This consolidated report sets out the findings of a visual building inspection of the top (northern) townhouse at 152 Moverly Road, South Coogee. The inspection was performed from supplied photographs, supplemented by on-site confirmation for items expressly marked as confirmed on site.
Forty-two defect findings are recorded across the four levels. Six are Major. Thirteen are Moderate. The remaining twenty-three are Minor, Verification Required, or Monitor items.
No FRL 60/60/60 separating construction between Class 10a basement parking and the Class 1a dwelling. No compliant self-closing solid-core doors or fire-rated lift landing doors. Breaches NCC HP H6D1 / H6D2.
Photos p1140576, p1140582 · p.5 & p.7
Base-spigot-mounted glass panels without a continuous top rail show significant lateral deflection under manual load. Inconsistent with AS 1288 retention requirements for top-rail-less systems.
Photos p1140688, p1140696 · p.7
Continuous vertical gap (30–50+ mm visual estimate) between the two rendered party walls. No expansion joint filler, sealant, or flashing. Compromises the FRL of the separating wall and weatherproofing at the junction.
Photos p1140799, p1140800 · p.8
Burner heads fitted, control knobs loose on benchtop, no rangehood captured in photographs, no visible commissioning documentation. Gas Compliance Certificate required from a licensed gasfitter before use.
Photos p1140652, p1140655, p1140666, p1140683 · p.6
Exposed black waterproofing membrane with honeycombed concrete surround and soil / backfill in direct contact at the horizontal construction joint of the basement retaining wall.
Photo p1140558 · p.5
Fixed floor-to-ceiling glazing combined with a small openable window that "barely opens". Suspected non-compliance with NCC HP H4D5 (≥5 % unobstructed openable area). Site measurement required.
Master Suite (site verification) · p.6
| Level | Findings | Major | Moderate | Minor / Verify |
|---|---|---|---|---|
| Basement (B1 – B7) | 7 | 2 | 3 | 2 |
| Upper / First Floor (U1 – U12) | 12 | 1 (+2 tbc) | 4 | 5 |
| Ground Floor (G1 – G13) | 13 | 2 | 3 (+1 tbc) | 7 |
| Roof / Exterior (R1 – R10) | 10 | 1 | 3 | 6 |
| Total | 42 | 6 | 13 – 14 | 20 |
This inspection was performed on a visual, non-intrusive basis. Findings are based on what could be observed from supplied photographs, supplemented by on-site confirmation where expressly noted.
The assessment flags items that are visually evident or that, on the balance of what the photographs show, warrant further investigation by a suitably qualified specialist. Each finding cites the Australian Standard, NCC provision, or legislative reference that applies.
A total of 244 photographs (p1140514 and p1140558 – p1140800) were reviewed. Photos were taken in the sequence: Basement → Upper Level (First Floor) → Ground Floor → Exterior. The photos have been allocated to 41 zones across the four levels. Where a zone is marked as confirmed by full-resolution review it is identified with [C]; inferred zones are marked [I] and should be verified on site.
This inspection has been carried out in the general spirit of AS 4349.1:2007 Inspection of buildings — Pre-purchase inspections — Residential buildings, while explicitly noting the scope limits above. Where a specific standard or provision of the NCC is engaged by a finding, that reference appears in the finding itself.
Australia does not have a dedicated AS Standard for below-ground / tanking membranes equivalent to AS 3740 (internal wet areas) or AS 4654.2 (external above-ground). Below-ground waterproofing is governed by:
Two classes of element are expressly outside the scope of a general building inspection and require separate inspection by a qualified specialist.
The building inspector is not a licensed pool specialist and this report does not constitute a pool or pool-barrier compliance certificate. Any observations on the pool, pool barrier, coping, water recirculation, or poolside electrical / bonding are indicative only and are subject to inspection and certification by an accredited NSW Pool Barrier Certifier (AS 1926.1 / 1926.2), a licensed pool builder / technician (AS 1926.3), and a licensed electrician for poolside RCD / equipotential bonding (AS/NZS 3000 Section 7.5). The pool must be registered on the NSW Swimming Pool Register with a current Certificate of Compliance before use.
