public accountability committee · previous works • insurance works 2011/2012 • $200,000...
TRANSCRIPT
![Page 1: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/1.jpg)
![Page 2: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/2.jpg)
PUBLIC ACCOUNTABILITY COMMITTEE
PHOTOS IN SUPPORT OF ORAL SUBMISSION
by Grahame Vile
20 Feb 2020, Newcastle
• Working in remedial industry as remedial and forensic engineer since 1996.
Director of BAAM Consulting since 2002.
• Current President ACRA – Australasian Concrete Repair Association
• Past President & past Treasurer ACA (Australasian Corrosion Association,
NSW branch)
• Past Secretary CIRCEA (College of Investigative & Remedial Consulting
Engineers, Australia)
• Forensic engineer role (on new buildings) = find out underlying cause of a
defect , relevant codes, and scopes of work
• Remedial engineer (on older buildings, outside litigation /dispute) = assess
causes of deterioration, develop options and remedial strategy, develop
scopes of work.
![Page 3: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/3.jpg)
The defects include
• Waterproofing failures – wet areas, balcony thresholds
• Wet area substrates particleboard = exacerbated damage
• Balcony & Planter Box detailing – moisture ingress,
lime/efflorescence, grade, joints
• Roofing flashing deficiencies
• Construction deficiencies – pre-cast jointing and cladding
detailing, fire separation detailing
• Quality of construction – timber framing, guttering, flashings,
durability of steelwork
• Flammable Cladding
![Page 4: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/4.jpg)
Previous Works
• Insurance Works 2011/2012
• $200,000 approx. + Variations $160,000 approx.
• Repairs to approx. 50% of all Lots
• If defects were not reported works were not done:
• A factor of tenants not reporting and/or
• Defects not presenting at that time.
• The original HBA warranty period expired in around 2011
• Repairs now required to other Lots for similar issues, plus
expanded to flammable cladding
• Other works (service / maintenance) compromised Fire
Separating Construction in several locations
![Page 5: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/5.jpg)
Internal Courtyard Poor Waterproofing & Hob
Membrane and façade flashing
details deficient
Mould and timber rot to framing
![Page 6: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/6.jpg)
Internal Courtyard – membrane-hob defect
Mould to internal finishes
![Page 7: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/7.jpg)
Internal Courtyard Poor Waterproofing
Cupping of timber
flooring
![Page 8: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/8.jpg)
Internal Courtyard and Concrete Façade
Water into another Lot space (carpark);
Corrosion of fixing details cannot be
maintained
![Page 9: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/9.jpg)
Detailing of Precast Panel Joints – moisture to carpark
Water travels past
structural connections;
corrosion cannot be
managed
No weatherproofing
in some joints
![Page 10: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/10.jpg)
Pre-cast Panel Joint Detailing
Lack of adhesion – poor
surface preparation
![Page 11: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/11.jpg)
Open Balcony Poor Waterproofing and Hob
From upper level
balcony through
façade breach and
past wall framing
![Page 12: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/12.jpg)
Moisture affected Fireboard – due to roof flashing and
cladding leaks
Fire separation
loss of integrity
![Page 13: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/13.jpg)
Service cable penetrates external concrete panel join
Fire separation
breached by
electrical cable
![Page 14: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/14.jpg)
Poor design & consequence of hot water system failure
Lower rooms
flooded
No fail-safe detail
(containment) to Hot Water
tank burst above tray
![Page 15: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/15.jpg)
Poor Material choice and wet area waterproofing
failure
Timber rot, membrane
adhesion loss
Particleboard under
shower recess –
susceptible to moisture
![Page 16: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/16.jpg)
Deteriorated Timber framing at Fascia – membrane
defects.
Balcony membrane and
detailing with façade –
leads to wet rot
![Page 17: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/17.jpg)
Planter Box
Planter over
living area
Failed joint
detailing end of
precast against
facade
![Page 18: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/18.jpg)
Tiling
Efflorescence / lime
staining; omission
of tile control joints
![Page 19: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/19.jpg)
Capping /Flashing Repairs
Incomplete façade
detailing and capping
– water ingress to 2
Lots below
![Page 20: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/20.jpg)
Framing of upper Decks
Steel member projects
into façade – excessive
maintenance effort
required
Wall-mounted timber
with water impacting,
rendered against
![Page 21: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/21.jpg)
Flashing Repairs – deteriorated cornice/wall
Internal view – daylight visible
through sealant-reliant joint
![Page 22: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/22.jpg)
Guttering failed at less than half Service Life
Corrosion failure
due to lack of falls
![Page 23: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/23.jpg)
Flammable cladding
Typical appearance
of cladding
Styrene board, thin
render coating, no
sarking, insulation
or fireboard and
deficient timber
framing.
![Page 24: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/24.jpg)
Flammable Cladding
Sample
Type
Identified Polymer
and Additive
(Filler)
Combustible
Material
Content
(% w/w)
Corrected
Inert Filler
Content
(% w/w)
Insurance
Council of
Australia
Category
StyrenePolystyrene with
Unknown Filler100% 0% A
Fuel Contribution Summary based on the
Insurance Council of Australia Guidelines
![Page 25: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/25.jpg)
SOLUTIONS
Suggested solutions:
• Abandon self-certification
• Independent oversight and review during construction –
Clerk of Works model
• Longer warranty periods – there are motor vehicles that
have longer warranties now
• Life-time Individual Licence – to elevate the responsibility
of the Builder, and not allow “Company-held” licences
• Disallow phoenixing
![Page 26: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/26.jpg)
SOLUTIONS
Suggested solutions:
• Australian Standards –
• Uniformity
• Open access (free)
• Better training for Licenced contractors, including
training on and access to Standards
• Improved standards to remove ambiguity
• Better public education of strata – including strata
inspections and reports, interpretation of files
• Documentation and files
• Complete plans at handover
• Strata Manager changes - file transfer between
agencies
![Page 27: PUBLIC ACCOUNTABILITY COMMITTEE · Previous Works • Insurance Works 2011/2012 • $200,000 approx. + Variations $160,000 approx. • Repairs to approx.50% of all Lots • Ifdefects](https://reader034.vdocument.in/reader034/viewer/2022050409/5f8609c3ab13e45d78297bc5/html5/thumbnails/27.jpg)
Hunter Region I Central Coast I Sydney I Wollongong I Canberra
Remedia Consulting Pty Ltd
T/as BAAM Consulting
Head office
PO Box 1989, Gosford NSW 2250
Tel. 1300 763 319 Fax. 1300 883 022
www.baam.com.au