That included a consultation session and follow up meetings where OCN outlined the frequency of strata building defects, the unwillingness of developers and builders to rectify them and the difficulties faced by strata owners and strata corporations when taking action to force repairs. This was supported by the results of the UNSW Governing the Compact City report that identified 85% of survey recipients reporting defects in their buildings.
As a result the BPB issued the following Bulletin to members acknowledging defects in residential strata as a major issue.
Summary outcomes from consultation sessions
Our analysis of the raw data of feedback received during our consultation sessions earlier this year has identified the following key issues and suggested solutions.:
Consumer protection
Consumer protection issues related to building defects, the lack of qualified persons involved in the construction process and limited insurance protection.
Major building defects were identified as being structural, fire safety and wet areas/waterproofing problems, which require significant costs to rectify. These views are supported by recent University of NSW research.
The main causes of defects were identified as:
lack of on-site inspections
construction not being carried out to specifications lack of a coordinated approach to trades’ work pressures on fast tracking work and cost reduction.
Attendees called for a clear identification of who is responsible for defects and who is responsible for the certification of designs and work for fire safety systems, engineering plans, bushfire protection, energy efficiency and wet areas/waterproofing.
The inadequate coverage of home owners warranty insurance, the lack of a requirement for all building practitioners to hold professional indemnity insurance, and builders going into liquidation with relative ease were also identified as having an impact.
Attendees called for mandatory professional indemnity insurance for all buildings, or individual project insurance.
Certification of the design compliance of buildings
Our analysis of the raw data of feedback received during our consultation sessions earlier this year has identified the following key issues and suggested solutions.:
Consumer protection
Consumer protection issues related to building defects, the lack of qualified persons involved in the construction process and limited insurance protection.
Major building defects were identified as being structural, fire safety and wet areas/waterproofing problems, which require significant costs to rectify. These views are supported by recent University of NSW research.
The main causes of defects were identified as:
lack of on-site inspections
construction not being carried out to specifications lack of a coordinated approach to trades’ work pressures on fast tracking work and cost reduction.
Attendees called for a clear identification of who is responsible for defects and who is responsible for the certification of designs and work for fire safety systems, engineering plans, bushfire protection, energy efficiency and wet areas/waterproofing.
The inadequate coverage of home owners warranty insurance, the lack of a requirement for all building practitioners to hold professional indemnity insurance, and builders going into liquidation with relative ease were also identified as having an impact.
Attendees called for mandatory professional indemnity insurance for all buildings, or individual project insurance.
Certification of the design compliance of buildings
Certification of the design compliance of buildings, poor quality documentation and
difficulties with the poor standard of development consent conditions were cited as key
impacts on the reliability of the CC.
The lack of specified minimum detail that should be looked for, lack of clarity about who is
responsible for providing this certification and overly broad statements of intent do not
ensure proper certification of design.
Attendees called for plans to be prepared by accredited persons, improvements to the wording and clarity of conditions of consent, standardised certification, comprehensive documentation and certification by accredited persons.
Certification of the construction process
Attendees identified several issues around certification of the construction process:
section 96 modification process for development consents are not clear and can be approved after work has been undertaken
inspections are limited to what is visible at the time they are undertaken documentation is not always available during inspections
mandatory inspections have limited coverage
some missed mandatory inspections are not unavoidable supervision is not sufficient for the work being undertaken
the work occurring with the development consent is not consistent the PCA needs to meet unreasonable expectations
the roles of the PCA and the council are unclear.
Attendees called for additional mandatory inspections, guidelines and checklists for inspections, a standardised inspection process, greater supervision of on-site work, realistic expectations about the extent of the role of the PCA through better public education, and a clearer definition of the PCA’s role and responsibilities.
Lack of accountability
Attendees identified limited accountability for builders and contractors; limited qualifications, education and competency of persons issuing certificates; the lack of a requirement for a licensed builder in relation to all jobs; conflicts of interest where persons certify their own design; and the limited controls on, and education of, owner builders as issues impacting the responsibility for work done and decisions made.
Attendees called for more equitable and widespread accountability, minimum accreditation standards, independent third party certification, the licensing or accreditation of all builders and trades and mandated education and training for all practitioners. They also called for the accreditation of building designers, the overall principal contractor, engineers and service designers, installers, town planners and fire safety system installers.
It's not the solution, but it's a great start in creating awareness where it matters. Well done OCN!
Francesco ...
Attendees called for plans to be prepared by accredited persons, improvements to the wording and clarity of conditions of consent, standardised certification, comprehensive documentation and certification by accredited persons.
Certification of the construction process
Attendees identified several issues around certification of the construction process:
section 96 modification process for development consents are not clear and can be approved after work has been undertaken
inspections are limited to what is visible at the time they are undertaken documentation is not always available during inspections
mandatory inspections have limited coverage
some missed mandatory inspections are not unavoidable supervision is not sufficient for the work being undertaken
the work occurring with the development consent is not consistent the PCA needs to meet unreasonable expectations
the roles of the PCA and the council are unclear.
Attendees called for additional mandatory inspections, guidelines and checklists for inspections, a standardised inspection process, greater supervision of on-site work, realistic expectations about the extent of the role of the PCA through better public education, and a clearer definition of the PCA’s role and responsibilities.
Lack of accountability
Attendees identified limited accountability for builders and contractors; limited qualifications, education and competency of persons issuing certificates; the lack of a requirement for a licensed builder in relation to all jobs; conflicts of interest where persons certify their own design; and the limited controls on, and education of, owner builders as issues impacting the responsibility for work done and decisions made.
Attendees called for more equitable and widespread accountability, minimum accreditation standards, independent third party certification, the licensing or accreditation of all builders and trades and mandated education and training for all practitioners. They also called for the accreditation of building designers, the overall principal contractor, engineers and service designers, installers, town planners and fire safety system installers.
It's not the solution, but it's a great start in creating awareness where it matters. Well done OCN!
Francesco ...
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