The building inspector is not a licensed roofing contractor and this report does not constitute a roof specialist report. The roof covering, box gutters, parapet cappings, flashings, rainwater heads, sumps, overflow provision and concealed roof structure were not inspected from above. Visible roof-edge observations and findings affecting the rooftop deck are provided on an advisory basis only. A full specialist inspection by a licensed roofing contractor and / or roof plumber is required under AS/NZS 3500.3:2021, AS 4654.2:2012 and NCC HP Part 7.5 before any reliance is placed on the roof condition.
| Property address | 152 Moverly Road, South Coogee NSW 2034 |
| Subject dwelling | Top (northern) townhouse — the dwelling with the rectangular pool |
| Lot / Plan | Lot 4784, DP 752015 |
| Design drawings | Graphio AM — Revision I, dated 10 August 2021 (CDC 3.00 Basement, CDC 4.00 Ground, CDC 5.00 First Floor, CDC 6.00 Roof) |
| Levels inspected | Basement (RL 62.400–62.550), Ground Floor (RL 65.200–65.300), First Floor (RL 68.350–68.850), Roof / Exterior |
| Photographs reviewed | 244 images (p1140514, p1140558 – p1140800) across 41 zones on 4 levels |
| Report status | Consolidated — all four level assessments merged into a single document |
All 42 findings sorted by severity. Major Moderate Minor Verify / Monitor.
| Ref | Photo | Defect / Item | Severity |
|---|---|---|---|
| B1 | p1140558 | Unfinished / exposed membrane termination, honeycombed concrete at basement retaining wall | Major |
| B7 | p1140576, p1140582 | Fire separation between basement (Class 10a) and dwelling (Class 1a) — absent on site | Major — confirmed non-compliance |
| G3 | p1140696, p1140688 | Glass pool barrier — excessive lateral flex, base-mounted without top rail — replacement recommended | Major |
| G12 | (cross-ref B7) | Fire separation to basement parking — absent on site (Ground Floor side cross-reference) | Major — confirmed non-compliance |
| R3 | p1140799, p1140800 | Unsealed vertical gap between dwellings at party wall — fire and weatherproofing | Major |
| U1 | p1140652, p1140655, p1140666, p1140683 | Gas cooktop install incomplete / rangehood not confirmed | Major (tbc) |
| Ref | Photo | Defect / Item | Severity |
|---|---|---|---|
| B2 | p1140559 | Historic moisture staining in service / bonding riser | Moderate |
| B4 | p1140571 | Crack in polished concrete slab (basement parking) | Moderate (tbc) |
| B5 | p1140575 | Rust through painted external door jamb; render crack | Moderate |
| G1 | p1140641, p1140642 | Extensive render map cracking (external) | Moderate to Major |
| G2 | p1140636 | Damaged render at window / door jamb | Moderate |
| G7 | p1140698 | Unfinished penetration at pool / garden services (render + exposed cabling) | Moderate |
| G11 | p1140731 | Yellow / amber water in Ground Floor toilet (see U11) | Moderate (tbc) |
| R4 | p1140785 | Crack at render-to-paving junction | Moderate |
| R8 | p1140797, p1140798 | A/C condenser — foliage obstruction + unfinished render at service penetration | Moderate |
| U5 | p1140670 | Window / door head junction gap | Moderate |
| U8 | p1140627 | Glass balustrade panel gap — verify | Moderate (tbc) |
| U11 | p1140588, p1140613, p1140731 | Yellow / amber water in all toilet pans — dwelling-wide | Moderate (tbc) |
| U12 | Master Suite — site | Master Suite ventilation — fixed glazing + small openable window; AC does not substitute | Moderate–Major (tbc) |
| Ref | Photo | Defect / Item | Severity |
|---|---|---|---|
| B3 | p1140563 | Worn concrete around drainage grate | Minor |
| B6 | p1140567, p1140568 | Iron staining on subsoil drain (agi-drain) | Monitor |
| U2 | p1140653 | Unsealed cabinet base penetration (waste hose) | Minor |
| U3 | p1140607 | Window safety device — key left in lock | Operational |
| U4 | p1140589 | Skylight perimeter finish uneven | Minor |
| U6 | p1140604 | Construction debris at carpet / joinery junction | Minor |
| U7 | p1140595, p1140596 | Carpet staining | Minor |
| U9 | p1140634 | Balcony balustrade — height / glass grade verify | Verify |
| U10 | p1140609 | Master Ensuite waterproofing / glazing / GPO — verify | Verify |
| G4 | p1140688, p1140696 | Pool barrier gaps (panel-to-panel, base, top) — verify | Verify |
| G5 | — | Pool gate — location, self-closing, latch height — verify | Verify |
