The Property Inspectors (TPI) specializes in building and structural engineering diagnostics for new and distressed buildings. We have observed that many strata plans have neglected our previous advice on maintaining their assets, resulting in significant deterioration. It is crucial for building owners to regularly inspect and maintain their properties to minimize costly reactive repairs and protect their asset value.

TPI provides comprehensive diagnostic reports for strata complexes and commercial buildings. Our reports identify issues, provide recommended remedies, and offer peace of mind to building owners, residents, and managers. We offer a range of services, including assessment, reporting, project management, and certification of remediation works. Additionally, we conduct forensic investigations, prepare expert witness reports for building defects, and assist with audits, schedules, and tender specifications for insurance and legal purposes. The cost of our reports depends on the number of issues and areas to be inspected. More issues or areas require additional on-site inspection time and longer compilation time for the analysis report and recommendations. We strongly advise against bypassing an engineer inspection and proceeding directly to rectification processes, as this can lead to ineffective repairs or even worsen the problems.

The most common building issues we investigate in strata titled properties include concrete spalling (often on balconies and potentially spreading to internal areas), water ingress (typically caused by failed flashings or waterproofing membranes), cracking in walls (both structural and non-structural, often related to settlement of footings and foundations), and non-compliance with balustrading and handrail requirements. Concrete spalling occurs when the steel reinforcement within a concrete structure starts to corrode. It is challenging to prevent, especially in older buildings, but proactive treatment can help contain the issue. Prompt removal of magnesite, if present above the flooring, is highly recommended as it increases the risk of concrete spalling.

Regular maintenance of concrete structures, such as pressure washing the façade and maintaining waterproofing over exposed surfaces, can extend their service life. The appropriate maintenance schedule varies depending on the building’s exposure conditions and location. Water ingress due to failed flashings is often difficult to detect until visible signs of water intrusion appear. Defective flashings should be replaced, and further investigations should be conducted in other areas of the building, as similar failures may occur. Regular inspections of waterproofing membranes can prevent water ingress, and timely remediation is crucial when the membranes start to fail.

Cracking in buildings is usually addressed after it becomes visible. If cracking is caused by subsidence, a geotechnical investigation should be conducted to assess the foundation conditions. Underpinning and other techniques can be used to prevent further cracking due to subsidence. It is advisable for owners corporations to engage TPI as soon as they suspect any issues within the building. Early signs of problems include bubbling paint, mould indicating water ingress, cracking, rust stains, or concrete deterioration on balconies and floor slabs. Regular inspections of roof and façade membranes, especially toward the end of their service life, are also recommended.

Early detection and proactive measures can save substantial sums of money for strata plans. Water ingress can cause damage in various locations, far from the point of failure or initial ingress. Similarly, untreated concrete spalling can lead to extensive damage. Tailored maintenance schedules, inspections, and timely remediation are crucial to preserve the structural integrity of the building and minimize costs.

It is important to keep records of remediation works and pay attention to warranties and service life information provided by manufacturers and contractors. Engaging a qualified engineer or building consultant to supervise remedial works and prepare detailed scopes of work is essential to ensure proper repairs according to Australian standards and product specifications. TPI can assist with this process, ensuring impartial evaluation of contractors and proper implementation of the works.

During the works, TPI can superintend the project, ensuring compliance with specifications. Unforeseen issues may arise, requiring alternative approaches or changes to the contract specification. TPI’s review of variations can facilitate reasonable actions on-site. Superintending the works also helps assess and quantify progress claims, preventing overpayment for incomplete work and providing security to the owners if a contractor fails to complete the project. Having TPI involved throughout the works enables effective tracking and management of miscellaneous items related to the project. We act as a direct point of contact for contractors, answering technical requests for information. TPI as a superintendent also serves as a bridge between all stakeholders, including contractors, strata managers, and owners, ensuring clear communication and alignment throughout the process.

TPI Scope of Services Our team at TPI comprises qualified building consultants, civil/structural engineers, and remedial engineers with over 40 years of experience. We offer a comprehensive range of services and can assist with any combination of the following:

At TPI, we strive to provide comprehensive support and expertise at every stage of the project, ensuring successful outcomes for our clients.

Throughout the lifecycle of a building, from construction to demolition, it is crucial to prioritize maintenance and upgrades. Building owners are strongly recommended to develop a maintenance and upgrade strategy, often referred to as a Capital Works Fund, to ensure the longevity and value of their property. Our Building Lifecycle Inspection Report is designed to thoroughly examine and evaluate all aspects of the building, including its components, facilities, and surrounding areas. We provide a detailed cost plan and program that outlines the current and future maintenance needs of the building, taking into account both immediate requirements and long-term considerations. By assessing the building comprehensively, we enable owners to make informed decisions regarding maintenance priorities and budget allocation, ensuring the ongoing integrity and value of their property.

Building Envelope Lifecycle Management is not just a service we provide; it is a comprehensive philosophy that guides our approach. We believe in taking a holistic view of your business goals and buildings, considering both short-term needs and long-term requirements. Our approach to Building Lifecycle Management consists of five fundamental stages, ensuring a thorough and effective process. These stages are:

When you choose our Project Management Team to oversee your construction project, you gain access to a dedicated group of professionals who will ensure a smooth and hassle-free building process. Our Project Managers are highly qualified builders, backed by a comprehensive Professional Indemnity Insurance Policy exceeding $1,000,000. With their extensive experience in management and communication, they possess firsthand knowledge of working both as consultants and builders for clients. This dual perspective enables them to provide genuine support and valuable insights throughout the project.

