
General view – existing condition of right hand side timber 3038

boundary fence. 3039
13 December 2017 – Fence has been covered with a masonry 1172
wall. 1173
General view – brickwork to rear right hand side boundary. 3041
3042
13 December 2017 – Wall has been rendered. 1175
1177
General view – rear elevation to lower and upper levels. 3044
3045
3046
13 December 2017 – Walls have now been rendered. 1178
1179
1180
General view – rear left hand side elevation, lower and upper 3048
levels. 3049
3050
3051
13 December 2017 – Restricted view due to scaffolding. 1183
1184
1185
1186
General view – front left hand side elevation, lower and upper 3053
levels. 3054
3055
3056
1188
1189
1190
General view – existing condition of front left hand side boundary 3058
fence. 3059
1192
General view – rear elevation concrete pathway. 3061
General view – front entry verandah, however concealed by 3063
building materials.
Page 5
Internal:
The property is under construction and various building materials 3065
are throughout the property.
General view – front bay window elevation. 3067
3068
13 December 2017 – All walls have been rendered since previous 1196
inspection. 1197
General view – front entry hallway, right hand side. 3070
3071
13 December 2017 - All walls have been rendered since previous 1198
inspection. 1199
General view – upper stairwell. 3075
inspection.
General view – lower stairwell wall. 3077
inspection.
General view – rear right hand side wall. 3079
3080
3081
inspection. 1203
1204
General view – rear elevation. 3083
3084
inspection. 1206
General view – rear left hand side wall. 3086
3087
3088
inspection. 1208
1209
General view – front left hand side wall. 3090
3091
3092
inspection. 1211
1212
Page 6
General view – concrete ground floor with various typical 3094

cracking throughout. 3095
3096
3097
3098
3099
3100
3101
1214
1215
1216
1217
1218
1219
1220
General view – concrete staircase to upper level. 3103
General view – upper level of property which is concealed by 3105
builder’s and building equipment.
13 December 2017 - no change. 1222
General view – front elevation. 3107
3108
13 December 2017 – All internal walls have been rendered since 1224
previous inspection. 1225
General view – upper front verandah. 3110
General view – front right hand side wall. 3113
3114
13 December 2017 - All internal walls have been rendered since 1227
3117
General view – rear right side elevation. 3119
previous inspection.
General view – rear left side elevation. 3121
General view – rear left hand side elevation. 3123
3124
Page 7
General view – front left hand side elevation. 3126

3127
3128
1237
Page 8
NOTABLE ITEMS
For the purpose of this report the street frontage is referred to as the front of
the property.
For practical reasons two photos generally are positioned on each page of
this dilapidation report. Defects such as small cracks may not be easily seen
in some of the photos depending on the size of the computer they are
viewed on. It is important in a dilapidation report to use a photo and a
written description to show the position of the crack. All photos are kept on
file by Childs Property Inspections and individual photo files can be viewed
and increased in size to show more detail at a later date if required.
External: Photo No.

Existing condition of front yard showing building material. 3013
Page 9

original photo. New steps and front, left and right side boundary
fences.
Page 10
General view – front left elevation. 3016

3017
3018
3019
Page 11
Page 12

original photo. New steps and front, left and right side boundary 1153
fences. 1154
1155
Page 13
Page 14
General view – front right hand side elevation. 3021

3022
Page 15

inspection. 1158
Page 16
General view – rear right hand side elevation. 3024

3025
Page 17

inspection. 1160
Page 18
General view – concrete driveway to right hand side – showing 3027

multiple typical cracking throughout. 3028
3029
3030
3031
3032
3033
3034
3035
Page 19
Page 20
Page 21
Page 22

1163
1164
1165
1166
1167
1168
1169
1170
Page 23
Page 24
Page 25
Page 26
Page 27
General view – existing condition of right hand side timber 3038

boundary fence. 3039
Page 28
13 December 2017 – Fence has been covered with a masonry 1172

wall. 1173
Page 29
General view – brickwork to rear right hand side boundary. 3041