| G6 | p1140701 | Pool waterline staining / debris | Minor (maintenance) |
| G8 | p1140739, p1140740 | Stair soffit / ceiling finish incomplete | Minor |
| G9 | p1140730 | Bathroom GPO zone position — verify | Verify |
| G10 | p1140681, p1140689 | Timber deck — slip resistance and framing verify | Verify |
| G13 | — | Ground Floor further investigation checklist | Various |
| R1 | p1140707, p1140708, p1140726 | Debris / standing water at rooftop skylight surrounds | Minor (maintenance) |
| R2 | p1140792, p1140793 | Roof covering, box gutters, parapet cappings, flashings — not inspected | Not determined |
| R5 | p1140787, p1140788 | Render surface unevenness (raking light) | Minor–Moderate |
| R6 | p1140791 | Balustrade post-to-capping corrosion / finish breakdown | Minor–Moderate |
| R7 | p1140758, p1140789 | Incomplete external doors — jamb junction and missing handle | Minor |
| R9 | p1140786 | Front entry stair — geometry / slip / handrail verify | Verify |
| R10 | p1140789 | Soffit-wall junction — crack vs detail — verify | Verify |
Basement level (RL 62.400 – 62.550). Photos reviewed: p1140558 – p1140586. Basement photos were taken in sequence starting at the carpark vehicular entrance and moving through the space toward the far (eastern) end. Seven findings are recorded, two of which are Major.
| Zone | Photos | Key findings |
|---|---|---|
| 1. Carpark entrance — threshold, retaining wall, bonding cabinet | 558 [C], 559 [C], 560 [C], 562 [C] | B1 membrane termination; B2 bonding riser staining |
| 2. External drainage grate at entrance | 563 [C] | B3 worn concrete surround |
| 3. Subsoil / agi-drain perimeter run | 566 [I], 567 [C], 568 [C] | B6 iron staining on agi-drain |
| 4. Carpark floor — polished concrete parking bay | 561–565, 570–572 | B4 crack in polished slab (571) |
| 5. Carpark perimeter — pebble drainage channel | 573 [C], 574 [I] | Continuous channel — visually compliant |
| 6. External basement door (side access) | 575 [C], 576 [C] | B5 rust through jamb; render crack |
| 7. Transition: Parking bay → Lift lobby | 569 [C], 579 [C] | Polished concrete to tile junction |
| 8. Lift lobby — tiled floor, floor drain | 577, 578, 580 [C], 581 | Lobby drainage; ceiling pipework |
| 9. Lift shaft / lift car interior | 582 [C], 583 [C], 584–586 | B7 cross-reference — no fire-rated landing doors |
Exposed black waterproofing membrane / sheet visible with unrendered concrete surround. Surrounding concrete shows honeycombing (voids where aggregate is not properly encased in paste). Soil / backfill material is visible against the unfinished concrete; the protective cover to the membrane termination is absent.
Refer to the building's consulting engineer. Make good the honeycombed concrete; reinstate protective cover / flashing to the membrane termination in accordance with the manufacturer's installation details; verify membrane continuity. Photograph during rectification.
Historic moisture staining / efflorescence pattern visible on galvanised panel and adjacent pipe. Streaked staining down the pipe is consistent with prior water tracking. No active water observed.
Investigate source (above-slab penetrations, waterproofing at service chase, pipe joint integrity). Confirm that any affected electrical equipment is rated for the exposure it has experienced; verify the integrity of equipotential bonding (licensed electrician scope). Standards engaged: AS/NZS 3000:2018 Sections 4 and 6; NCC HP Part 7.5.
Exposed-aggregate concrete surrounding the grate shows pitting, wear and minor spalling. Organic debris accumulated in the pit. Recommendation: make good the damaged concrete surround; confirm the grate is securely retained and of the appropriate class; schedule regular cleaning. Standards: AS/NZS 3500.3:2021; AS 3996:2019.
A visible crack runs across the polished slab. Width cannot be measured from the photograph; appears to be in excess of a hairline (>0.3 mm). The crack is approximately linear, consistent either with an uncontrolled drying-shrinkage crack or a crack at an inadequate control joint. Recommendation: measure the crack width with a crack-width gauge; install a tell-tale monitor and observe over 3 – 6 months. If >0.3 mm and stable, consider epoxy injection. If active or >1.0 mm, engage a structural engineer. Standards: AS 3600:2018; AS 2870:2011; NCC HP Part 4.2.
