BSP Consultants Blog

BSP Consultants Blog http://bspconsultants.com.au/index.php/blog/ Keeping decking safe: Tips for annual inspection & maintenance http://bspconsultants.com.au/index.php/blog/keeping-decking-safe-tips-for-annual-inspection-maintenance/ An outdoor deck is a charming addition to any home, but annual maintenance and inspections are required to ensure the safety of the structure. Moisture, heat, parasites, poor construction and overloading are all circumstances that can turn a seemingly harmless space into a hazardous, life-threatening danger zone. 
In fact, <a href="http://www.abc.net.au/pm/content/2014/s3976193.htm">a recent investigation</a> into deck safety by ABC News revealed that there are an estimated 12,000 unsafe decks throughout Australia!
Here’s how you can ensure your deck is safe and can be enjoyed by your family for the year to come.
<h2>Moisture damage</h2>
Deck planks that take on any amount of seasonal moisture can become saturated - almost like sponges. This swelling effect loosens the grip of the screws that hold the planks in place, and as the cycle of expanding and contracting repeats, the planks can become completely unattached. You can get the jump on rainfall by <a href="http://boston-decks-and-porches.com/2010/05/02/eight-tips-for-maintaining-your-mahogany-deck/">treating deck floors</a> with penetrating <a href="https://www.youtube.com/watch?v=uvn2mhPFjMQ">oil treatments</a> that prevent wood from absorbing water.
This should be done soon after the deck is built and once yearly thereafter. Using treated wood for deck construction is also essential, as is assuring that there is a "spacer" between each plank that will allow water to seep through rather than accumulate between each length of wood.
<h2>Heat damage and warping</h2>
The ultraviolet rays of the sun beat down on your deck, first bleaching out the colour of the wood and eventually drying the planks to a point where they begin to warp.
This means gradual twisting and bending, a force of pressure that over time will loosen the fasteners, resulting again in wobbly planks. Pressure treated wood is more durable than wood with no treatment, so choosing this for building will ensure that a deck lasts longer before maintenance is needed. For an existing deck, it is essential to<a href="https://www.youtube.com/watch?v=3D2Dynuvg10"> stain the wood</a> as needed to protect it from the sun, almost like applying sunscreen. 
<h2>Timber rot &amp; infestation</h2>
Decking planks that are neither oil-treated treated nor stained can become host to certain strains of Decay fungi. This is especially true in exposed wood that sees moderate degrees of temperature, rain and sun. This fungus feeds on the wood itself, breaking down the cellular structure of the material and systematically weakening each plank, post and support joist.
Furthermore, the wood actually shelters the fungi, protecting it from the elements and allowing it to proliferate. Repel fungi by using pressure treated wood that is harder to penetrate and by oil treating and staining your deck on a regular basis.
Coincidentally, fungi-proof wood is also set to repel termites, which if given the chance can turn an outdoor deck structure into a death trap. There are additional salt and creosote treatments you can apply to wood before building that repel termites. Exposed wood should be inspected and handled by a professional to detect and deter any termite activity. 
<h2>Substandard Construction</h2>
A free-standing deck that does not rely on the structure of a building for support is <a href="http://www.fairtrading.nsw.gov.au/biz_res/ftweb/pdfs/About_us/Whats_new/Deck_and_balcony_safety_guide.pdf">fundamentally safer</a> than a deck that is fastened to the house. Decks that attach to housing can trap moisture where the ledger joist meets the home exterior, resulting in wood rot and eventually to a collapsing situation. Many times attached decks are done so improperly, using nails instead of lag bolts and bolt connection points that do not involve enough steel through solid wood.
Other trouble spots can be the posts and footing that support the deck, the lateral bracing that keep it from moving side to side, the outer ledger, joists and joist hanger that all support the deck planks you stand on.
A licensed building inspector (like us here at BSP Construction consultants!) can inspect a deck <a href="http://www.bspconsultants.com.au/residential/under-construction-building-inspection/">during construction</a> to ensure safety. A poorly built deck such as the one in the ABC News profile can result in more than one tragedy if it's party time and there are dozens of people loading the structure with weight. 
<h2>Regular inspections &amp; maintenace </h2>
Don't leave the safety of family and friends to chance. Taking precautions will ensure your deck is a place for worry-free enjoyment. It’s always a good idea to get a professional eye to inspect your decking as well as issues throughout the home at annual intervals to ensure small issues are identified and fixed early, so they don’t become dangerous defects down the road. If you would like to book a <a href="http://www.bspconsultants.com.au/residential/building-maintenance-and-defects-report/">building maintenance and defects report</a> for your home <a href="http://www.bspconsultants.com.au/contact/">get in touch with us</a> today! Mon, 13 Jul 2015 10:11:51 +0100 http://bspconsultants.com.au/index.php/blog/keeping-decking-safe-tips-for-annual-inspection-maintenance/ Cracks in your walls: when to worry and when to ignore http://bspconsultants.com.au/index.php/blog/cracks-in-your-walls-when-to-worry-and-when-to-ignore/ Whether your home was built two years ago or thirty two years ago, you may have noticed cracks in the walls, especially here in Western Australia where nearly everything is built on sand!
Spotting a crack in the wall can cause panic, but they are not always a cause for concern. Small, hairline cracks in the plaster or paint of the wall are actually quite common.
So, how do you know whether the crack in your wall is a cause for concern, or if it can be repaired with a quick fix?
<img class="leftAlone" src="http://bspconsultants.com.au/index.php/assets/_resampled/resizedimage600400-concerning-crack-in-perth-home-walls.jpg" title="concerning crack in perth home walls" width="600" height="400" alt=""/>
<h2>When can I ignore a crack in my wall?</h2>
Several factors play a role in determining the seriousness of a crack in your wall, including the age of your home, the material it’s built on, the size of the crack, whether moisture is involved, etc.
All buildings expand in the heat, particularly in the hot summer months in Perth, and they contract when it’s cold, during the winter months. It is normal for all of the parts of a home to move and adjust when these changes occur - and your home should be built to withstand these changes.
Small, hairline cracks that only go as deep as the paint are not a cause for concern and they will not affect the structure of your home. They can usually be fixed with a little bit of sanding, cleaning, possible caulking and repainting.
Narrow vertical cracks, especially those that begin near the joint between the wall and the ceiling, are usually caused by the settling of the home. Again, these are especially common in WA, where homes are often built on soil that is primarily made up of sandy material. Repairing these cracks is usually not costly, and you can do so on your own with some filler, a sander and paint.
If you are unsure whether or not you should worry about a crack in your wall, always call a professional inspector, or <a href="http://www.bspconsultants.com.au/commercial/strata-building-maintenance-and-defect-report/">have your landlord call a professional</a>, just to be safe.
<img class="leftAlone" src="http://bspconsultants.com.au/index.php/assets/_resampled/resizedimage600402-crack-in-home-wall-perth.jpg" title="crack in home wall perth" width="600" height="402" alt=""/>
<h2>When should a crack in the wall concern me?</h2>
Wide cracks (wider than 2-3 millimetres) should always be a cause for concern, especially those that are horizontal, and those that are in foundation and support walls. Usually, when caught early, fractures in a foundational wall can be repaired, but they will likely require a professional.
Cracks that run diagonally, close to a 45 degree angle, are also a reason to be concerned. They are often caused by water damage, severe shifting or extreme structural issues. Like horizontal cracks, these issues are always easier to deal with if they are caught and treated early rather than waiting for more damage.
