Fire separation between basement (Class 10a) and dwelling (Class 1a) absent

ObservationNo fire-resistant separating wall installed between the basement parking (Class 10a) and the Ground Floor dwelling (Class 1a). On-site inspection confirmed no FRL 60/60/60 wall, no masonry alternative, and no tight-fitting self-closing solid-core door at any of the transitions (stair head, lift landing, or any other doorway). The basement and Ground Floor are effectively open to each other via the spiral stair and lift shaft. Note on the design intent: The Graphio CDC drawings indicate that a glass separation wall in the basement was specified — this was not installed at the time of inspection. The non-compliance applies regardless: a glass separation wall would not by itself satisfy NCC HP H6D1 / H6D2 unless it is rated FRL 60/60/60 fire-resistant glazing with the matching frame and door system. Breaches NCC HP H6D1 / H6D2.

RecommendationObtain written confirmation of non-compliance from a registered Fire Safety Engineer or registered building certifier. Raise the non-compliance with the builder / developer in writing under the statutory warranty provisions of the Home Building Act 1989 (NSW). Rectification scope: FRL 60/60/60 separating construction at every basement-to-dwelling transition; tight-fitting self-closing solid-core doors (≥ 35 mm) at every opening; AS 1735.11 fire-rated lift landing doors. Interim risk management: do not store fuel, LPG cylinders or lithium-ion batteries (e-bikes / e-scooters) in the basement; install interconnected smoke alarms throughout; install a CO monitor at the stair head.

Internal spiral stair has no handrail

ObservationThe internal spiral stair connecting the Basement, Ground Floor and Upper Level has no handrail installed on either side. NCC 2022 HP Part 11.2 requires a continuous handrail to at least one side of any stairway with five or more risers or where the total rise exceeds one metre — both criteria are met by this stair across each flight. Spiral stairs are particularly hazardous without a handrail because of the narrow inner-edge going: a misstep at the inner edge results in a fall with no graspable element to arrest the slip. Risk applies to all three flights (basement-to-ground, ground-to-upper) and is highest descending.

RecommendationInstall a continuous handrail along the full run of the spiral stair (basement to upper level), to one side, fixed between 865 mm and 1100 mm above the nosing line, with the rail terminating safely at top and bottom landings. Rail to be continuous through the intermediate Ground Floor landing where practicable. Rail profile to be graspable per NCC HP 11.2 (typically 30 – 50 mm diameter circular section, or equivalent profile that allows full hand closure). Fixings must accommodate the design loads in AS 1170.1 Table 3.3.Retain installer's compliance documentation. Builder to confirm that the internal stair treads are compliant with the NCC for finished slip-resistance performance of the tread, nosing, or landing. Compliance is typically demonstrated by testing to AS 4586, with internal stair treads generally needing a P3 rating in dry conditions.

Historic moisture staining in service / bonding riser

ObservationHistoric moisture staining / efflorescence on the galvanised panel and adjacent pipe; streaked staining down the pipe consistent with prior water tracking. No active water observed.

RecommendationInvestigate source (above-slab penetrations, waterproofing at service chase, pipe joint integrity). Confirm any affected electrical equipment is rated for the exposure; verify equipotential bonding integrity (licensed electrician scope).

Cracks in polished concrete floor slab

ObservationMultiple linear cracks are visible across the polished slab; widths cannot be measured from the photograph but exceed a hairline (>0.3 mm). Consistent with uncontrolled drying-shrinkage cracking or cracking at inadequate control joints. Grinding and polishing of the slab is also extremely poor — the floor shows numerous scour marks and stains, and the slab has not been sealed. The combination of multiple cracks and an unsealed, poorly-finished surface accelerates water and contaminant ingress into the slab.

RecommendationMeasure each crack with a crack-width gauge; install tell-tale monitors and observe over 3 – 6 months. If >0.3 mm and stable, consider epoxy injection. If active or >1.0 mm, engage a structural engineer. Independently, have the slab re-ground / re-polished and sealed to a finish appropriate to a basement-parking environment.

Rust through external door jamb; poor adjacent finishing; missing under-stair door leaf; door frame grouting to confirm

ObservationRust-coloured staining bleeding through the painted external door jamb finish, consistent with corrosion of embedded steel, fixings or a steel lintel behind the paint. Crack at the render-to-jamb interface. The lower gyprock wall adjacent to the door is very poorly finished (refer p1140582 — typical along party wall, plasterboard not set against the basement joinery cupboard). The under-stair door leaf has not been installed — the opening is present but the door is missing and there is still in place within the internal store space. Door frame appears not to be grouted — to be confirmed on site and grouted if required.

RecommendationStrip back paint at the rusting jamb; identify and remediate the corroding element; apply a paint system complying with AS/NZS 2312.1 for the exposure class; re-seal the render / jamb junction. Re-finish the adjacent lower gyprock wall to a Level 4 finish per AS 2589.1. Install the missing under-stair door leaf and lockset. Confirm door-frame grouting and grout if absent.

Basement rear store room — passive ventilation acceptable; disconnected A/C diffuser to be commissioned

ObservationThe basement rear store room is a non-habitable storage space. Passive ventilation is provided by an approximately 10 mm gap at the bottom of the frameless glass door, opening to the spiral-stair void. This is sufficient for a non-habitable storage use under NCC HP H4P5 — the 5% natural-ventilation rule of H4D5 / Part 10.6 applies to habitable rooms and does not extend to storage spaces. Two items are noted on the room: (a) Ventilation provision — acceptable. The 10 mm door gap to a ventilated adjoining space (the spiral-stair void, which connects to the dwelling above) provides passive air exchange consistent with non-habitable storage use. No rectification required for the ventilation itself, provided the room is not used to store hazardous materials such as LPG cylinders, fuel, or lithium-ion batteries. (b) Disconnected A/C diffuser — workmanship defect requiring rectification. A ceiling-mounted A/C diffuser is visible inside the room (p1140581) but the rear of the diffuser is not connected to any supply duct (p1140580). The diffuser delivers zero air to the space. Together with the A/C control panel located in the same room, the design intent is clearly for the storeroom to be conditioned. The half-installed state is unfinished trade work.