Your assigned project manager will collaborate closely with you and your builder to ensure the implementation of best practices and optimal outcomes. You can expect to receive clear, expert, and impartial advice tailored to your specific needs. To maintain effective communication and progress tracking, regular on-site meetings are conducted, preferably with your presence. These meetings are documented in detailed minutes, and site photos are taken to ensure any issues are promptly addressed and given proper attention until resolved.

With their exceptional communication skills and industry expertise, our Project Managers serve as the vital link between you and the builder. They provide informed and independent advice, assist with financial management and documentation, and ensure that all contractual obligations are correctly administered while adhering to the construction timeline.

During the construction period, unforeseen challenges may arise. Our experienced project managers possess the necessary skills to handle these situations promptly, saving you valuable time and resources. Moreover, in the event of any issues with neighbours, our project managers are adept at resolving problems and preventing unnecessary escalations. Their expertise in problem resolution contributes to a harmonious construction process. By working with our project management team, you can have peace of mind, knowing that your project is in capable hands. We are committed to delivering the highest quality of service and advice, guaranteeing a successful outcome and exceeding your expectations.

We offer fixed Project Management fees based on the construction cost, ensuring transparency and tailored pricing for each individual project. Our services encompass a wide range of inclusions to support and guide you throughout the construction process:

Our comprehensive Project Management services offer you peace of mind, expert guidance, and meticulous attention to detail throughout the construction journey.

Our office conducts inspections in three stages to ensure a comprehensive assessment of the property:

Stage 1: General Purpose Building Defect Report – During the initial inspection, our team conducts a thorough assessment of the property, identifying and documenting all defects present. The General Purpose Building Defect Report provides a detailed overview of these defects discovered during the initial inspection.

Stage 2: Structural Solutions by Engineers – Following the initial inspection, our team of experienced engineers analyses and provides appropriate solutions for any structural failures identified during the inspection and outlined in the report. Their expertise ensures that structural issues are addressed effectively and recommendations are made to rectify the identified failures.

Stage 3: Compliance Assessment by Town Planners/Building Certifiers – In this stage, our A1 – A3 town planners and building certifiers review, assess, and provide solutions for any non-compliance matters documented during the initial inspection. Their expertise in compliance regulations and building codes enables them to offer recommendations to address these issues, ensuring that the property meets the required standards.

By conducting inspections in these three stages, we ensure a comprehensive evaluation of the property’s condition, address structural failures, and assess and resolve non-compliance matters, ultimately providing you with a comprehensive report and recommendations for necessary actions.

ALL SERVICES WITH ASSOCIATED FEES

NON URGENT = 5 – 7 Day Turnaround. RRP = 3 – 5 Day Turnaround. URGENT = Same Day Report (Overtime Rates).

All fees and Terms & Conditions outlined within this website are on the basis that all orders are processed via our online booking portal within this website.

Or

All phone orders will be processed using our standard Terms & Conditions and any bespoke requests negotiated and accepted by our office within a signed Work Order.

To be billed out at $290 Per hour which includes a team of two people to carry out a site assessment and report to ascertain the possible entry point or cause of the water ingress within a building or apartment, there is a minimum charge of 8 hours for the flood test and field notes to be supplied to the commissioning party minimum charge is $2320

Our Non-Urgent price is a discount rate subject the order proceeding in the following manner:

• The order is submit via our website and online booking portal
• Payment is made via this website using the eway payment portal (credit card payment)
• The Site inspection to be carried out within 3 business days after the date of the order being received (depends on access availability)
• The report will be released within 7 business days from that date of the inspection (maximum 10 Business days turnaround)
• The commissioning party grants The Property Inspectors Pty Ltd permission to release the report to the vendor/ agent/ or other buyers / Interested parties

Our RRP price is our standard list price for our services:

• The order is submit via our website and online booking portal
• Payment is made via this website using the eway payment portal (credit card payment)
• The Site inspection to be carried out within 3 business days after the date of the order being received (depends on access availability)
• The report will be released within 5 business days from that date of the inspection (maximum 8 Business days turn around)
• The commissioning party grants The Property Inspectors Pty Ltd permission to release the report to the vendor/ agent/ or other buyers / Interested parties

Our Urgent Jobs price list is for all Urgent jobs that need to be done that day or the following day:

• The order can be submit via our website and online booking portal / Via a email / Phone order
• Payment is made via this website using the eway payment portal or over the phone with a manual credit card payment process
• The Site inspection to be carried out within 24 hours of the payment being processed / taken (depends on access availability)
• The report will be released within 24 Hours from that date of the inspection
  (Which always means after hours work and over time rates being paid to our inspector)
• The commissioning party grants The Property Inspectors Pty Ltd permission to release the report to the vendor/ agent/ or other buyers / Interested parties

Cancellation of appointments – refer to the Terms and Conditions within this website.

Secure Online Transactions with eWay

The Property Inspectors uses eWay secure online transactions. eWay is a dedicated secure online payments gateway that accepts payments by Visa, Mastercard, American Express or Diners Club International. eWay has been recognised as providing the highest level of internet security available anywhere, as confirmed by the PCI Security Standards Council, which is a group of all the major credit card providers whose aim is to ensure that online shopping remains safe for consumers. When you pay by eWay, sophisticated technology encrypts your credit card information, so that we can’t even see it! It’s a simple, straight forward and ultra secure payment option backed by over 16 years business experience in ecommerce.