<h2>The age of the home</h2>
While most cracks due to settling occur in the first few years after a home is built, climate change through the seasons can add excessive moisture or dry out the land on which a home is built or the materials with which it was built, causing cracks later in the life of a home. When this happens, your neighbours are likely to experience wall cracks similar to yours.
<h2>What should I do when I notice concerning cracking in my walls?</h2>
If you notice wall cracks that you can repair, do so as soon as possible to keep on top of the maintenance and to retain the value of your home. If you have any questions, it is always best to contact a professional inspector and repair person to assist you.
When you notice a concerning crack, check the doors and windows in your home. If they stick more than they have in the past, it could be a sign of excessive settling or damage to the foundation, especially if the hardware is not too old. Call a professional immediately to carry out a <a href="http://www.bspconsultants.com.au/residential/building-maintenance-and-defects-report/">building maintenance and defects inspection</a>.
Remember that if you have any questions, we are <a href="http://www.bspconsultants.com.au/contact/">here to help</a>!
 Tue, 16 Jun 2015 09:25:06 +0100 http://bspconsultants.com.au/index.php/blog/cracks-in-your-walls-when-to-worry-and-when-to-ignore/ Building Stage Inspections: What to look out for at each stage of the building process http://bspconsultants.com.au/index.php/blog/building-stage-inspections/ Depending on who you talk to, there are up to 13 stages for building a home. These stages represent a lot of work, and unfortunately, a lot of opportunities where things can go wrong.
Of course, all of these stages don’t carry the same risk, and some can be grouped together. For simplicity, these 13 stages can be combined into the following five stages:
<ul><li>Slab</li>
<li>Walls</li>
<li>Roof</li>
<li>Lock up stage</li>
<li>Pre-handover</li>
</ul>Undertaking inspections during these stages can help you uncover issues while they can still be easily addressed.
To help keep your construction project on track, and to ensure your house turns into a safe and durable home, keep an eye out for these potential issues at each stage of the construction process.
<img class="center" src="http://bspconsultants.com.au/index.php/assets/_resampled/resizedimage600457-under-construction-inspection.jpg" alt="under construction building inspection" width="600" height="457" title=""/>
Slab Stage (Foundations)
As an early stage, and one that the rest of the construction depends on, it’s essential to get the slab and foundations right.
When inspecting you need to check that:
<ul><li>The slab is the right grade slab as required to support the structure</li>
<li>That drainage and other infrastructure underneath the slab have all been constructed in accordance with the plan</li>
<li>The finish is acceptable and not susceptible to flooding.</li>
<li>The slab position on the site is correct.</li>
<li>The slab perimeter measurements are in accordance with the plans.</li>
</ul>Inspecting the slab ensures there will be no underlying issues with the home, and there will be less risk of issues like flooding, subsidence and cracked walls.
<h2>The walls and roof</h2>
The walls of the building need to be measured to check they are constructed as per the plan, as these form structural support for the roof framing or second storey floor slab.
While the roof frames and trusses are generally a quick process in modern building, as they are usually semi-prepared off-site, you still need to make sure that they are installed correctly and materials are up to standard.
The roof, in particular carries significant risk. A builder will try and get the roof on as quickly as they can to protect the rest of the building. This fast work can result in construction issues and poor workmanship.
Key issues to look out for include:
<ul><li>Inferior workmanship: If your roof is not installed or constructed correctly, then it greatly increases the chances of future problems such as leaks. Make sure beams are even and level, and that tiles or roofing is securely in place</li>
<li>Roof leaks and water: Check to see if there are any areas that your roof may leak in, or pool water, the damage from slow water leaks can be significant over time</li>
<li>Framing: Ensure that the framing is even before tiles or roofing material is put in place can help ensure your roof is even and functions as it should</li>
</ul>Having an inspection at this stage can ensure that you roof is in perfect working order, or provides you with enough time to ensure the builder makes appropriate changes.
<h2>Lock up stage</h2>
While your house may be starting to look complete, there is still a lot of work that needs to be done and inspected.
Key areas to look at include:
<ul><li>Plastering: look for cracks in the plaster, and shoddy workmanship at joins</li>
<li>Wiring: make sure that all lights and electrical sockets work, and inspect wiring to make sure it is up to standard </li>
<li>Plumbing: make sure everything works as it should and that there are no cracks or potential blockages</li>
<li>Installation: make sure no shortcuts have been undertaken and that everything has been installed correctly.</li>
</ul>Additionally, make sure that all sockets and light fittings match the plan, and ask the builder to rectify if they don’t. It’s not uncommon for shortcuts to be taken.
<h2>Pre-Handover</h2>
This is the most important inspection stage as it’s the last chance you have to ensure that your building is up to standard and fit for human habitation.
Key risks to look for at this inspection stage include:
<ul><li>Finishes, materials and workmanship: You need to ensure these are consistent with plans and up to standard</li>
<li>Bathroom and kitchen fittings: Ensure that all are included and in accordance with the plan</li>
<li>The home is complete: All extras and finishes have been included.</li>
</ul><h2>A professional opinion</h2>
Some of these issues are easy to check yourself, while others require a trained eye and a professional touch – if you think there might be some issues or would like the peace of mind of a professional <a href="http://www.bspconsultants.com.au/residential/under-construction-building-inspection/">under construction building inspection</a> (aka building stage inspection), don’t hesitate to get in touch with BSP for a discussion and free quote.
As independent experts in the building industry, we will be able to ascertain the issue, potential risks and most importantly outline the right path to rectify the problem. Your home is the biggest investment and financial cost in your life. Don’t leave it to chance, <a href="http://www.bspconsultants.com.au/residential/book-online-now/">contact BSP today</a>.
 Mon, 20 Apr 2015 10:36:41 +0100 http://bspconsultants.com.au/index.php/blog/building-stage-inspections/ Prepare Your Home for Western Australia's Storm Season http://bspconsultants.com.au/index.php/blog/prepare-your-home-for-western-australia-s-storm-season/ Western Australia’s storm season is coming up from May to October, and with high winds, rainy days and severe storms that may bring hail, the weather has the potential to damage your home or commercial property. This risk is especially high for properties that may already have issues on the roof covering, gutters and drainage systems.
Preparation is the key to maintaining your home and preventing weather-related damage throughout storm season, so Perth and WA homeowners have two months from now to get any potential problems resolved. Getting the work done in advance will keep homes protected through the worst of the season.
Follow this checklist below to get all the essentials covered – and keep your investment protected.
 
<img class="center" src="http://bspconsultants.com.au/index.php/assets/_resampled/resizedimage300225-Western-Australia-WA-Perth-Storm-Season.jpg" alt="Western Australia WA Perth Storm Season" width="300" height="225" title=""/>
 
<h2>Check the Roof for Leaks</h2>
The last thing you want to worry about during a rain or hail storm is a leak in your roof. That water will find its way into your ceiling, walls and floors. Even worse, water in hard-to-access areas of your home makes a bad situation for potential mould growth. You could very likely end up with a mould problem that could risk you or your family’s health.
Water damage is a cascading onslaught of effects that no one wants to endure. Don’t let your own home end up this way. Checking your roof for leaks or wear and tear is a crucial first step in weather preparedness. If you’re not sure what to look for, a <a href="http://www.bspconsultants.com.au/residential/building-maintenance-and-defects-report/">building maintenance and defects report</a> from a professional building inspector (like us!) will give you a thorough analysis of your roof’s condition.