Recommendation(1) Ventilation: no action required for the ventilation provision itself; advise the occupier not to use the room for storage of LPG cylinders, fuel or lithium-ion batteries. (2) A/C diffuser: engage the builder / mechanical contractor to complete the duct connection and demonstrate the ducted supply is operating correctly. Removal of the diffuser is not an acceptable outcome given the A/C control panel installed in the same room.

Remove redundant formwork; unfinished membrane termination

ObservationRedundant formwork remains in place against the basement retaining wall. Black waterproofing membrane is visible with unrendered concrete surround, and the surrounding concrete shows honeycombing (voids where aggregate is not properly encased in paste). The protective cover to the membrane termination is absent in this area.

RecommendationRemove redundant formwork. Make good the honeycombed concrete; reinstate protective cover / flashing to the membrane termination per the manufacturer's installation details; verify membrane continuity in the affected area.

Excess concrete around drainage grate; delaminated slab paving; geofabric blockage in storeroom drains

ObservationExcess concrete / spillover around the drainage grate, with adjacent slab paving showing delamination. Organic debris accumulated in the pit. In addition, three drainage pipes inside the basement storeroom have been physically blocked by geofabric inserted into the pipe ends — apparent intentional blockage that requires investigation as it defeats the storeroom drainage system. Refer additional photo C008 which shows the pit interior with all three pipe ends visibly stuffed with geofabric balls and excess concrete and debris within the pit body.

RecommendationMake good the excess concrete and delaminated paving; confirm the grate is securely retained and of the appropriate class; schedule regular cleaning. Investigate and remove the geofabric blockage from the storeroom drainage pipes; confirm with the builder why the geofabric was installed and whether the storeroom drains are intended to be active. Verify drainage discharge across all grated drains in the basement (typical detail).

Corrosion staining on garage-door operating spring; poor render finish behind the assembly

ObservationThe garage-door torsion / operating spring exhibits rust-coloured staining along its length, indicating early corrosion of the spring or its fixings. Springs are sacrificial wear components; corrosion accelerates fatigue and shortens service life. The acrylic render behind the garage-door operating spring is poorly finished (refer additional photo C010) — the area sits behind the spring assembly and was clearly not given a finishing pass.

RecommendationSchedule a service by a licensed garage-door technician; clean and lubricate the spring assembly; replace the spring at the technician's recommendation if corrosion is past surface-level. Make good the acrylic render behind the spring assembly to a sound finish. Note for future maintenance.

Pool-barrier glass panels exhibit excessive lateral flex

ObservationPool-barrier glass panels are fixed via base spigots (brand: Minrell) with no integrated capping rail on the pool-side panels. Under manual load applied to the panel face, the panels show significant lateral flex (p1140696). Inconsistent with AS 1288 retention requirements for systems without an integrated capping rail — monolithic toughened glass panels fixed by point fixings / spigots generally require a continuous integrated capping rail unless a recognised non-capping-rail system is installed and certified under an accredited scheme (AGGA E1).

RecommendationReplace with an E1-certified base-mounted glass balustrade / pool-fence system (independently accredited under the AGGA Glass Balustrade Accreditation Scheme to Energy Class E1). Verify Grade A safety glass marking on each panel; panel thickness, height and spigot spacing match the manufacturer's certified system tables under AS 1288; effective barrier height ≥ 1200 mm above the finished surface; gap from panel base to surface ≤ 100 mm; gap between adjacent panels ≤ 100 mm; non-climbable zone (NCZ) requirements met. Obtain a Certificate of Compliance from an accredited NSW Pool Barrier Certifier; re-register on the NSW Swimming Pool Register before pool use.

Fire separation to basement parking — Ground Floor cross-reference

ObservationSame finding as B1, documented as a cross-reference for the Ground Floor scope. The required FRL 60/60/60 separation, masonry alternative, and tight-fitting self-closing solid-core doors are all absent (refer additional photos C001). The basement and Ground Floor are effectively open to each other via the spiral stair and lift shaft. Graphio CDC drawings indicate a glass separation wall was specified for the basement; it was not installed at the time of inspection.

RecommendationSee B1 for full rectification scope, implications for the purchaser, and interim risk-management actions. Rectification must cover the Ground Floor side of the separation (floor slab, stair-head enclosure, lift landing door) in addition to the basement side.

NW-facing external entry door threshold — wind-driven rain ingress, paint / frame damage and floor abrasion

ObservationThe exposed NW-facing external entry door, the sill area and the abutting floating timber floor have no expansion joint between them. The threshold detail admits wind-driven rain — there is no compliant weather threshold, drip flashing or storm seal at the base of the door. Multiple paint and frame finish damage is visible across the door leaf and adjacent jamb / sill area. The door leaf scrapes on the floating timber flooring when opened and closed and abrasion damage to the flooring is already present. Combined weatherproofing failure (water ingress at a primary external opening), finish failure (paint and frame damage) and progressive damage to the floor.

RecommendationInstall a compliant weather threshold with drip-flashing and storm seal complying with AS 2047:2014 and NCC HP Part 7.5. Install an expansion joint between the threshold and the floating timber floor (per G9.1). Re-hang the door with adequate clearance to remove the scraping condition. Make good the abraded floorboards and the paint / frame finish damage at the door, jamb and sill.