Rust-coloured staining bleeding through the painted door jamb finish, consistent with corrosion of embedded steel, fixings or a steel lintel behind the paint. A crack / gap is visible at the render-to-jamb interface. Recommendation: strip back paint at the affected area; identify and remediate the corroding element; apply a paint system complying with AS/NZS 2312.1 for the exposure class; re-seal the render / jamb junction. Standards: AS/NZS 2312.1:2014; AS 3700:2018; NCC HP Part 7.5.
The agi-drain exhibits significant rust-coloured staining along its length, consistent with iron-rich groundwater passing through the drain. Indicates drainage is actively working; iron ochre build-up can reduce flow over time. Recommendation: note for future maintenance. Schedule periodic inspection / flushing of the subsoil drain system to prevent iron ochre blockage. Consider CCTV inspection of buried sections after several years' service. Standards: AS/NZS 3500.3:2021; AS 2439.1:2007.
There is no fire-resistant separating wall installed between the basement parking (Class 10a) and the Ground Floor dwelling (Class 1a). Inspection confirmed the absence of the required separating construction — there is no FRL 60/60/60 wall, no masonry alternative, and no tight-fitting self-closing solid-core door at any of the transitions (stair head, lift landing, or any other doorway). The basement and the Ground Floor are effectively open to each other via the spiral stair and lift shaft.
First Floor / Upper Level (RL 68.350 – 68.850). Photos reviewed: p1140587 – p1140635 and p1140647 – p1140684. Rooms inspected: Master Suite, Walk-In Robe, Master Ensuite, WC, Kitchen, Pantry, Dining, Living, Balcony and Planters, Spiral Stair (upper flight). Twelve findings are recorded, of which U1 is Major and U12 is Major-to-be-confirmed.
| Zone | Photos | Key findings |
|---|---|---|
| U-W1. Central WC (powder room) | 587 [C] | Powder room adjacent to stair head — fluted floating basin |
| U-W2. Master Ensuite | 588–594, 609–613 | U11 yellow water (588, 613); U4 skylight finish (589); U10 waterproofing / glazing |
| U-W3. Walk-In Robe | 595–600 | U7 carpet staining (595, 596) |
| U-W4. Master Suite bedroom | 601–608, 614–626 | U3 window child-safety key (607); U6 carpet debris (604); U12 ventilation |
| U-W5. Master Suite Balcony | 627–635 | U8 balustrade panel gap (627); U9 balcony balustrade verify (634) |
| U-E1. Stair head / switch panels | 647 [C], 648 | Touch-screen smart-switch panel |
| U-E2. Pantry | 649–651 | Scullery off Kitchen — built-in shelving |
| U-E3. Kitchen | 652–658 | U1 cooktop install / rangehood tbc (652); U2 cabinet penetration (653) |
| U-E4. Dining | 659–665 | Access to dining balcony; timber flooring |
| U-E5. Living Room | 666–676 | U5 window / door head junction gap (670) |
| U-E6. East Balcony | 677–684 | Glass balustrade; planter on east edge |
Burner heads and trivets fitted into the benchtop; control knobs shown loose on the benchtop; manufacturer packaging visible alongside. No rangehood captured in the photographs above the cooktop. Commissioning documentation not visible.
Obtain a Gas Compliance Plate / Certificate from the licensed gasfitter for the cooktop installation. Confirm installation of rangehood or equivalent mechanical exhaust venting externally per NCC 10.6. Verify accessible gas isolation valve within reach of the cooktop per AS/NZS 5601.1. The cooktop should not be used until these items are confirmed.
AS/NZS 5601.1:2022 Gas installations; AS/NZS 1668.2:2012 ventilation; NCC 2022 HP Part 10.6.
Flexible corrugated waste hose (consistent with dishwasher drain) passes through a roughly-cut oversized opening in the cabinet base. Gaps around the hose are unsealed. A second penetration is also visible. Recommendation: seal penetrations with a rodent-proof flexible sealant collar. Confirm dishwasher drain has proper air-break or high-loop installation to prevent back-siphonage per AS/NZS 3500.2.
Key-operated window restrictor device installed on the window frame. Blue key shown inserted in the lock at the time of photograph. Device is installed (compliant) but leaving the key defeats the purpose of the child-safety restrictor. Recommendation: remove the key from the lock during normal use and store inaccessible to young children. No physical rectification required. Standards: NCC HP Part 7.1; AS 5203:2018; Strata Schemes Management Act 2015 (NSW) s.118.