 
<img class="center" src="http://bspconsultants.com.au/index.php/assets/_resampled/resizedimage300225-inspect-your-roof-before-a-storm.jpg" alt="inspect your roof before a storm" width="300" height="225" title=""/>
 
<h2>Clean or Repair Gutters &amp; Downpipes</h2>
Gutters are a surprisingly common area of the home to sustain damage or cause other difficulties during the stormy season. Even worse, leaves, dirt and other debris can block them and cause water backups. If these backups occur on your roof, you’re increasing the risk of a potential roof leak or flood. Make sure that all your gutters are clean and clear and none of them are damaged, corroded or fallen away from your home.
Additionally, downpipes must be checked to guarantee they are functioning properly. Even a minor blockage could lead to major flooding and water damage in a heavy downpour. Also ensure the downpipe is still correctly aligned to meet with the drain on the ground. If the downpipe has become dislodged from the wall and the water does not pour into the drain it could cause flooding around the home, or even flooded foundations, which would bring a whole host of other issues if left unchecked.
 
<img class="center" src="http://bspconsultants.com.au/index.php/assets/_resampled/resizedimage300225-inspect-gutters-and-downpipes-before-a-storm.jpg" alt="inspect gutters and downpipes before a storm" width="300" height="225" title=""/>
 
<h2>Ensure Your Insurance Coverage is Adequate</h2>
If a storm brings down a tree that damages your home, do you know if your insurance covers the repair costs? Questions like these are what you need to ask yourself now, before any sort of situation develops. Take some time to review your insurance information and coverage – including information like deductibles, total payout amounts and what is and isn’t covered. If you need to add additional coverage, do it now before it’s too late.
 
<img class="center" src="http://bspconsultants.com.au/index.php/assets/_resampled/resizedimage250166-Insurance-for-storm-season.jpg" alt="Insurance for storm season" width="250" height="166" title=""/>
 
<h2>Assess Trees for Damage Risk to Your Home</h2>
Old or large trees near your home may carry an extra risk during strong winds and other inclement weather. All it takes is one branch to fall, damage your roof and cause a leak that floods your home. If the rain is severe, arranging emergency repair services will be the last thing you want for you and your family.
Assess the condition of trees and branches on your property and remove loose branches and leaves now before they fall onto your house or clog your gutters and drains. If necessary, consult a tree removal agency if you have a tree that may become a falling risk.
 
<img class="center" src="http://bspconsultants.com.au/index.php/assets/_resampled/resizedimage300200-Inspect-trees-around-the-property.jpg" alt="Inspect trees around the property" width="300" height="200" title=""/>
 
<h2>Have a Professional Inspection for Peace of Mind</h2>
It’s always important for property owners to check the basics before weathering the wind, rain and hail. But sometimes getting an expert perspective from a trained professional is an even better idea. A <a href="http://www.bspconsultants.com.au/residential/building-maintenance-and-defects-report/">professional home inspection</a> will give you a thorough analysis of your home’s condition. Even better, it will give you peace of mind that your home is ready for whatever weather it may be hit with during the stormy season, or the right instructions to give to a maintenance professional if some upkeep is required. Wed, 11 Mar 2015 11:47:04 +0000 http://bspconsultants.com.au/index.php/blog/prepare-your-home-for-western-australia-s-storm-season/ Building Subsidence: What is it and how does it impact property value? http://bspconsultants.com.au/index.php/blog/building-subsidence-what-is-it-and-how-does-it-impact-property-value/ Subsidence can affect property value, it can affect your insurance rates, and it can involve a lot of risk when it comes to purchasing a home.
<h2>What is Subsidence?</h2>
Generally defined, subsidence is when an area of land begins to compress or sink into the ground. When it comes to real estate, if the sinking area of ground is also part of the ground that supports a building or a home (the foundation), it can cause extensive structural damage to the building.
Subsidence can be caused when a home is built on certain materials, or an area with plenty of moisture in the ground, and that moisture is somehow removed. If the water level drops for any reason, and the house is near a plant that requires a lot of moisture, like a large tree, or built on a material like clay or sand, the ground can contract, resulting in subsidence. This issue is of particular importance here in Perth and wider Western Australia where much of the earth is made up of sand.
Excess water from a leak, flood, or excessive precipitation can also wash away the ground near the foundation of a building, which is another form of subsidence.
<h2>What is Underpinning?</h2>
When an additional foundation is laid underground to provide additional support to a building, it is called underpinning.
Underpinning can help to prevent or rectify subsidence, but it is always better to catch the problem as soon as possible. Underpinning can prevent a foundation from moving further than it has, but it can also be expensive and time consuming.
Not every building that has been affected by subsidence will need underpinning.
<h2>What Issues Can Subsidence Cause?</h2>
The main issue that can be caused by subsidence is damage to the foundation. As the foundation of a home is damaged, it can cause cracks in both the interior and exterior of the building walls, whether it’s in the exterior brick or the interior drywall. If your foundation has been impacted, you may notice the following signs in your home.
<ul><li>Cracks around doors or windows</li>
<li>Large wall, ceiling and floor cracks.</li>
<li>Difficulty opening doors or windows for no apparent reason</li>
</ul>While some settling and cracks are normal, the ones that may indicate subsidence are usually deeper, diagonal, and appear at weak spots in the structure of your home. They may tend to appear when the weather is especially dry.
<h2>How does subsidence affect property value?</h2>
If subsidence has affected your home to the point that it needs to be repaired, underpinned, or is no longer safe to live in, the value of your home can decrease. However, in most cases, it does not get to that point.
The big issue when it comes to a home that suffers from subsidence is in insurance costs. If you try to sell your home, the cost of a new buyer insuring the home may mean that buyers are limited.
You may have options (other than lowering the cost of your home) when you’re trying to sell. For example, if subsidence was caused by a large tree or another plant - remove it. Proof that subsidence is no longer an issue for your home can also give you more options when it comes to insuring it.
<h2>Should you buy a home with subsidence history?</h2>
Generally speaking, if you find a home with a history of subsidence, it’s important to find out what caused subsidence, and whether it has been remedied. You’ll also need to discuss <a href="http://www.bspconsultants.com.au/residential/indemnity-insurance-inspections/">the cost of insuring the home</a> with an insurance professional.
You may ask a building inspector, like us here at BSP Construction Consultants, to come to the home, evaluate the subsidence issue and determine whether the cost works with your budget. A home that has suffered subsidence or even one that has gone through underpinning is not necessarily a bad deal. However, make sure that you are not purchasing a home that is going to cost so much in insurance and repairs that you can’t afford it. In this case it’s best to have this covered in your <a href="http://www.bspconsultants.com.au/residential/pre-purchase-building-inspection/">pre-purchase building inspection</a>. Wed, 11 Feb 2015 16:20:06 +0000 http://bspconsultants.com.au/index.php/blog/building-subsidence-what-is-it-and-how-does-it-impact-property-value/ Glossary of Building Inspection Terms http://bspconsultants.com.au/index.php/blog/glossary-of-building-inspection-terms/ When you need a <a href="http://bspconsultants.com.au/index.php/residential/">residential</a> or <a href="http://bspconsultants.com.au/index.php/commercial/">commercial</a> building inspection and report, you bring in the professionals like BSP Construction Consultants to look into all the technical details for you.
We do our best to provide a clear and easily-understandable report, but if you’re unfamiliar with some building terms it might get confusing when you’re reviewing the report at home. You may need a little background info, so check out the following terms to help you out if you’re a little confused.
DWV (drain waste vent) - The DWV provides a way for waste from water and sewage gasses to exit a building.