Windows missing AS 2047 compliance labelling — dwelling-wide

ObservationWindow units installed throughout the dwelling do not carry the compliance labelling required by AS 2047 (refer additional photos C003, C004 and C005). The labelling requirement has been a feature of AS 2047 since the 1999 edition and has been carried forward through subsequent editions (2014 and 2024). Each window unit must carry a permanent, legible mark or label showing: the manufacturer's name or registered trade mark; a reference to AS 2047 (so the standard against which the unit is certified is identifiable on the unit); the window's serviceable design pressure (wind rating) — typically expressed as an SDP value or N-rating; the water-resistance rating; and a reference number or compliance code linking the unit to its NATA-accredited test certificate. The label is the on-site link between the installed unit and the test certificate that demonstrates the unit's compliance with AS 2047. Without the label there is no on-site means of verifying that the window meets the wind and water performance required for the site exposure category. South Coogee is a coastal location with elevated wind exposure (typically wind classification N3 or higher per AS 4055, depending on terrain and shielding) — installing windows without verified ratings is a substantive non-compliance with NCC HP Part 7.5 (which calls up AS 2047) and AS 2047:2014 itself. If labels were never applied, three possibilities arise: (a) the windows are from a manufacturer who has tested to AS 2047 but the labels were not affixed at manufacture or were removed during installation (recoverable); (b) the windows are from a manufacturer who has not tested to AS 2047 (non-compliant — windows must be replaced); or (c) the windows are re-supplied or non-original product without provenance (non-compliant — windows must be replaced). Distinguishing between (a), (b) and (c) requires the manufacturer to produce the AS 2047 test certificates.

RecommendationEngage the window supplier and the builder to: (1) Identify the manufacturer of every window unit installed in the dwelling. Different unit types (sliding doors, awning sashes, fixed glazing, louvres, bi-folds) may have come from different manufacturers — each is to be identified separately. (2) Obtain from each manufacturer the NATA-accredited AS 2047 test certificate for every window unit / type, demonstrating compliance with the serviceable design pressure (wind rating) and water-resistance rating required for the site exposure category. Confirm the rating against the BASIX commitment for the dwelling. (3) Apply the AS 2047 compliance labelling to every window unit in accordance with AS 2047 Clause 1.6 (or the equivalent clause in the edition under which the unit was certified — labels from the 1999 edition onwards are acceptable provided they identify the standard). (4) Provide the consolidated package of test certificates and a labelled-unit register to the owner / certifier as part of the document handover. If any manufacturer cannot produce an AS 2047 NATA-accredited test certificate for a unit, that unit is to be replaced with a compliant one — there is no other rectification path. Cross-reference U1 for the Upper Level wing of this finding.

Wet-area waterproofing — multiple AS 3740 non-compliance items

ObservationFour related AS 3740 non-compliance items are recorded together because all relate to the integrity of the wet-area waterproofing system across the dwelling. Each sub-item is rectifiable independently of the others; collectively they represent a systemic failure of the wet-area waterproofing detail. Severity is set at Major because the items affect the primary water-containment function of every wet area in the dwelling and three of the four are confirmed (not inferred) by photographic or test evidence. G5.1 — Door-threshold waterstop angle absent at multiple wet-area entries (p1140610, p1140611, p1140748, p1140770): at multiple wet-area entries throughout the dwelling — bathrooms and laundry — there is no waterstop aluminium angle upturn at the door threshold. AS 3740:2021 Figure 3.3 requires a waterstop with its base sealed to the floor and its upstand flush with the finished floor surface; waterproof material extending a minimum of 25 mm above the finished floor surface at the door threshold; and continuous tanking from the bathroom floor up and over the waterstop, terminating behind the architrave. The photographs show the bathroom / laundry tile floor running directly into the adjoining floor finish (carpet or timber) with no visible waterstop angle. Without a waterstop, the wet-area waterproofing membrane has no compliant mechanism to be upturned and terminated at the door threshold, and the bathroom water-containment line is broken at every entry. G5.2 — Shower tap penetration not sealant-filled (p1140762): a shower tap penetration is photographed where the wall-lining penetration around the tap body has not been sealant-filled. AS 3740:2021 Section 3 requires every penetration through a wet-area substrate to be sealed against water ingress, typically with a flexible sealant collar or a penetration-sealing detail approved by the membrane manufacturer for the system specified. An unsealed shower-tap penetration is a direct water-ingress path into the wall cavity behind the shower. The example photographed is taken as representative of the wet-area trade quality across the dwelling. G5.3 — Unenclosed shower recess stepdown <15 mm at Guest Ensuite — confirmed by field test (refer G10 for the test record at p1140777, p1140778): the Guest Ensuite unenclosed shower recess has a stepdown of less than 15 mm below the surrounding bathroom floor. The recess shower rose was run for approximately five minutes during the inspection; at the conclusion of the test (recorded under G10) excess water spilled from the recess onto the main bathroom floor, demonstrating that the recess cannot retain shower water under normal operating conditions. AS 3740:2021 specifies a minimum 25mm stepdown for unenclosed shower recesses sufficient to retain shower water within the recess under normal operating conditions. The <15 mm stepdown observed does not meet the AS 3740 unenclosed shower recess detail. G5.4 — No edge angles at wet-area tile-to-finish transitions; perimeter membrane termination to confirm: no edge angle / aluminium trim has been installed at the perimeter of the wet-area tiling where it meets adjoining carpet or timber flooring (typical detail across every wet area in the dwelling). The absence of a compliant edge angle raises a substantive question about how the wet-area waterproofing membrane is tanked at the perimeter — confirmation requires intrusive inspection. If the membrane has not been correctly upturned, the wet area is non-compliant under AS 3740 and would require removal of perimeter tiling to expose and rectify the membrane.

RecommendationEngage the waterproofing contractor and the tiler responsible for the original wet-area installations to undertake a coordinated rectification across every wet area in the dwelling. Specific scope: (1) Door thresholds (G5.1). Confirm membrane termination detail at every wet-area door threshold (bathroom, ensuite, laundry, WC). Where the waterstop is absent, install a compliant waterstop angle with the membrane re-detailed up and over the angle to AS 3740 Figure 3.3, and reinstate the threshold tile / floor finish. This is intrusive work — the architrave, perimeter tile and adjacent floor finish at each affected door will need to be lifted to expose the membrane. (2) Tap and other penetrations (G5.2). Inspect every penetration through a wet-area wall or floor substrate. Where any penetration is not sealed, apply a flexible sealant collar or a membrane-manufacturer-approved penetration-sealing detail. Retain photographic records. (3) Unenclosed shower recess (G5.3). Increase the Guest Ensuite recess stepdown to comply with AS 3740 and re-run the field test (5-minute shower run) to confirm water retention and adequate falls without pooling, before sign-off. Refer G10 for the original test record. (4) Perimeter edge angles (G5.4). Where the perimeter membrane termination is confirmed to be sound, install a compliant edge angle / trim at every wet-area-to-adjoining-floor transition to AS 3958.1 and dress the trim to the membrane upturn. Where the membrane termination cannot be confirmed visually, undertake an intrusive inspection. If the membrane is not correctly upturned, the wet area must be re-tanked per AS 3740:2021 and a new waterproofing certificate issued. Issue a new (or revised) AS 3740:2021 waterproofing compliance certificate following all rectification work. Cross-reference U2 for the Upper Level wing of this finding.