3042
Page 30
13 December 2017 – Wall has been rendered. 1175

1177
Page 31
General view – rear elevation to lower and upper levels. 3044

3045
3046
Page 32
13 December 2017 – Walls have now been rendered. 1178

1179
1180
Page 33
Page 34
General view – rear left hand side elevation, lower and upper 3048
levels. 3049
3050
3051
Page 35
Page 36

1184
1185
1186
Page 37
Page 38
General view – front left hand side elevation, lower and upper 3053
levels. 3054
3055
3056
Page 39
Page 40

1188
1189
1190
Page 41
Page 42
General view – existing condition of front left hand side boundary 3058
fence. 3059
Page 43

1192
Page 44
General view – rear elevation concrete pathway. 3061
Page 45
General view – front entry verandah, however concealed by 3063

building materials.
Page 46
Internal:
The property is under construction and various building materials 3065
are throughout the property.
Page 47
General view – front bay window elevation. 3067

3068
Page 48
inspection. 1197
Page 49
General view – front entry hallway, right hand side. 3070

3071
Page 50
inspection. 1199
Page 51
General view – upper stairwell. 3075
inspection.
Page 52
General view – lower stairwell wall. 3077
inspection.
Page 53

3080
3081
Page 54
inspection. 1203
1204
Page 55
Page 56
General view – rear elevation. 3083

3084
Page 57
inspection. 1206
Page 58
General view – rear left hand side wall. 3086

3087
3088
Page 59
inspection. 1208
1209
Page 60
Page 61
General view – front left hand side wall. 3090

3091
3092
Page 62
inspection. 1211
1212
Page 63
Page 64
General view – concrete ground floor with various typical 3094

cracking throughout. 3095
3096
3097
3098
3099
3100
3101
Page 65
Page 66
Page 67
Page 68

1214
1215
1216
1217
1218
1219
1220
Page 69
Page 70
Page 71
Page 72
General view – concrete staircase to upper level. 3103
Page 73
General view – upper level of property which is concealed by 3105

builder’s and building equipment.
Page 74
General view – front elevation. 3107

3108
Page 75
Page 76
General view – upper front verandah. 3110
Page 77
General view – front right hand side wall. 3113

3114
Page 78
Page 79

3117
Page 80
Page 81
General view – rear right side elevation. 3119
Page 82
General view – rear left side elevation. 3121
Page 83
General view – rear left hand side elevation. 3123

3124
Page 84
Page 85
General view – front left hand side elevation. 3126

3127
3128
Page 86
1237
Page 87
Page 88
Important Information regarding the Scope and Limitations of the Inspection and this report
1. This report is NOT an all encompassing report dealing with the building from every
aspect. It is a reasonable attempt to identify any obvious or significant defects
apparent at the time of the inspection. Whether or not a defect is considered
significant or not, depends to a large extent, upon the age and type of the building
inspected. This report is not a Certificate of Compliance with the requirements of any
Act, Regulation, Ordinance or By-Law. It is not a structural report. Should you require
any advise of a structural nature you should contact a structural engineer.
2. THIS IS A VISUAL INSPECTION ONLY limited to those areas and sections of the property
fully accessible and visible to the inspector on the date of the inspection. The
inspection DID NOT include breaking apart, dismantling removing or moving objects
including but not limited to foliage, mouldings, roof insulation/sisalation, floor or wall
coverings, sidings, ceilings floors, furnishings, appliances or personal possessions. The
inspector CANNOT see inside walls, between floors, inside skillion roofing, behind
stored goods in cupboards, other areas that are concealed or obstructed. The
inspector DID NOT dig, gouge, force or perform any other invasive procedures.
Visible timbers CANNOT be destructively probed or hit without the written permission
of the property owner.
3. This report does not and cannot make comment upon: defects that may have been
concealed; the assessment or detection of defects (including rising damp and leaks)
which may be subject to the prevailing weather conditions; whether or not services
have been used for some time prior to the inspection and whether this will affect the
detection of leaks or other defects (e.g. In the case of shower enclosures the
absence of any dampness at the time of the inspection does not necessarily mean
that the enclosure will not leak);the presence or absence of timber pests; gas fittings;
common property areas; environmental concerns; the proximity of the property to
flight paths, railways, or busy traffic, noise levels; health and safety issues; heritage
concerns; security concerns; fire protection site drainage (apart from surface water
drainage); swimming pools and spas (non structural); detection and identification of
illegal building work; detection and identification of illegal plumbing work; durability
of exposed finishes; neighbourhood problems; document analysis; electrical
installation; any matters that are solely regulated by statute; any area(s) or item(s)
that could not be inspected by the consultant. Accordingly this report is not a
guarantee that defects and or damage does not exist in any inaccessible or partly
inaccessible areas or sections of the property.(NB Such matters may upon request be
covered under the terms of a Special-purpose Property Report
4. CONSUMER COMPLAINTS PROCEDURE. In the event of any controversy or claim