Eaves - Eaves are extensions of the roof that create an overhang outside of the building.
Electrical Conduit - Electrical conduit is a pipe system that encases electrical wires. Usually made of metal or plastic and is intended to protect and direct the wiring.
If there are any other terms in your report you’re unsure of just give us a call. One of our staff will be happy to help, and we will update this resource as any queries arise.
Fascia - Fascia are attached to a rafter or truss, and provide support to the roof gutters. If there is an eave, the fascia is fitted to the outside edge of the roof eave.
Footings (and Floors) - The footings of a structure are part of the foundation. Footings consist of concrete that are installed below the first level of the building that support the foundation walls.
Foundation - The foundation of a building is the structure below the ground level construction, including footings. The foundation supports the building.
Joist - Joists are parallel beams made of timber or steel, and support walls ceilings and floor linings.
Load Bearing Wall - Bearing walls support additional weight and are critical to the structure of the building.
Plumbing gully - Plumbing gully is a sewer drain outlet that other outlets run into such as bathroom of kitchen outlets. The gully provides an outlet for sewerage in the event of a blockage.
Rafter - Rafters are made of timber or steel, and are intended to support the roof sheeting. Rafters can make up trusses, or they can make up flat roofs.
Roof Truss - A truss is the supporting framework for a roof, and is usually made from a series of triangular frame supports. There are several types of trusses, like a girder truss and a scissor truss.
Scissor Truss - A scissor truss has two chords that cross each other on the bottom of the truss, similar to the way an open pair of scissors looks. It is intended to both support a pitched roof and to create a sloped or raised ceiling.
Screen Wall – screen walls do not support additional weight and are also called non-bearing walls.
Sewer Stack - A sewer stack is a vertical pipe run that conveys sewer from multiple floor levels to ground.
Strut – A strut is an upright roof member that provides support to roof beams to ensure the shape of the roof frame remains straight and without deflections.
Subsidence - Subsidence, when used in relation to buildings and inspections, refers to the sinking of the earth below or near a building. It can cause the foundation to weaken, or affect the structure itself.
Underpurlin beam – An underpurlin beam is a roof member that runs across the underside of the roof rafters and transfers support from the struts to prevent the rafters from deflecting under the weight of the roof frame and covering.
Water Table - This will tell you the location of the underground water and the distance from that water to the ground surface. Thu, 15 Jan 2015 01:29:03 +0000 http://bspconsultants.com.au/index.php/blog/glossary-of-building-inspection-terms/ Home Renovation Planning Checklist http://bspconsultants.com.au/index.php/blog/home-renovation-planning-checklist/ Summer is coming; the warm weather is here, and that means it is the perfect time of the year to work on the house. Are you ready to start a new home renovation project? Whether you have done one before or not, there are several things that are important to keep in mind during the planning stages of your project.
<h2>Do it Yourself, or Hire a Contractor?</h2>
For some people, the answer to this is obvious, one way or the other. Consider your options by asking yourself a few questions and getting quotes from professionals you may consider hiring.
<ul><li>What renovation skills do you have? If your project includes plumbing, electrical work, adding walls or windows, painting, or insulation, how much experience do you have in any of these areas?</li>
<li>How much time or money do you have to spend? Hiring a contractor can, in some cases, be faster. You will spend less of your own time, but a contractor may not be immediately available, and you may need to be around to supervise the contractors. Contractors will likely be more expensive than doing the project yourself, but doing it yourself requires your time spent working on the renovation.</li>
<li>Do you have the required tools? Consider what tools you will need to do the project, whether you need to buy tools, rent tools, borrow tools, or if you already own the tools. If you do, or plan to do more related projects in the future, the cost of purchasing tools may factor into those projects as well.</li>
</ul>After considering your skills, tools, time and money, if you still have not come to a conclusion, remember that you can do some of the renovation on your own and consult professionals for parts of it. If you know how to do windows, walls, and floors, but struggle with plumbing and electrical, consider only hiring professionals for those systems.
<h2>What is your Renovation Budget?</h2>
Many details of your project cannot be finalised until you know your budget. Consider both time and money that you can afford to spend on your renovation project.
Factor in all of your costs. Renovation costs include the cost of hiring professionals, tools and materials needed to complete the project, any insurance needed to complete the project, and the cost of time spent away from work or family to complete the project.
The more you do yourself, the more time and less money you will spend. The more you leave to professionals, the more money and potentially, less time you will spend.
If you’re working on a big reno project like a ‘fixer up’ home you’ve purchased it can help to get a <a href="http://www.bspconsultants.com.au/residential/pre-purchase-building-inspection/">professional building inspection</a> before you begin. This will unveil all the absolutely necessary fixes that are needed to make the home liveable, and you can take the building report to a contractor so they can give you an accurate quote for each item – perfect to start planning your budget.
<h2>What Permits or Insurance do You Need?</h2>
Whether you choose to do your renovation project on your own, or you are hiring a contractor, it is important to check with your local building or permit office to make sure that your renovation is up to code, meets all inspections, and that you have the required permits to complete the project. The renovation will need to be structurally sound, and things like supporting walls and safety features will need to be considered. You may need a permit before you start, and an inspection after you finish.
Depending on who is completing your remodeling project, you may need insurance to cover premises liability, contractors who are injured, errors, disasters or vandals who damage your project before it is completed. Discuss insurance with a local insurance agent, or with your contractor if you choose to hire one.
<h2>Asbestos Inspections</h2>
In Australian buildings, asbestos is common – particularly in buildings erected before 2000. While we know today that asbestos is unhealthy and it is no longer used in construction, a renovation project in a building that does contain asbestos can be a danger to those doing the renovation, and those living or working in the home after the renovation if the asbestos is unburied or disturbed.
If you think you may have asbestos in your home, or if you’re unsure whether or not your home was built before the year 2000, it pays to get an <a href="http://www.bspconsultants.com.au/residential/asbestos-materials-inspection/">asbestos material inspection</a>. This will let you know where the asbestos is located in your home, how much there is and in what state the asbestos is, if it needs to be removed and how removal can happen, and advice on how to remove it.
If you have asbestos in your home, you can either have it removed, or you will need to make sure that it is not disturbed during the renovation process.
Once you’ve covered these areas and made all relevant decisions you’re ready to start on the more fun aspects of the home renovation – choosing designs, colours, decoration and finally enjoying your new addition or remodelled room!
 
Do you require a <a href="http://bspconsultants.com.au/index.php/residential/pre-purchase-building-inspection/">building inspection</a> or <a href="http://bspconsultants.com.au/index.php/residential/asbestos-materials-inspection/">asbestos inspection</a> in preparation for your renovation project? <a href="http://bspconsultants.com.au/index.php/contact/">Contact us</a> today to book one in! Wed, 03 Dec 2014 02:43:10 +0000 http://bspconsultants.com.au/index.php/blog/home-renovation-planning-checklist/ What happens if a pre-purchase inspection unveils an issue I can't afford to fix? http://bspconsultants.com.au/index.php/blog/what-happens-if-a-pre-purchase-inspection-unveils-an-issue-i-can-t-afford-to-fix/ <ul><li>Important tips for property buyers when writing an offer</li>
<li>The Sale Contract Building Inspection Clause</li>
</ul>If you’re making an offer on a home and have yet to hire and professional to carry out your <a href="http://www.bspconsultants.com.au/residential/pre-purchase-building-inspection/">pre-purchase building inspection</a>, what happens if the inspection report shows a huge defect that you can’t afford to fix? Is the contract still binding?