Damaged and excess render / paint at external window / door frame jamb

ObservationRender is chipped and broken away at the base of the frame jamb in places, exposing the substrate; in adjacent areas there is excess render / paint built up against the frame. The junction between render and frame is not consistently finished or sealed — direct water ingress path at a weatherline. Photos p1140686 and p1140685 (reassigned from G7) show the same condition repeated at adjacent jambs.

RecommendationMake good the damaged render and cut back the excess; apply a neutral-cure silicone flexible sealant at the frame-to-render junction; verify the frame flashing / weather lip behind the render is continuous. Repeat across all external bronze-aluminium window / door jambs in the dwelling.

Unfinished render / paint and exposed cabling near entry-path external A/C unit and eastern external elevation

ObservationRender at the base of the wall near the external A/C unit on the entry path is damaged and not made good; coloured wires / cables are visible protruding from the wall, unsealed and unprotected. Combined weatherproofing, cable-protection and aesthetic issue at a visible entry location. p1140712 and p1140713 show further example evidence of defective external rendering.

RecommendationEngage the builder to make good the render around the A/C and cable penetrations; seal around all penetrations with UV-stable flexible sealant; protect or terminate exposed cables in a weather-rated enclosure (electrician scope).

Pool decking and concealed water-collection tray — irregular install, no drain access, no emergency overflow

ObservationThe deck is composite timber boards on a deck frame system. Board spacing and fixings appear irregular from inspection and from the photographs, and there is evidence of Cypress-tree debris in the board gaps. The L-shaped south-facing Entertaining deck area sits over a metal waterproof water-collection tray. Two compliance / weatherproofing issues at this concealed tray: there is no access panel to the concealed surface drain(s) under the deck, so the drain cannot be inspected, cleared or maintained (Cypress debris is already finding its way into the tray below); and there is no emergency overflow to the tray — if the primary drain blocks, water has nowhere to escape and because the deck sits flush with the Living Room door sill, blocked-tray water will back up and admit wind-driven rain into the dwelling.

RecommendationInstall access panels (lift-out deck sections or hatches) over all concealed drains in the tray to allow inspection and clearing. Install a compliant emergency overflow to the tray, sized to the catchment, with the discharge visible and clear of the dwelling. Confirm deck framing, fixings, bearer / joist details by reference to construction records or by lifting a board. Verify slip resistance in wet conditions — target P3 (or R9) for external wet-exposed surfaces; consider anti-slip treatment if below classification. Schedule periodic clearing of Cypress debris from board gaps and from the tray once access is established.

Floating timber floor expansion provision and related items

Observation⚠ JOINERY — BLANKET DIRECTIVE (DWELLING-WIDE). Every internal door and every internal cupboard / joinery door throughout the building — Ground Floor and Upper Level — is to have rubber buffer stops fitted at the strike point. The two sub-items G9.3 and G9.4 below document the condition; the rectification scope is building-wide and is to be carried out as a single coordinated trade visit covering every door in the dwelling, not as a room-by-room or level-by-level exercise. Six related issues are recorded together because the floor-side issues (G9.1, G9.2, G9.5) all stem from inadequate detailing of the Ground Floor floating timber floor and the elements that abut or impact it; the joinery-side issues (G9.3, G9.4) are filed under this finding because they were first observed against Ground Floor doors and jambs, but the rubber-buffer condition is dwelling-wide and rectification is to be priced and scheduled on that basis; and the vanity-joinery item (G9.6) covers specific drawer damage and benchtop finishing observed during the Ground Floor inspection, with the broader vanity-defect scope captured under G11 / U5. G9.1 — Sealant filling under skirtings preventing floor expansion (p1140724, p1140760): the floating timber flooring throughout the entire Ground Floor has been sealant-filled at the junction with the perimeter skirtings, preventing the adequate expansion / contraction provision required of a floating floor. Floating engineered-timber floors must be free to move independently of fixed elements; rigid sealant infill at the perimeter eliminates that movement path and leads to peaking, cupping, gapping at panel ends and accelerated wear over time. G9.2 — Living Room U-angle perimeter detail (p1140765, p1140766): the floating timber flooring at the Ground Floor Living Room southern and eastern perimeter walls terminates against a U-shaped angle (which appears to be a waterproofing stop / water-bar at the door / window line). The current install is unsightly: the floor is butt-fixed to the angle, leaving a dirt-trap gap and providing no expansion / contraction allowance. Additionally it was observed that the Living room external aluminium sliding door does not incorporate a door head buffer to limit impactful opening. G9.3 — Internal doors lack rubber buffers throughout the dwelling: none of the internal doors throughout the dwelling — Ground Floor and Upper Level — has rubber buffer stops fitted at the strike point. Without buffers, every door closure transfers impact load to the timber jamb. Visible impact damage / paint chipping is present at multiple jambs across both levels. The consistency across both levels indicates the buffers were not specified in the door package as supplied, rather than missed at individual installations. G9.4 — Internal cupboard / joinery doors lack rubber buffers: in most cases none of the internal cupboard / joinery doors throughout the dwelling has rubber buffer stops fitted. Same mechanism as G9.3: closure impact damages the joinery carcass and door edges over time, with loosening of hinges and runners as a downstream consequence (and is partially responsible for the soft-closure failures captured under G11 / U5 vanity defects). Example photo 721 shows poorly aligned upper joinery doors and which are evident in multiple locations - requiring readjustment . G9.5 — Kitchen island base not sealed to flooring (p1140658): the complete underside of the Kitchen island bench has not been sealed to the floating timber flooring. The unsealed gap permits vermin entry and accumulates dust and food debris. G9.6 — Vanity joinery — drawer damage, defective closure, and benchtop underside finishing (p1140625, p1140626, p1140741): example photographs p1140625 and p1140626 show clear impact damage to a vanity drawer front, requiring replacement; the same drawer also closes defectively and requires mechanism rectification. Example photograph p1140741 shows unsightly finishing of joinery to the underside of a stone benchtop, also requiring rectification. refer additional photos C002, C006, C007, C011 and C012 for additional joinery defects observed during the inspection. Cross-reference G11 / U5 for the dwelling-wide vanity workmanship scope (poor finish, soft-closures not operating, drawers off runners) — G9.6 documents specific observed instances; G11 / U5 captures the broader pattern.