arising out of, or relating to this report, either party must give written notice of the
dispute to the other party. If the dispute is not resolved within (10) days from the
service of the notice then the dispute shall be referred to a mediator nominated by
the inspector. Should the dispute not be resolved by mediation then either party may
refer the dispute to the Institute of Arbitrators and Mediators of Australia for resolution
by arbitration.
5. Tests are made on shower recesses to detect leaks but the tests may not show
incorrect water proofing if silicone liquid or masonry sealant has been applied prior to
the inspection as such application is a temporary water proofing measure and is
found to last for some months.
Page 89
6. The report does not identify timber destroying pests, comments relating to timber
infestation and does not comment on non-structural pest damage. These problems
should be referred to a qualified pest inspector. We do not have formal expertise or
qualification in pest inspection or timber infestation and in the case of any inspection,
survey or report we will if requested by the client act as agent for the client for the
purpose of obtaining an inspection and/or report from an organization specialising in
such services.
7. Where replacement building costs are given this figure should not be confused with
any other values relating to the property and the figure represents rebuilding of the
building only in the current market place, not inclusive of costs relating to demolition,
redesign, fittings, landscaping, pools, fencing etc. and with any such valuations being
provided as a guide only.
8. No liability shall be accepted on an account of failure of the Report to notify any

problems in the area(s) or section(s) of the subject property physically inaccessible for
inspection, or to which access for inspection is denied by or to the Inspector
(including but not limited to or any area(s) or section(s) so specified by the Report).
9. This report is made for the benefit of the client to whom it is addressed and no other
person shall be entitled to rely on this report for any purposes whatsoever.
10. Access for the inspection to be undertaken is defined as not less than 400mm under a
timber floor bearer and 500mm under a concrete floor clearance and areas not
accessible from a 3.6 metre ladder. The following items are excluded from the report
unless you have given us additional written instructions to the contrary: room sizes,
boundaries, easement, covenants and the like minor points that are patently obvious
or have no structural significance, geological condition as to foundation soil
condition, nor does it cover the conditions of concealed plumbing, electrical, gas or
motorised appliances and all items listed in Appendix A, paragraph A2.3 of the
Australian Standard AS 4349.1 - 1995.
11. If a verbal report is given we shall not be held responsible for any matter whatsoever
should the applicant misconstrue and/or fail to understand such verbal report.
12. Where large structural retaining walls are in service to a property a special purpose
building report will be required by a structural engineer. No comments are provided
in this report as to whether an engineer is required or not.
13. No inspection for asbestos was carried out at the property and no report on the
presence or absence of asbestos is provided. If during the course of the Inspection
asbestos or materials containing asbestos happened to be noticed then this may be
noted in the general remarks section of the report. Buildings built prior to 1982 may
have wall and/or ceiling sheeting and other products including roof sheeting that
contains Asbestos. Even buildings built after this date up until the early 90s may
contain some Asbestos. Sheeting should be fully sealed. If concerned or if the
building was built prior to 1990 you should seek advice from a qualified asbestos
removal expert as to the amount and importance of the asbestos present and the
cost of sealing or removal. If asbestos is noted as present within the property then
you should seek advice from a qualified asbestos removal expert as to the amount
and as to the amount and importance of the asbestos present and the cost of
sealing or of removal. Drilling, cutting or removing sheeting or products containing
asbestos is a high risk to people’s health. You should seek advice from a qualified
asbestos removal expert.
Page 90
14. Mildew and non-wood decay fungi is commonly known as mould. However, mould
and their spores may cause health problems or allergic reactions such as asthma and
dermatitis in some people. No inspection for Mould was carried out at the property
and no report on the presence or absence of Mould is provided. If in the course of
the inspection, Mould happened to be noticed it may be noted in the general
remarks section of the report. If Mould is noted as present within the property or if you
notice Mould and are concerned as to the possible health risk resulting from its
presence then you should seek advice from your local Council, State or
Commonwealth Government or a qualified expert such as an Industry Hygienist.
We appreciate the opportunity to inspect this property for you. Please contact us if you
have any further inspection requirements or any queries in relation to this report.
This inspection was carried out by Adam Clissold