It’s extremely important to know about the ‘sale contract building inspection clause’. When writing up an offer to purchase a property and you intend to have a Building inspection performed on the property by a professional consultant, care needs to be taken when wording the clause for this inclusion.
The following information can help you through the process:
<h2>Placing your offer</h2>
Once you have found a property and you intend to write up an Offer to Purchase contract, follow these tips:
<h3>Slow down</h3>
This document does not need to be filled out within 5 minutes of notifying the Real Estate Agent!
<h3>Building inspection inclusion statement</h3>
Include a ‘building inspection inclusion statement’, which would look something like this:
“Subject to satisfactory Building inspection report. Satisfactory meaning, that there is no structural or significant defects found”. A significant defect meaning a building maintenance item that requires extensive repair at considerable cost”.
<h3>Beware Annexure Document Language</h3>
It is not recommended to agree to Annexure documents that state “the Building Inspection clause is complete and the property has no structural defects”. This is risky unless the property has had a pre purchase building inspection done, and you are happy with the findings of the report, prior to the agreeing of the Annexure. These Annexures do not protect the Buyer and can leave you open to repairing costly defects from your own pocket.
<h3>Read Carefully</h3>
It is recommended that you carefully read the Offer to Purchase Contract and that you completely understand the document before releasing to the Real Estate Agent. Once this document is signed amendments to the document will usually not be possible.
<h3>Seek Legal Advice</h3>
It is recommended to seek Legal advice when purchasing a property, as your Lawyer can write up a more suitable sale contract or at least insure you are protected when completing the standard sale contract document.
<h2>Upon Receipt of your Pre Purchase Building Inspection report</h2>
If structural or significant defects are identified by the Building Consultant, and you have included the above clauses in your offer, then you have a couple of options:
<h3>Repair by seller</h3>
The first is requesting the seller repair the items. If they are happy to do so we would recommend that all building defects be repaired by Registered Builders and you obtain receipts for the repairs as your insurance policy that the repairs have been successfully completed.
<h3>Re-Negotiate a price</h3>
The second option, should the seller be unwilling to carry out the repairs before selling, is that you may be able to re-negotiate the sale price to cover the building repairs required.
We recommend obtaining cost estimates for the repairs from Registered Builders prior to re-negotiating a new sale price. This allows you to select a reputable Registered Builder to repair the defect rather than hoping the seller completes adequate repairs. Thu, 13 Nov 2014 04:12:59 +0000 http://bspconsultants.com.au/index.php/blog/what-happens-if-a-pre-purchase-inspection-unveils-an-issue-i-can-t-afford-to-fix/ Home Buyers: How to Negotiate Like a Pro http://bspconsultants.com.au/index.php/blog/home-buyers-how-to-negotiate-like-a-pro/ Whether you’re a first time homebuyer, or it’s been a while since you’ve been in the market, it’s important to know your price range, and to understand how to negotiate with sellers so that you can secure the home you want within your budget.
<h2>Research comparable properties in the area</h2>
A comparable property may be one that is similar in size and condition, in a similar neighbourhood, or the same neighbourhood. Make sure to look at prices of recently sold homes, homes that are currently in escrow, homes that are currently on the market, and homes that were recently on the market, but didn’t sell.
If you find that comparable homes are priced lower than the home you’re considering, or if you find that a similarly priced home didn’t sell or has been on the market for a long time, you may be able to negotiate a lower price. Your real estate agent will have an idea of the local prices, but you will be a more informed buyer if you can do a little bit of research yourself too.
<h2>Your initial offer is a learning opportunity</h2>
You can always offer less than the asking price just to test how the seller will react. Sellers don’t usually expect bids to be at asking price from the get go, but it’s important not to go too low, especially if you’re competing with other buyers. If you really do want the home you have to let the seller know you are serious without bidding higher than necessary. Use other details to entice the seller to take your lower offer, such as giving them the exact closing date they are looking for, offering them details about your loan to ease their mind about your financing, or shortening the inspection period to move the process along.
If you choose to work with a real estate agent, he or she can help you choose an appropriate initial offer. When you’re negotiating, try not to get emotionally attached to the property, or picture your loved ones in the house; it may cause you to lose ground in your negotiations.
<h2>Have the home appraised and inspected</h2>
It is critical to have a <a href="http://www.bspconsultants.com.au/residential/pre-purchase-building-inspection/">pre-purchase building inspection</a>, which could potentially uncover issues with the house that can help you negotiate a better price. An appraiser can value the home after an inspection and let you know what the home is worth - and whether the seller is asking a fair price.
Usually, once the home is under contract, the buyer has a specific time frame in which they can request an inspection. Not only can an inspection help you negotiate a lower price, but it is necessary after the purchase of any building to ensure that it is up to code, and safe for use.
A pre-purchase home inspection can identify problems like mould, broken pipes, a rotting roof, asbestos or other issues the house may have. In some cases, these issues may need to be repaired in order to meet city codes. Common issues that may arise during a pre-purchase home inspection can include:
<ul><li>Plumbing Systems</li>
<li>Electrical Systems</li>
<li>Doors &amp; Windows</li>
<li>Cabinets</li>
<li>Roofs, Gutters &amp; Downpipes</li>
<li>Ceilings</li>
<li>Patios, Decks &amp; Outdoor Extras</li>
<li>Floors</li>
<li>Mould</li>
<li>Heating and/or Air Conditioning Systems</li>
</ul>Essentially, the cost of some repairs may be tacked on to the cost of the house, and it is the buyers responsibility to bring up these costs to the seller. It is possible that the seller will lower their asking price to make up for the cost of the repairs rather than fixing the repairs prior to the sale. Tue, 14 Oct 2014 01:12:09 +0100 http://bspconsultants.com.au/index.php/blog/home-buyers-how-to-negotiate-like-a-pro/ What to do if your property is damaged by flood http://bspconsultants.com.au/index.php/blog/what-to-do-if-your-property-is-damaged-by-flood/ Nature certainly has its beautiful side, but during winter in Western Australia it can have a dark side too. Sometimes, the effort to prepare for the yearly wet storms and flash flooding that effect the region can be futile. No homeowner expects it to happen to them, but if it does happen to you here are the steps you need to follow to make sure the damage (and the cost!) is minimal.
<h2>Minimise the chances of flooding</h2>
As mentioned above, no one thinks flooding is going to happen to them, but with WA’s proneness to storms with heavy and sudden rainfall, it really could happen to anyone. Some small things you can do to prevent your home from flood as much as possible are to ensure the drains near your home are cleared of debris. Sweep up fallen leaves regularly and scoop them from drains and downpipes.
While you probably carried out a building inspection or <a href="http://www.bspconsultants.com.au/residential/pre-purchase-building-inspection/">pre-purchase building report</a> before you moved into your home to identify any areas of the home that might have needed fixing at the time, it’s often recommended to carry out a <a href="http://www.bspconsultants.com.au/residential/building-maintainence-and-defects-report/">building maintenance inspection</a> every couple of years to ensure your home is up to code and will keep you safe in bad weather. In particular checking the roof and ceilings for cracks, the drains for blockages and the foundations for signs of underlying damage.
In addition to this, keep yourself updated about floods. Keep an eye and ear out for news stories in your area and try to understand the likely streams and drainage channels near your home if flooding were to occur.
<h2>Slow Source Flood</h2>
In the case that the flood is slow to enter your home, it may be safe enough for you to locate the source of the flood and to stop it from damaging your home too much. If the water is entering through a cracked or storm-damaged roof try to contain the leak using buckets to collect the water. If the flood is coming in under your door try to stop the flow working further into the home by packing the door with whatever you can find. You’re not likely to have sandbags lying around the home so try old newspapers and magazines or even some old bed sheets.