RecommendationRemove rigid sealant infill (G9.1), reinstate expansion gap and fix colour-matched plastic micro-bead at the U-angle (G9.2), install rubber buffer stops to every internal door and every internal cupboard / joinery door throughout the dwelling — Ground Floor and Upper Level — as a single coordinated trade visit and not as a room-by-room exercise (G9.3, G9.4); make good paint and timber damage at every affected jamb to a Level 4 finish per AS 2589.1, seal the Kitchen island base perimeter with flexible neutral-cure sealant (G9.5); replace the impact-damaged vanity drawer front, rectify the defectively-closing drawer mechanism, rectify the joinery finishing to the underside of the stone benchtop, and address the additional joinery defects shown in additional photos C002, C006, C007, C011 and C012 (G9.6) — to be coordinated with the joinery contractor's wider rectification visit picking up G11 / U5.

Guest Suite ventilation + Guest Ensuite shower-recess overflow

ObservationTwo related issues in the Guest Suite / Guest Ensuite are recorded together because they both relate to wet-area / habitability compliance. Guest Suite ventilation. The main wall of glass in the Guest Suite is fixed and contributes zero to the ventilation opening area. The only operable element is a louvre-style window which cannot be opened at the time of inspection and which is less than 1 m² in nominal frame area (p1140771). The external face shows uneven render around the louvre frame (p1140773), which may not be level. A standard residential split-system air conditioner recirculates air within the room and does not satisfy the NCC natural-ventilation requirement or an AS 1668.2 mechanical-ventilation alternative. Guest Ensuite shower-recess overflow (tested on site). The unenclosed shower recess was run for approximately five minutes during the inspection. The recess stepdown is less than 15 mm below the surrounding bathroom floor — non-compliant with the AS 3740:2021 unenclosed shower recess stepdown detail, which sets the minimum stepdown required for an unenclosed shower recess to retain shower water within the recess under normal operating conditions. At the conclusion of the test (p1140777, p1140778), excess shower water spilled out of the recess onto the main bathroom floor — a functional failure of the wet-area design under operating conditions, confirming the consequence of the non-compliant stepdown. Cross-reference G5.3 — the consolidated AS 3740 wet-area waterproofing scope picks up this item along with the door-threshold waterstops, tap penetrations and perimeter membrane termination across the dwelling.

RecommendationVentilation: Measure Guest Suite floor area and the openable area of every operable element when fully open. If openable area is less than 5% of floor area, modify the louvre and / or fixed glazing to provide a compliant openable area, or install a compliant AS 1668.2 mechanical ventilation system. Re-render around the louvre frame to a level finish. Refer Appendix A for the worked compliance calculation — required openable area, AS 1668.2 outside-air rate, and three rectification options sized to the room.

Vanity unit defects — dwelling-wide

ObservationDefects are present in every vanity unit installed in the dwelling. The specific defects observed across the units are: poor quality finish and workmanship (uneven panel edges, visible joinery seams, panel gaps not closed, finish inconsistencies between adjacent panels); chips (multiple chips in the painted / 2-pac surfaces and at panel edges); soft-closure mechanisms not operating (drawers and doors do not soft-close; the soft-close hardware is either incorrectly adjusted, the wrong specification, or has not been installed); drawers coming off hinges / runners (drawer carcasses do not run cleanly on their slides; drawers are coming off their tracks or hinge mountings during normal operation). The pattern across multiple separate vanities indicates the issue is consistent with the joinery package as supplied, not isolated installation damage.

RecommendationEngage the joinery contractor to inspect every vanity unit in the dwelling. For each unit: re-fit drawer runners and hinges to the manufacturer's specification; replace soft-close mechanisms that are not operating; make good chips to the painted / 2-pac surfaces (note that 2-pac is not easily spot-touched and panel replacement may be required); close panel gaps and re-align panels to a consistent reveal. Provide a written warranty on the rectification work. Cross-reference U5 for the Upper Level wing of this finding.

Guest Bedroom — incomplete / missing rubber glazing seals to upper glazing units facing the street and other window units

ObservationRubber glazing seals to the upper glazing units in the Guest Bedroom facing the street are incomplete or missing. Similar incomplete or missing seals were observed at additional window units across the dwelling (refer additional photos C003 and C004 for representative examples at frame corners). Glazing seals are the primary line of defence against water and air ingress at glass-to-frame junctions. Where the seal is incomplete or absent, the assembly does not meet the weather-tightness performance required under AS 2047:2014 and risks water ingress, condensation tracking, and glass-frame movement loosening over time.

RecommendationEngage the window installer to complete / replace the rubber glazing seals across every affected glazing unit in the dwelling (refer also additional photos). Verify each seal is correctly seated, continuous, and meets the manufacturer's installation specification. Test each unit under simulated rain (hose test) before sign-off. Verify the frame flashing behind the glazing is continuous.

Pool barrier panel-to-panel and base gap verification

ObservationGaps between adjacent glass panels and between panel base and decking cannot be reliably measured from the photographs.

RecommendationDuring the site visit accompanying G1 rectification, measure every panel-to-panel gap and every panel base clearance with a calibrated 100 mm go/no-go gauge. Record and remediate any non-compliant dimensions per AS 1926.1:2012.

Pool perimeter gate compliance to confirm

ObservationA compliant pool enclosure requires a self-closing, self-latching gate opening outwards from the pool, with latch release mechanism ≥ 1500 mm from finished surface on the outside, or shielded so that it cannot be reached from outside through a 10 mm opening within 450 mm.