Mobile: 0406 519 306
Accreditation Number 02362
Building Consultant Licence BC916
Childs Property Inspections Building Consultant Company Licence BC 981
Page 91

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Dilapidation Building Report

Client: RIZZANI DE ECCHER LEIGHTON JOINT

Property Inspected: 1 HARRIS STREET, GRANVILLE

Inspection Date & Time: 13 DECEMBER 2017 AT 10.00AM

Report Number: 1908060D

PH 9525 2999 • FAX 9525 8999

Building Inspections • Pest Inspections • Strata Inspections • Thermal Pest Inspections

The purpose of this inspection is to provide a report on the current structural

Recent Weather Conditions: Dry

The areas inspected were: • Building interior

General view – existing condition of right hand side timber 3038

General view – concrete ground floor with various typical 3094

General view – front left hand side elevation. 3126

External: Photo No.

13 December 2017 – New work has been completed since 1151

General view – front left elevation. 3016

13 December 2017 – New work has been completed since 1152

General view – front right hand side elevation. 3021

13 December 2017 – Building has been rendered since previous 1157

General view – rear right hand side elevation. 3024

13 December 2017 – Building has been rendered since previous 1159

General view – concrete driveway to right hand side – showing 3027

13 December 2017 – no change. 1162

General view – existing condition of right hand side timber 3038

13 December 2017 – Fence has been covered with a masonry 1172

General view – brickwork to rear right hand side boundary. 3041

13 December 2017 – Wall has been rendered. 1175

General view – rear elevation to lower and upper levels. 3044

13 December 2017 – Walls have now been rendered. 1178

13 December 2017 – Restricted view due to scaffolding. 1183

13 December 2017 – Restricted view due to scaffolding. 1187

13 December 2017 – Restricted view due to scaffolding. 1191

General view – rear elevation concrete pathway. 3061

13 December 2017 – no change. 1193

General view – front entry verandah, however concealed by 3063

13 December 2017 – no change. 1194

General view – front bay window elevation. 3067

General view – front entry hallway, right hand side. 3070

General view – upper stairwell. 3075

General view – lower stairwell wall. 3077

General view – rear right hand side wall. 3079

General view – rear elevation. 3083

General view – rear left hand side wall. 3086

General view – front left hand side wall. 3090

General view – concrete ground floor with various typical 3094

13 December 2017 – no change. 1213

General view – concrete staircase to upper level. 3103

13 December 2017 – no change. 1221

General view – upper level of property which is concealed by 3105

13 December 2017 – no change. 1222

General view – front elevation. 3107

General view – upper front verandah. 3110

13 December 2017 – no change. 1226

General view – front right hand side wall. 3113

General view – rear right hand side wall. 3116

General view – rear right side elevation. 3119

General view – rear left side elevation. 3121

General view – rear left hand side elevation. 3123

General view – front left hand side elevation. 3126

4. CONSUMER COMPLAINTS PROCEDURE. In the event of any controversy or claim

8. No liability shall be accepted on an account of failure of the Report to notify any

This inspection was carried out by Adam Clissold

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