Next, providing it’s safe to go outside, try to exit the home from another location (e.g. a ground floor window) so as not to open the door and try to safely remove any leaves or coverings from the drains around your home to clear the water.
Finally, for your safety and for the safety of your home, you must turn off all of the electricity. This means that you should locate your home's main power source and shut it down. This will prevent the flooding from causing possible electrocution.
<h2>After the Flood</h2>
Even with prevention and mitigation, flood damage can still occur. In the case that your home has sustained damage, the repair and clean-up process should begin as soon as possible to prevent mould forming in damp floors, ceilings and walls.
To begin the process of your insurance claim you should get an insurance building assessment. An <a href="http://www.bspconsultants.com.au/residential/insurance-building-assessments/">insurance building assessment </a>is crucial to ensure that your insurance company provides you with the correct payout to repair and care for your home's damage. The insurance building assessment will review the areas of your home where the flood damage has occurred, what parts of the home were affected, if there is any structural damage, and whether dangerous materials in the home have also been touched.
Once the report is complete, your insurance company can then provide you with an accurate payout or help building companies to locate the damage and complete the required repairs as quickly as possible so that you can get your life back in order.
Floods are a force of nature, but you should not have to suffer the extent of their damage for longer than you need to. For this reason, using an insurance building assessment can aid you in getting your life back together after a flood. Fri, 11 Jul 2014 00:00:00 +0100 http://bspconsultants.com.au/index.php/blog/what-to-do-if-your-property-is-damaged-by-flood/ Purchasing a Strata Unit or Investment Apartment: Look Out For These Signs Around the Property http://bspconsultants.com.au/index.php/blog/purchasing-a-strata-unit-waning-signs/ When first inspecting a Strata property for sale that you may intend to purchase, it is equally important and recommended that you perform a defect inspection not just on the unit itself, but also on the common property i.e. the overall unit or apartment block in which the unit is situated.
This is because the cost of the Common property’s building maintenance repairs are met by the Strata members, so before you buy a unit you need to be sure your Strata fees will not be hiked up covering repairs to dilapidated common areas.
Areas you’ll need to look at include the carparking areas, general courtyards, tennis courts, pool area, gymnasium, foyers, lobbies, hallways and lifts. The following list of items should be looked over during your inspection of the property.
1. Is there any evidence of any water leaks through boundary walls, retaining walls and suspended concrete slabs?
The carparking areas, especially if they are below natural ground level should be checked for water leaks past the suspended concrete slabs and perimeter walls. If the property has a pool that is on a suspended level, the underside area should be inspected if possible for any water leaks. 
2. Check the walls for large cracks?
The internal and external walls of the buildings, boundary and retaining walls should be visually checked to note any large wall cracks. Cracks that are greater than 2.0mm in width or properties with excessive cracking can be cause for concern and should be further inspected by a qualified Building inspector.
3. Check that the roof downpipes are running to storm water soak well drains
Do a quick walk around the external of the property to check that all roof downpipes are discharging into stormwater soak wells and not just discharging onto the ground. You should also look for any signs of past flooding or excess water flow around the roof downpipe bases as this can be an indication that the soak wells are not suitably sized or require cleaning out, which can be a costly maintenance item. To install stormwater soak wells on an established property can be very expensive, as paving, concrete and garden beds may need to be excavated to install the drains.
4. Are there areas of the common property cordoned off?
This may be an indication of a problem or maintenance repairs. The reason for the areas being isolated should be asked at the time of your site inspection.
5. If you are having a Pre Purchase building inspection done request that the inspector also checks the common property
This may cost slightly more than your standard unit inspection but will be well worth it if it uncovers structural or significant defects to the common areas.
While you should look out for these warning signs at all home opens and sales you attend in order to rule out unsuitable properties at an early stage, it is important to also <a href="http://www.bspconsultants.com.au/residential/pre-purchase-building-inspection/">book a professional pre-purchase building inspection</a> of any Strata unit you are seriously considering purchasing before you sign the papers.
Once you do find a suitable Strata unit that you want to lease, we also offer <a href="http://www.bspconsultants.com.au/commercial/strata-building-maintenance-and-defect-report/">Strata Building Maintenance Inspections and Defect Reports</a> to maintain the status and value of your investment. Tue, 27 May 2014 03:25:46 +0100 http://bspconsultants.com.au/index.php/blog/purchasing-a-strata-unit-waning-signs/ Preparing Your Property for Sale http://bspconsultants.com.au/index.php/blog/preparing-your-property-for-sale/ When putting your property up for sale we recommend you do the following list of items and checks in order to prepare your property for a smooth sale.
1. Do the internal and external ceilings appear level?
The ceilings should look flat and without undulation. Shining a torch across the surface of the ceilings will expose any sagging. It is recommended that any sagging ceilings be repaired prior to the sale listing of your property, as this will be a defect item usually picked up by a Pre Purchase building inspector.
2. Are the walls backing onto the bathroom showers defect free?
The shower walls may be stained or have a differing texture that the neighbouring wall areas. This can be evidence of water penetration through the showers. The shower cubicles will require resealing to prevent further damage. Water penetration through showers is usually a major concern for potential buyers.
3. Clean up and Cut back the Landscaping
Ensure any overgrown or overhanging landscaping is cut back from the home. Overhanging trees can be an entry point for termites and will be noted on any pest inspection reports done on the property at the time of sale. This will help present your property. Poorly maintained landscaping will be a major concern for potential buyers.
4. Clean the roof guttering of all debris
This is a simple task that will ensure the gutters are not overflowing in winter months. Overflowing roof guttering can cause internal water ingress and staining on the external roof eaves lining.
5. Are your boundary fences straight and level?
Boundary fences that are leaning over can usually be straightened by some minor excavation. Trees or shrubs that are causing boundary fences to move should be removed.
6. Check that your smoke alarms are hardwired and interconnected
From May 2014 all residential properties for sale must have the smoke alarms interconnected, so if one alarm is activated all alarms are activated. This alerts the whole property to a fire and not just one isolated area. This item can be done by a licensed electrician.
7. Check that all the electrical lighting and power circuits are RCD (Residual Current Device) protected
This is a mandatory requirement and can be done by a licensed electrician. 
8. Replace all light globes that are not working
As this will remove the assumption, by potential purchasers, that the lights are not working and require electrical investigation.
9. Have your pool and equipment inspected
Your pool equipment can be inspected by your local pool shop to ensure it is in good working order. Any defects can be repaired and a notice of the inspection can be supplied to any potential buyers.
10. Engage a Building inspector
Having a building inspection done prior to the listing of your property for sale will expose any structural defects and major maintenance items that may need to be addressed prior to the sale of your home. Knowing this information and correcting any faults prior to the sale will ensure no sale contracts are cancelled. This report can also be supplied to any potential buyers.
Of course, if you’re unsure of how to spot the signs, want a professional opinion or particularly if you require an official <a href="http://www.bspconsultants.com.au/residential/pre-purchase-building-inspection/">pre-purchase or pre-sale building inspection</a>, then don’t hesitate to get in touch with us. You can even <a href="http://www.bspconsultants.com.au/residential/book-online-now/">book online today</a>! Tue, 27 May 2014 02:58:32 +0100 http://bspconsultants.com.au/index.php/blog/preparing-your-property-for-sale/ Is that house a no-no from the get-go? Renovation Costs for ‘Bargain’ Homes http://bspconsultants.com.au/index.php/blog/renovation-costs-for-bargain-homes/ Buying a cheap house to renovate and turn into your dream family home or turn over for a profit can be a good investment. However, you need to know how to view a building to be sure the cost of renovation won’t be more than the saving you’re making on the ‘bargain’ price of the house.