RecommendationPhotograph and measure the pool enclosure gate(s). Verify compliance with all Section 3 requirements of AS 1926.1:2012.

Ground Floor Bathroom — element behind / adjacent to toilet to be verified on site

ObservationModern bathroom with frameless glass shower enclosure, wall-hung vanity, square floor waste. Note: an earlier draft of this finding referenced a wall GPO — this needs to be confirmed on site as no GPO is clearly identifiable in the supplied photo set.

RecommendationSite-verify whether a wall GPO exists in the Ground Floor Bathroom. If a GPO is present, verify it is outside Zones 0, 1 and 2 per AS/NZS 3000:2018 (generally ≥ 1.8 m horizontal distance from the shower head outlet); if within Zone 2, confirm IP-rated and RCD-protected; sight electrician's certificate. If no GPO is present, this finding is withdrawn.

Joinery / benchtop finish damaged or incomplete

ObservationAreas of partially-painted setting compound, paint blob / primer patch, and a visible junction line between two surfaces not finished flush.

RecommendationMake good the joinery / benchtop finish to a consistent fall-and-finish standard; rectify the partially-painted setting compound and primer patches and dress the junction line between the two surfaces.

Windows missing AS 2047 compliance labelling — Upper Level (cross-reference to G4)

ObservationSame finding as G4, documented as a cross-reference for the Upper Level scope. The window units installed at the Upper Level — including the large fixed-glazing wall to the Master Suite, the small operable sash within it, the kitchen and living-area windows, and the balcony sliding doors — do not carry the AS 2047 compliance labelling required since the 1999 edition (refer additional photos C003, C004 and C005). The Upper Level windows warrant particular attention in the AS 2047 verification because the Upper Level is exposed to higher wind pressures than the Ground Floor (height multiplier under AS/NZS 1170.2). The serviceable design pressure required for Upper Level windows will typically be higher than for Ground Floor windows on the same site, and the test certificate for each Upper Level unit is to be checked against the higher SDP requirement.

RecommendationSee G4 for the full investigation and rectification scope. Rectification must cover every Upper Level window unit in addition to the Ground Floor units. Particular attention is required to the balcony sliding doors (which carry both wind and water duties at a primary external opening) and the large Living / Dining glazing facing the rear and side of the dwelling.

AS 3740 wet-area waterproofing — Upper Level (cross-reference to G5)

ObservationSame finding as G5, documented as a cross-reference for the Upper Level wet areas. The four AS 3740 non-compliance items observed dwelling-wide affect the Upper Level wet areas as well as the Ground Floor wet areas: G5.1 — Door-threshold waterstop angle. The door thresholds to the Master Ensuite and WC are to be inspected on site against AS 3740 Figure 3.3. If the waterstop is absent (consistent with the photographic evidence at the Ground Floor entries), the Upper Level wet areas have the same threshold non-compliance. G5.2 — Tap and other penetrations. Every penetration through a wet-area wall or floor substrate in the Master Ensuite and WC is to be inspected. The example photographed at p1140762 is taken as representative of the wet-area trade quality across the dwelling. G5.4 — Perimeter edge angles. No edge angles are installed at the perimeter of the wet-area tiling where it meets the adjoining carpet / timber flooring; the membrane-termination detail at the perimeter is to be confirmed to AS 3740:2021. (G5.3 — the unenclosed shower recess stepdown — relates specifically to the Ground Floor Guest Ensuite and is not re-listed here.)

RecommendationSee G5 for full investigation and rectification scope. Rectification must cover the Upper Level wet areas in addition to the Ground Floor wet areas. Issue a new (or revised) AS 3740:2021 waterproofing compliance certificate following all rectification work.

Cracking and delamination of protective paint coating on balcony steel support post

ObservationExtensive cracking and delamination of the protective paint coating on a steel balcony support post. The coating system is breaking down across the affected area, exposing the steel substrate to coastal-exposure corrosion (proximity to South Coogee makes this a C5-M exposure category). Progressive coating failure leads to loss of section at the post and reduced structural capacity over time.

RecommendationStrip back the failed coating to a sound substrate; surface-prepare to a cleanliness class appropriate to the new system (typically Sa 21⁄2 for blast-cleaning); apply a paint system complying with AS/NZS 2312.1 for C5-M exposure. Retain manufacturer's specification and installer's records.

Balcony and many roof areas — no emergency overflow installed

ObservationNo emergency overflow is installed at the upper-level balcony drainage point and multiple upper roof areas. If the primary drains block (debris, ice, root matter), water has nowhere to escape other than back-flooding into the dwelling at the threshold or finding its way through wall / floor junctions. Emergency overflows are required under AS/NZS 3500.3 for balcony drainage where back-flooding into a habitable area is possible Refer example photos p 1140792, p1140793 showing an apparent lack of emergency overflows to the upper roof areas.

RecommendationInstall a compliant emergency overflow at the balcony drainage point — sized to the catchment, located so that overflow is visible and discharges clear of the dwelling. Confirm primary drain trap, grate class and rainwater connection. Retain installer's certification. Install emergency overflows to all roof areas as required.

Vanity unit defects — Upper Level (cross-reference to G11)

ObservationSame finding as G11, documented as a cross-reference for the Upper Level scope. The vanity defects (poor finish, chips, soft-closures not operating, drawers coming off hinges) are present in the Upper Level vanities as well as the Ground Floor units.

RecommendationSee G11 for full rectification scope.

Master Ensuite — items requiring further investigation

ObservationFinished wet area with freestanding bath, natural stone vanity, large-format tiled floor, linear channel drain in shower zone, square floor waste, highlight window above bath. Appearance generally satisfactory but compliance items cannot be verified from photographs alone.

RecommendationObtain the waterproofing compliance certificate (AS 3740). Verify GPO clearance from basin (not in Zone 1). Test mechanical exhaust operation. Verify highlight window above bath is Grade A safety glazing.

