The defects we record most often on Wollert inspections

We have inspected in Wollert since the estates first opened, across slab, frame, lock-up, fixing, waterproofing and handover. The value of that record is not any single job, it is the pattern. The same items recur, they cluster at particular stages, and almost none of them are unusual or difficult to fix when they are found on the day. What follows is what our reports actually record here, stage by stage, rather than a general list of things that can go wrong with a house.

At the slab, before the pour

Debris and offcuts left in the waffle pods, bar chairs missing or spaced too widely so the mesh is not held at its design height, insufficient concrete cover, vapour barrier punctures left unsealed, service penetrations not sleeved or taped, and set-downs to wet areas not formed. Every one of these is permanent the moment concrete goes in.

At frame

Bracing cut or not tensioned, tie-down and bottom plate fixings short of the spacing the engineer nominated, lintels and beams not matching the drawings, and the frame overhanging the slab edge by more than the allowance. The frame stage is the last time the structure is fully visible, so what is missed here stays missed.

At lock-up

Broken or poorly seated roof tiles and damaged tile underlaps, sarking that does not lap into the gutter, roof penetrations without proper flashing, unsealed gaps around windows and doors, mortar and weep hole problems in the brickwork, and breached termite protection. This is the stage that decides whether the house stays dry.

At waterproofing and fixing

Membranes applied without primer, damaged membrane before tiling, shower screeds that do not fall cleanly to the waste, bath hob junctions not waterproofed the full width, and membranes left unprotected while other trades work. Wet area failures are among the most expensive defects to rectify after handover, because the tiling comes off with them.

At handover

The handover list is usually long and mostly cosmetic, which is normal. What we look for underneath it are the items that are not cosmetic: exhaust fans venting into the roof space instead of outside, gutters full of construction debris, unsealed gaps to external walls, missing window opening restrictors upstairs, and drainage that has been left discharging at the slab edge.

More about Wollert

Written by the Owner Inspections team from inspections carried out in Wollert. Licensed building practitioners, Building & Plumbing Commission registration CDB-U 53425.

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The defects we record most often on Wollert inspections: common questions

What is the most common defect you find in Wollert?

It varies by stage. Before the pour it is usually bar chairs and debris in the pods, at frame it is bracing and tie-down fixings, and at lock-up it is roof tiles, flashings and unsealed penetrations.

How many defects does a typical Wollert inspection find?

It varies widely with the stage and the builder. A handover list commonly runs into the dozens because it includes cosmetic items, while a frame inspection might record a handful of items that actually matter structurally.

Do these defects mean the builder is doing a bad job?

Usually not. Most are ordinary trade misses on a fast schedule, and they get fixed once they are pointed out. The problem is not that they happen, it is that nobody catches them before the next trade covers them.

Are the defects here different from other suburbs?

The mix reflects the ground and the stock. On reactive basalt clay with almost entirely new timber framed housing, slab and frame items and wet area waterproofing dominate, where an older suburb throws up wear and past repairs.

Will you tell me which items are not worth pursuing?

Yes. The report categorises what it records, and if you call us we will tell you honestly where an item sits against the Guide to Standards and Tolerances 2015 and whether it is worth pressing.