How to Know if a Building Has Problems

Lperrocontodo on 10/10/2019 - 08:22

Hi

We just looked at an apartment in Dee Why, NSW that we really like. It has everything we're looking for. The "problem" is that the building is of recent construction. One agent told me 2006, another told my wife 2003. One of them mentioned in passing that the apartment had a leak but it has been fixed. New buildings shouldn't have leaks right? Is there some kind of registry for troubled buildings? Or would the Strata report contain all fixes to the building and apartments? Thanks for your help in advance.

/P

Home & Garden

Comments

  • Typical16-bitEnjoyer on 10/10/2019 - 08:27
    +11

    If only there was some sort of occupation that inspects things like buildings and structures for a living…

    • [Deactivated] on 10/10/2019 - 09:15
      +1

      I haven't had any luck with that trade.

      Used different ones over several purchase, they didn't pick up very obvious problems. One of those problems was a big hole in the wall. I didn't have time to personally inspect.

      It wouldn't be so bad if they had some interesting findings but nada also.

      Each time, there is a clause the inspector crawls under to keep their fees.

      • p1 ama on 10/10/2019 - 14:02

        One of those problems was a big hole in the wall.

        To be fair, a hole in the wall is not really a big problem - it's a cosmetic issue at most and costs next to nothing to fix if you know how to use fibreglass tape and mix up some plaster. Otherwise probably a few hundred for a tradie to come around and patch it up.

        I would be more concerned with whether they are telling you about the real structural issues a house could have that would lead to massive livability or repair issues in the far future.

        • [Deactivated] on 11/10/2019 - 11:17

          There was a hole because the box frame wasn't attached to the steel frame correctly and has caused it to sag. The drywall isn't very flexible so it cracked and part of it fell off.

          It was a potential structural issue if it weren't for the overspecced frame.

          I ended up removing the whole wall and it was the same scenario throughout. Steel frame with boxes kinda floating beneath it.

          I didn't kick up a big fuss as I was redoing that whole area but it was certainly BS work for an inspector to miss something like that.

          • p1 ama on 11/10/2019 - 20:13

            @[Deactivated]: Geez, nah, I agree with you here then. Definitely laziness by the inspector, I thought it was just literally a hole in the drywall.

    • salmon123 on 10/10/2019 - 10:09

      Proper building inspection reports for strata complexes will be very expensive. Cheaper reports are probably a waste of time.

  • SnoozeAndLose on 10/10/2019 - 08:33
    +4

    Strata report should contain defects that have been identified and any work that has been performed. For unknow defects or internal defect, you will need to do another report

  • orangetrain on 10/10/2019 - 08:42

    Talk to neighbours. Go to a strata meeting and read all the reports. Depending on council, talk to them for any documents. Hire inspector. Knock on apartment walls.

    • salmon123 on 10/10/2019 - 10:03
      +2

      Go to a strata meeting and read all the reports.

      The owner doesn't have to let you attend the strata meeting and they may or may not have a meeting before you purchase.

      A s108 strata search will let you inspect all the records with a fine tooth comb. The reports from a 3rd party company will gloss over lots of details. If you do it yourself, you can browse all the correspondence the strata manager has had at your leisure. The legislated fees are only about $30 too.

      • orangetrain on 10/10/2019 - 12:51

        If the strata meeting has a lot of complainers about issues, it's a good red flag? Would they record complaints?

        • salmon123 on 10/10/2019 - 15:01

          If the strata meeting has a lot of complainers about issues, it's a good red flag?

          Depends - Parking, Smoking, Noise, Garbage are very common issues in strata complexes. It's just something you have to live with in strata and it's hard to gauge whether it's usual bickering or a legit problem, unless you've done a few s108 searches and been involved with some committees.

          Would they record complaints?

          It's unlikely there's a separate register of complaints. I haven't seen one from the various s108 searches I've done. You just have to look through correspondence.

          The biggest red flags for me would be Special Levy's past and future, annual increases in levy's, non-compliance with Fire safety. A paid s108 report should highlight these issues.

  • funnysht on 10/10/2019 - 09:02

    2006 isnt very new i thought?

    get the strata reports if it was fixed by strata insurance/strata however if it was fixed by the owner then it may not. My apartment had recent hail damage and due to delay in fixing caused leaks when it rained badly (rem the days where it rained heavily around sydney)- so not necessarily an issue.
    But look to see if it was fixed by strata insurance- then future similar issues may be fixed by them, if it was fixed via strata but owners paying for it- i would stay away or offer a less amount explaining the reasons- chances are others will stay away because of the same reason.

  • salmon123 on 10/10/2019 - 10:10
    +2

    New buildings shouldn't have leaks right?

    Leaks happen everywhere - buildings move, pipes burst, drains corrode, seals deteriorate.

    You really need to determine the nature of the leak to see if it's an issue for you.

  • barbarella on 10/10/2019 - 13:00

    Find a good Psych that will do house visits??? :D

  • Laziofogna on 10/10/2019 - 18:04

    I’d say find another place but still you don’t know if there is a problem and they don’t even tell you about. Trust your guts.

  • Mike3285 on 11/10/2019 - 15:59

    Request for a copy of the Base Building DA/CC (Development Application and Construction Certificate) and OC (Occupation Certificate) if you want to confirm the construction date rely on OC.

    For building leaks, best to hire a building inspection to give you that piece of mind, ensure they are an A4 Building Inspector before engaging.

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