Window child-safety device — key left in lock

ObservationKey-operated window restrictor device is installed (compliant); however the blue key is shown inserted in the lock at the time of photograph, which defeats the child-safety function.

RecommendationRemove the key from the lock during normal use and store inaccessible to young children. No physical rectification required.

Unsealed cabinet base penetration

ObservationFlexible corrugated waste hose (consistent with dishwasher drain) passes through a roughly-cut oversized opening in the cabinet base; gaps around the hose are unsealed. A second penetration is also visible.

RecommendationSeal penetrations with a rodent-proof flexible sealant collar. Confirm dishwasher drain has proper air-break or high-loop installation to prevent back-siphonage per AS/NZS 3500.2.

Exhaust fan perimeter finish uneven

ObservationPaint / cornice edge along the exhaust fan frame (not a skylight, as previously recorded) is uneven with patchy setting compound. Small gap visible between the frame and the adjacent ceiling lining in places.

RecommendationMake good the plasterboard and paint at the exhaust fan perimeter to a Level 4 finish per AS 2589.1.

Excess render / paint at external window / door head

ObservationExcess render and paint built up at the external head of a window / sliding door frame. Cosmetic finishing issue — does not present a weatherproofing path.

RecommendationCut back excess render; make good paint to a Level 4 finish; verify across all external frames in the dwelling.

Carpet staining — generally to all bedrooms, most significant in the Master

ObservationYellow discolouration on the wool loop-pile carpet in several locations, present across multiple bedrooms. Master Suite shows the most concentrated staining.

RecommendationProfessional carpet clean across all affected bedrooms. If the stain does not lift, investigate source (possible plaster contamination during finishing) and patch-replace any sections that cannot be cleaned.

Master Bedroom — silicone incomplete to mirror installation; temporary support still in place

ObservationThe silicone bead to the Master Bedroom mirror installation is incomplete. A temporary support is still in place behind the mirror at the time of inspection, indicating the install was not completed. An incomplete silicone bead provides no permanent fixing or bedding for the mirror, and the temporary support is not a finished installation.

RecommendationEngage the joinery / mirror contractor to complete the silicone bead around the full perimeter of the mirror, remove the temporary support, and verify the mirror is securely bonded to the substrate. Make good any wall finish damage caused by the temporary support.

Cavity-wall weep holes — partially blocked, missing, or rendered over; DPC not visible

ObservationA sample weep hole at the base of the external cavity wall is partially blocked. Beyond the sample location, the inspector also notes that: (1) cavity-wall weep holes are missing and / or have been rendered over along the cavity flashing line and along window head and sill flashings at multiple locations around the dwelling; (2) the damp-proof course (DPC) is not visible at the inspector's vantage points along the cavity-flashing line. Weep holes are the cavity drainage pathway in cavity-wall construction — they discharge any moisture that has crossed the external leaf or condensed within the cavity. A blocked, missing or rendered-over weep hole impedes cavity drainage and risks moisture banking up in the cavity, leading to dampness in the inner leaf and corrosion of any wall ties. A non-visible DPC raises a separate concern about whether the DPC has been correctly installed and detailed at the cavity-flashing line.

Recommendation(1) Clear the sample weep hole and inspect every weep hole around the perimeter of the dwelling for similar blockage; clear all weep holes that are partially or fully blocked. (2) Re-establish weep holes wherever they have been rendered over — typical spacing is 600 mm or one weep hole every fourth perpend, whichever is the closer. (3) Verify the DPC has been installed and is correctly lapped at the cavity-flashing line — likely intrusive inspection required (lift a course of bricks at a sample location) or sight the bricklayer's records. Confirm cavity is otherwise clear by reference to original construction records.

Crack at render-to-paving junctions in multiple entry-stair locations

ObservationVisible gaps / cracks at the interface between the base of rendered walls and stone paving in multiple entry-stair locations. Direct water ingress paths at horizontal junctions which will progress if not sealed.

RecommendationAt each affected location, clean out the junction, apply a compressible backer rod, and seal with a neutral-cure silicone sealant suitable for exterior stone / render. Verify the waterproof membrane beneath the paving is continuous against the wall up-stand at each location.

Front entry stair — geometry, slip resistance, handrail compliance and tiling defects

ObservationStair well-presented with LED step lighting. Two distinct issues at this location: Tiling defects (apparent on-site and from photograph). Unacceptable gaps are visible between the floor / tread tiling and the adjacent rendered wall, and a number of tile-to-tile joints in the entrance stair are open or poorly finished. Direct water-ingress paths. Compliance items requiring on-site measurement. Consistent going and riser dimensions cannot be verified from the photograph (NCC: rise 115 – 190 mm, going 240 – 355 mm, dimensional variation ±5 mm between treads); slip resistance of the stone tile nosings under wet conditions; handrail height and continuity; required balustrade / barrier where fall height > 1 m.

RecommendationTiling rectification: Rake out and re-grout open tile joints across the entrance stair area. At every tile-to-wall junction, clean out the gap, install a compressible backer rod where appropriate, and seal with a colour-matched neutral-cure silicone sealant suitable for exterior stone. Verify the waterproof membrane beneath the paving / treads is continuous against the wall up-stand at each location. Compliance measurement: On site, measure rise and going of each tread; obtain slip-resistance classification (supplier documentation or AS 4586 pendulum test); measure handrail height; confirm balustrade height where fall exceeds 1 m.

Roof covering / membrane, box gutters, parapet cappings, flashings — not inspected

ObservationOnly limited oblique views of the parapet edge and a single surface-fixed downpipe are visible. The roof surface, waterproofing, box gutters, overflows, rainwater heads, sumps, parapet cappings, HVAC penetrations, skylights and service vents have not been inspected from above.

RecommendationEngage a licensed roofing contractor and / or roof plumber for a specialist inspection under the roof disclaimer. Standards engaged: AS/NZS 3500.3:2021; AS/NZS 2904:1995; NCC HP Part 7.5; AS 4654.2:2012.