The house may seem to be easily fixable at first glance, but it’s always advisable to contract a pre-purchase building inspection before finalising the sale. However, you can’t carry out a pre-purchase inspection on every house you view, so here we outline some warning signs to look out for at the house-hunting stage to tell you if the cost of renovation is going to be prohibitive. 
<h2>Bad drainage</h2>
Renovation cost: High Bad drainage can cause water damage because rain water or drainage from the house stays in one place and doesn’t drain away, allowing it to seep into the home through cracks or even through doors if the level is high enough. It can also damage the foundations of the house, causing it to sink and damaging the structure. Without a professional, the only way to test this is to see if there are any puddles that stand for days on the property after a rain storm. There are three categories of water to look out for, each worse than the last:
<ul><li>Clear water, which is usually just fresh rain water, indicating the drains at the end of the down pipes are blocked, stopping rain water from draining away quick enough.</li>
<li>Grey water, which contains some contaminants. The longer water is left to sit it will turn more grey. This suggests the drainage issue is very backed up.</li>
<li>Black water, which is grossly unsanitary and often contains waste or sewage. This could indicate there is a leaking sewer pipe below the home and will require extensive repair work by a professional plumber.</li>
</ul><h2>Sagging ceiling</h2>
Renovation cost: High If the ceiling is sagging or falling, it is a safety hazard and the repair work cannot be postponed. If the ceiling falls in it would cause irreparable damage to the home, not to mention your family’s safety. It will not be safe to enter the home until this costly issue has been repaired. 
<h2>Water stains</h2>
Renovation cost: Moderate to high Water damage is one of the most serious things that can happen to a home. It can be caused by flooding, leaking pipes, taps and toilets or from rain, finding its way indoors into the walls and ceiling.
Look out for brown stains on the ceiling and walls around sinks and showers, but also look at the ceilings and walls in rooms adjacent to these amenities, as extensive water damage can cause the stains to leak through the plaster. That’s when you know the cost of repair may really outweigh the saving on the buying price.
<h2>Mould </h2>
Renovation cost: Moderate to high Water will not only weaken the structural integrity of the building, it will allow mould and other pathogens to grow freely to contaminate the indoor air. This contamination is especially dangerous for children, pets and people with respiratory problems including asthma, and will need to be repaired ASAP.
<h2>Cracked walls and floors</h2>
Renovation cost: Moderate to high This is a sign that the structural integrity of the foundations of the home have been compromised, but at the same time it’s a difficult one to diagnose without professional help. Since Perth homes are built on sand, slow movement in the foundations is a common occurrence. Therefore, thin crack lines in the paint are to be expected and may not be worrisome, but larger cracks, separating tiles in the floor and off-kilter doorways are sure signs that there is major structural damage. 
<h2>Rotting wood </h2>
Renovation cost: Moderate to high Water damage and termite infestation can cause the wood in door frames and window frames to corrode. While house-hunting, gently pull and squeeze the wood in windows and door frames, and if it gives way or crumbles easily then it’s highly likely these will need to be repaired. Not only will you need to replace the wooden elements of the home, but you will also need to have the home sprayed for termites.
<h2>Pests</h2>
Renovation cost: Moderate to high As well as keeping an eye out for pests, also examine hidden areas in cupboards and crevices to see if there is any tell-tale excrement that is a sure sign there is a pest infestation.
While you may believe the cost of pest removal is low, spraying the pests you can see or leaving out store bought traps is really only a temporarily solution to the problem. While you have killed those in your sight the others have rushed to the queen in the nest for protection and will shortly find another route into the home. Only a professional Licensed pest controller will have the proper chemicals and techniques to full remove an infestation in an environmentally friendly and safe way.
<h2>Sagging roof</h2>
Renovation cost: Moderate Some houses are designed so that structural sagging is not immediately evident. A ceiling that dips and sags is pretty obvious, but a sagging roof line may not be. This type of sagging indicates that the roof frame is failing. Although not as costly as repairing a dipping ceiling, it will be a big and fairly expensive problem to fix and will need to be done before anyone can safely live in the house.
Don’t be fooled by the low cost of real estate. There will always be a reason a house or building is selling below the market value. The seller may realise the huge amount of repair that will be required to make the building usable. With a little care on your part, looking out for the signs mentioned here you can eliminate some buildings just by looking in the right places. 
However, if you feel that you have found a home that you want to buy, make sure to come to us – the trusted professionals at BSP – the carry out a full <a href="http://bspconsultants.com.au/index.php/residential/pre-purchase-building-inspection/">pre-purchase building inspection</a> to ensure you haven’t missed any hidden issues or costs associated with the home. Thu, 13 Feb 2014 01:07:44 +0000 http://bspconsultants.com.au/index.php/blog/renovation-costs-for-bargain-homes/ Why have a Pre-purchase building inspection? http://bspconsultants.com.au/index.php/blog/why-have-a-pre-purchase-building-inspection/ Buying a home is, for the average Australian, the biggest and most important purchase they will ever make in their lives.
Whether you are a first homebuyer; seeking a larger house to accommodate a growing family; or looking for an investment property, buying real estate can be a challenging and at times stressful experience, especially in today’s fiercely competitive property market.
Commissioning a <a href="http://bspconsultants.com.au/index.php/residential/pre-purchase-building-inspection/">Pre-purchase building inspection</a> removes much of this stress. Examining all the structural aspects of a property’s construction, a BSP Construction Consultants Building Report buys you peace of mind; we look at the floors, walls, roof structure, roof covering &amp; space, the plumbing &amp; piping, electrical wiring and all external features such as retaining walls, boundary fences and patios. 
Because we examine the structural integrity of your future home, you can rest assured that any major items will be picked up immediately and your fears concerning smaller maintenance items such as wall cracks, cornice cracks or moisture penetration will be allayed.
Often these problems are only minor and BSP Construction Consultants can recommend the right people to get them repaired quickly and to a high standard. Tue, 17 Dec 2013 06:43:41 +0000 http://bspconsultants.com.au/index.php/blog/why-have-a-pre-purchase-building-inspection/ Do BSP inspect Commercial properties? http://bspconsultants.com.au/index.php/blog/do-bsp-inspect-commercial-properties/ Yes, BSP Construction Consultants staff are highly experienced in the construction and maintenance of Commercial properties.
With several International Resort Construction projects completed by BSP staff in recent years, we are qualified to inspect and report on Commercial property ranging from small investment units to large scale, high rise buildings.
Some common problems BSP finds with Commercial properties include:
<ul><li>Mechanical – Faulty air conditioning services and poor maintenance records.</li>
<li>Electrical services faults.</li>
<li>Plumbing and Drainage faults.</li>
<li>Wall cracks, both internal and external.</li>
<li>Moisture penetration damage.</li>
</ul>If you are experiencing these problems or any others with your Commercial property, <a href="http://bspconsultants.com.au/index.php/contact/">contact BSP Construction Consultants today</a> to arrange a unique quite suited to your requirements. Read more about our commercial inspections here. Tue, 17 Dec 2013 06:42:18 +0000 http://bspconsultants.com.au/index.php/blog/do-bsp-inspect-commercial-properties/ What is a Dilapidation Report? http://bspconsultants.com.au/index.php/blog/what-is-a-dilapidation-report/ Dilapidation Reports are specifically aimed at property owners concerned about the effects of nearby construction on their homes or Commercial holdings.
