Apartment that was non-compliant for living use, in Clayfield, a northern suburb of Brisbane
Non-compliant apartment. Identified by Peter Weddell, owner/operator of Qld Home Buyers Inspection Service and Queensland Building Inspection Service, 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 material
Australian Government ABCB Vol 2 Regarding Heights of rooms
For independent Building Inspections Brisbane in all suburbs, Qld Home Buyers Inspection Service. qbis.com.au