Render unevenness and hollow-sound area to wall supporting external entry stair (adjacent to storeroom door)

ObservationA definite, visible patch to the render is identified to the wall supporting the external entry stair (adjacent to the storeroom door). Inspector's torch used at a shallow angle confirms the area as a bulge with associated irregularities. A hollow sound is also identified at the same location when sound-tested by tapping. The combination of visible patching and hollow sound indicates partial render delamination that requires rectification, not just cosmetic make-good.

RecommendationRemove loose / hollow render at the affected location back to a sound edge, key the substrate, and re-render per the original specification. After repair, re-paint the wall to a Level 4 finish.

Balustrade post-to-capping junction corrosion / finish breakdown

ObservationWhitish compound residue and beginnings of rust staining at the base of one or more balustrade posts where they meet the stone capping. Coating / paint finish shows early breakdown.

RecommendationClean the post / capping junction; verify post fixings are sound; strip back flaking coating; treat any corrosion; recoat with a paint system appropriate to coastal exposure (likely C5-M) per AS/NZS 2312.1:2014. Seal the post-to-capping junction with a neutral-cure sealant.

External doors — incomplete finishing / missing hardware

ObservationUnsealed junction between bronze aluminium door frame and rendered wall at the base of the jamb (p1140758). (Photo p1140789 has been removed at owner direction; the missing-door-handle observation previously associated with it has been retained under R9.)

RecommendationComplete frame-to-render junction with flexible sealant. Verify door is fully weather-sealed (brush / rubber seal at head, jambs and threshold).

A/C condenser foliage obstruction and unfinished render at service penetration

ObservationLarge tropical plants (Strelitzia / 'giant bird of paradise') growing directly against the condenser, obstructing airflow to the intake. Service penetration through the render adjacent to the unit — orange conduit (refrigerant line cover) and blue cable visible — render around the penetration not made good. Plant obstruction reduces condenser efficiency and risks short-cycling; unfinished penetration is a combined weatherproofing, cable-protection and pest-entry issue.

RecommendationCut back or relocate plants to provide clearances specified in the Daikin installation manual (sight the manual). Engage the builder to make good the render around the service penetration and seal with UV-stable flexible sealant. Engage a licensed HVAC technician and a licensed electrician to verify installation compliance with AS/NZS 3823 and AS/NZS 3000 respectively.

External store — door has not been installed; door frame grouting to confirm

ObservationThe external store door has not been installed at the time of inspection — the opening is present but no door leaf is in place. Door frame appears not to be grouted — to be confirmed on site and grouted if absent.

RecommendationInstall the missing store door leaf, lockset and weather-seal as per the design intent. Confirm door-frame grouting and grout if required.

Excess render / paint and inadequate sanding of sealant — generally throughout the dwelling

ObservationThe listed photographs are example evidence of generally poor paint, render and sealant finishes throughout the property. The pattern is not isolated to any one room or trade — it recurs at internal corners, wall-to-ceiling junctions, joinery / wall interfaces, paint to architraves, sealant runs at penetrations and similar locations across all levels of the dwelling.

RecommendationCut back excess render, sealant and excess paint; make good paint finishes generally; remove excess staining. The scope is dwelling-wide and requires significant rectification — a coordinated trade visit by the painter and the wet-trade contractor responsible for sealant work, rather than a series of isolated touch-ups.

Unacceptable gypsum plasterboard setting and finishing

ObservationRefer p1140703 — a significantly out-of-square lower-set gypsum wall corner, a defect type that is evident in multiple locations across the dwelling. Refer also p1140611, p1140630, p1140663 and p1140664 for additional examples of unacceptable plaster surface setting defects (uneven flatness, visible joints and patching, set lines visible in raking light) measured against the workmanship benchmarks in the Guide to Standards and Tolerances and the surface-finish levels in AS 2589.1:2017.

RecommendationRectify all out-of-square external corners and unacceptable gypsum plaster setting defects throughout the dwelling. Remediation to bring affected surfaces to a finish that meets AS 2589.1 Level 4 in standard areas and Level 5 in raking-light-prone areas where the defect is most visible. Walk-through with the plasterer to be undertaken across every internal level (Basement, Ground Floor, Upper Level) to identify each affected location before the rectification visit is scheduled.

Excess sealant and paint on internal light switches and power-point faceplates

ObservationRefer p1140680 — example of excess sealant and paint on a light-switch / control faceplate. The defect is evident throughout the dwelling on switches and power-point faceplates that have not been masked or cleaned at finishing. Faceplates carry visible paint splashes, sealant smears and over-painting onto the plate face.

RecommendationCompletely clean all light-switch and power-point faceplates of excess paint and sealant throughout the dwelling. Where the faceplate finish is too damaged to be cleaned without further marking, replace the faceplate with a like-for-like unit. Walk-through with the painter to confirm each switch and GPO is clean before sign-off.

Excess sealant and paint; scratch damage to window frames (internal and external)

ObservationExcess paint and sealant residue, together with scratch damage, are evident to window frame finishes — both internal and external — at multiple locations across the dwelling. Refer photos p1140636, p1140637 and p1140638. The pattern recurs across window units, consistent with finishing-trade workmanship and inadequate masking / handling protection during construction rather than isolated handover damage.

RecommendationDwelling-wide: remove all excess paint and sealant from window frames (internal and external) and make good any surface damage to the window frame finishes. Where the anodised, painted or powder-coat finish has been compromised by scratching, repair or re-coat to match per the manufacturer's specification. Coordinate with the painter and the window installer; verify the rectified finish across every window unit before sign-off.

Yellow / amber water observed in toilet pans — dwelling-wide

ObservationAll toilet pans across the dwelling show water of a distinct yellow / amber colour, consistent between levels. The uniform colouration across all fixtures indicates a supply-side cause rather than fixture-specific staining or an isolated plumbing defect.

CauseThe owner has advised that the discolouration is attributable to inadequate filtration on the recycled rainwater tank supply, which feeds the toilet cisterns. The tank water carries a green / amber tint that becomes more visible once standing in the cistern and bowl.

RecommendationRecorded as an observation only — no rectification action is required of the builder. The owner is aware of the cause and may, at their option, upgrade the filtration on the recycled rainwater tank supply if the aesthetic appearance of the toilet water is unacceptable in everyday use.