Dilapidation Reports are usually done in pairs; a stock take of the various cracks or minor faults in a home is performed prior to adjacent or nearby construction.
Then, either during or after the nearby construction has finished, we come back into the property and reassess any further damage to the home.
Photos are taken during both visits and damage inflicted upon your home during the nearby construction can then be pinpointed. A Dilapidation Report is a wise investment in your home’s structural wellbeing the piece of mind they provide is invaluable.
You can read more about our <a href="http://bspconsultants.com.au/index.php/commercial/building-dilapidation-surveys/">Commercial Dilapidation Reports</a> and <a href="http://bspconsultants.com.au/index.php/residential/building-dilapidation-surveys/">Residential Dilapidation Reports</a>. Tue, 17 Dec 2013 06:40:45 +0000 http://bspconsultants.com.au/index.php/blog/what-is-a-dilapidation-report/ What is practical completion? http://bspconsultants.com.au/index.php/blog/what-is-practical-completion/ Practical completion in a home under construction is the final stage just prior to handover, when the home can be declared ready to be “lived in”. To meet this definition, services such as power and gas must be connected and all the appliances must be working. With regard to minor faults such as scratches and chips, whilst the builder is responsible for these items and should be held accountable, for their repair, practical completion cannot be held up due to minor defects.
Usually the Builder will arrange a site meeting at the practical completion stage to list any unfinished works and defect items. From the day of the Practical completion inspection, all the items listed should be completed within 5 to 10 working days. The property should then be re-inspected with the Builder and all items should be re-checked to ensure they have been completed. If you are happy with the property at this final inspection the List of Practical Completion can be signed off and possession can be gained immediately. Tue, 17 Dec 2013 06:39:54 +0000 http://bspconsultants.com.au/index.php/blog/what-is-practical-completion/ What is settlement movement? http://bspconsultants.com.au/index.php/blog/what-is-settlement-movement/ Settlement movement is the normal movement in a property which can be caused by many factors. Settlement movement occurs to some degree in all properties throughout their life.
Contributing factors to the property’s settlement movement are:
<ul><li>The roof structure’s will move slightly due to changes in temperature causing expansion and contraction of the roof framing. This movement can pull or push the walls of the home and cause minor cracking.</li>
<li>The Stormwater drainage around the home can be a major cause for both internal and external settlement cracks. If the property doesn’t have satisfactory stormwater drainage, water can pool around the foundations of the home and cause minor movement in the foundations of the property. Existing Stormwater drainage can also become blocked or fill with soil. If the drains are overflowing in wet weather then they need to be checked for blockages and cleaned out.</li>
<li>Vibrations from neighbouring construction or excavations can cause minor movements in the foundation of an existing home which in turn causes both internal and external cracking.</li>
</ul>Settlement cracks usually appear above and below the window and door frames, around the ceiling cornices and between floors in multiple storey properties. Whilst Settlement cracks do not usually pose structural problems to a property, all cracks should be inspected to determine their cause and ensure they are of no structural concern. Settlement crack repairs should be a part of a property’s annual maintenance plan. Tue, 17 Dec 2013 06:38:41 +0000 http://bspconsultants.com.au/index.php/blog/what-is-settlement-movement/ How to Identify Asbestos Material in Your Home http://bspconsultants.com.au/index.php/blog/how-to-identify-asbestos-material-in-your-home/ Asbestos materials were used in the construction of most Australian homes and commercial properties built prior to year 1987. Unfortunately some Building Companies had stock piles of Asbestos building materials and were still using their Asbestos Material stores up to the year 1990.
<img class="right" src="http://bspconsultants.com.au/index.php/assets/asbestos-material-being-removed-safely.jpg" alt="Asbestos Removal" width="340" height="509" title=""/>
Asbestos is a very hard material and not easily penetrable. Grey, blue or white fibres can be visible in the surface of unpainted material and the material will give off a stone-like sound if tapped using a metal object.
If your property was built in the 80’s and you are concerned about Asbestos material, then some of the areas to look for in your property that may contain Asbestos are:
<h2>1. Ceiling linings</h2>
Both internal and external ceiling linings, joint strips and cornices.
<h2>2. Wall linings</h2>
Both internal and external wall linings. The bathrooms, toilets and kitchens wall linings are most likely to contain asbestos.
<h2>3. Floor coverings</h2>
Vinyl floor covering can contain asbestos.
<h2>4. Boundary fences</h2>
Most boundary fences installed in the 80’s will contain asbestos. The asbestos fibres can be seen on the surface of unpainted and corroded asbestos fence panels.
<h2>5. Roof coverings</h2>
A corrugated roof covering similar to your fencing corrugations may identify asbestos roof sheeting.
<h2>6. Gable roof linings</h2>
The triangle roof features can be lined with asbestos sheeting.
<h2>7. Plumbing Exhaust flues</h2>
The flue (chimney) caps above your exhaust fans can contain asbestos.
<h2>8. Electrical meter box linings</h2>
The black backing boards inside your electrical meter box or fuse board can contain asbestos. The electrical meter and fuse boxes have also been known to be lined in asbestos sheeting.
<h2>9. Structural concrete and steel insulation</h2>
The structural concrete and steel in homes or commercial properties may be coated in an insulation material. This material looks like white Papier Mache and is very brittle to touch and should not be tampered with.
<h2>10. Roof guttering and downpipes</h2>
Many older homes will contain asbestos roof gutters and downpipes. The clips used to fit these materials can also contain asbestos.
<h2>11. Plumbing pipes</h2>
Stormwater pipes, sewer pipes and other service pipes can be known to contain asbestos.
<h2>12. Packing materials</h2>
Broken pieces of asbestos material were used to level flooring joist and roof timbers.
<h2>13. Sheds and Garages</h2>
It is common for older sheds or garages to be built using asbestos materials including the roof covering, wall linings and joiners.
<h2>14. Fire rated doors</h2>
Any fire rated doors including lift doors can contain asbestos.
<h2>15. Ground ducts</h2>
Electrical, telephone and plumbing ground located ducts can contain asbestos. These are usually identified by their grey colour. They are commonly located in or next to your front pathway or near the front boundary of the property.
<h2>Dangers of Handling Asbestos Material</h2>
Extreme care must be taken if handling asbestos material. Asbestos material should not be cut, drilled, broken up or disturbed without the use adequate personal protection equipment. All asbestos material should be handled, removed and worked on by licensed asbestos removal companies. You must be careful not to brush or scratch the surface of asbestos materials if you are trying to self-assess any material at your property. Brushing or scratching the surface of Asbestos material can release asbestos fibres that can be hazardous to person occupying the property.
Loose and airborne Asbestos fibres can be inhaled into your lungs and become lodged, causing irritation to the lung tissue, which can in turn over a long period of time cause cancer. The fibres can be microscopic and you will not know you have inhaled them.
To protect yourself and the other occupants of your property it is recommend you appoint a qualified Building inspector or Consultant to identify any Asbestos material used in the construction of your home or Commercial property. The building inspector should not only identify any asbestos material in or around your property but document its current condition and make recommendations for any maintenance or removal of the asbestos material required. Tue, 26 Nov 2013 03:52:10 +0000 http://bspconsultants.com.au/index.php/blog/how-to-identify-asbestos-material-in-your-home/