Apartment that was non-compliant for living use.
Non-compliant apartment. QBIS.
This unit was advertised as having a self contained unit below it. The seller and agent failed to mention the following in their advertising.
Ceiling height was under the Code requirement for use as a habitable area, therefore it was not compliant.
Problems associated with single brick walls used for habitable areas:
- Single brick walls had no damp-course barriers and weep-holes.
- Seepage and rising damp will occur.
- These walls must not be covered with any type of lining, otherwise moisture will be trapped within.
- Problems are likely to occur from deterioration, may attract termites (also give them cover).
- Potentially cause respiratory problems with inhabitants.
No window to this sub-floor area bedroom for fixed lighting and ventilation. Ceiling height was also under the 2.4metre Building Code requirement for a habitable area.
- The slab must have a rebate to its edges.
- High moisture meter readings indicated that the slab was not likely to have a moisture barrier below it.
- The slab had moved causing cracking of the floor tiles.
Although movement of a slab is not uncommon, in this situation, it was greater than expected, especially as a habitable area.
Examples of how misleading photos taken by a seller/agent can be vastly different to those taken by a reliable independent inspector.
Photos taken by agents/sellers are to help a sale. Mine are to show a potential buyer what problems they are buying into!
Some related regarding non-compliance and ceiling heights
ABCB regarding Ceiling heights
ABCB regarding dampcourse barriers in brick walls of habitable rooms
For independent Building Inspections Brisbane in all suburbs, Qld Home Buyers Inspection Service. qbis.com.au