Paint / cornice edge along the skylight frame is uneven and shows patchy setting compound. Small gap visible between the frame and the adjacent ceiling lining in places. External flashing cannot be assessed from the photograph. Recommendation: make good the plasterboard and paint at the skylight perimeter to a Level 4 finish per AS 2589.1. Standards: AS 4285:2017; NCC HP Part 7.5; AS 2589.1:2017.
The two meeting sections of the bronze aluminium frame show a visible misalignment / gap at the mitre / butt junction. Fixing screw visible. No bead of sealant evident in the gap — potential water / air ingress path at a weatherline junction. Recommendation: seal the frame junction with appropriate neutral-cure silicone sealant. If misalignment is structural (fixing issue), re-fix the frame. Verify across all window / door frames in the dwelling. Standards: AS 2047:2014; AS 4773.1:2015; NCC HP Part 7.5.
Loose plaster dust / setting compound debris at the carpet edge and on the adjacent wall. Joinery / jamb edge shows raw, unfinished timber at the bottom where it meets the carpet. Recommendation: thorough site clean; make good joinery edge at carpet transition; consider carpet-clean. Standards: AS 2455.1:2019; AS 1884:2021.
Yellow / amber staining visible on the wool loop-pile carpet in several locations. Recommendation: professional carpet clean. If the stain does not lift, investigate source (possible plaster contamination during finishing) and patch-replace the affected section if necessary.
Vertical gap between adjacent glass panels visible. Width cannot be measured from the photograph. Top rail present (positive compliance signal). If any gap exceeds 125 mm this is a non-compliance. Recommendation: measure all panel-to-panel gaps. Any gap > 125 mm to be closed (gasket / spacer / replacement panel). Verify glass is Grade A safety glazing carrying the AS/NZS 2208 / AS 1288 certification mark. Standards: NCC HP Part 7.5; AS 1170.1:2002; AS 1288:2021; AS/NZS 2208:1996.
Framed glass balustrade with top rail. Height and panel dimensions appear adequate from the wide view but cannot be measured. Recommendation: site-measure top of handrail to balcony floor level to confirm ≥ 1000 mm. Confirm glass is Grade A safety, verify panel thickness against AS 1288 tables for the height and span, retain installer's compliance certificate. Standards: NCC HP Part 7.5; AS 1170.1:2002; AS 1288:2021; AS/NZS 2208:1996.
Finished wet areas with freestanding bath, natural stone vanity top, large-format tiled floor, linear channel drain in shower zone, square floor waste outside shower zone, highlight window above bath. GPOs visible above vanity (reflected in mirror). Appearance generally satisfactory but compliance items cannot be verified from photographs alone. Recommendation: obtain the waterproofing compliance certificate (AS 3740). Verify GPO clearance from basin (not in Zone 1). Test mechanical exhaust operation. Verify highlight window above bath is Grade A safety glazing. Standards: AS 3740:2021; AS 3958.1:2007; AS 1288:2021; AS/NZS 3000:2018 Section 6; NCC HP Part 10.6.
All toilet pans photographed across the dwelling show water of a distinct yellow / amber colour, consistent between levels. A brown vertical stain is visible on the rear inside surface of the bowl in p1140588 — characteristic of iron deposition over time (not just temporarily stagnant water). The consistency suggests a dwelling-wide water supply quality issue, not a single stagnant bowl. This may be associated with the iron staining at the basement subsoil drain (finding B6) — both pointing toward iron-bearing water on or near the property.
The main wall of glass in the Master Suite is fixed (not openable) and contributes zero to the ventilation opening area. The only openable window has a very limited operating range ("barely opens"), providing only a small fraction of its nominal frame area as unobstructed openable area. A standard residential split-system air conditioner recirculates air within the room and does not satisfy the NCC natural-ventilation requirement or an AS 1668.2 mechanical ventilation alternative.
Ground Floor (RL 65.200 – 65.300). Photos reviewed: p1140636 – p1140646 (external perimeter) and p1140685 – p1140766 (interior and pool). Zones inspected: external perimeter and drainage; Pool and Pool Barrier; Entertaining Area / Deck / Lawn; Entry; Guest Bedroom and Guest Ensuite; Bathroom; Laundry; Study Nook; Living Room; Corridor.
The pool-related findings in this section (G3 – G7) are recorded subject to the pool specialist disclaimer at Section 3.1. A Certificate of Compliance from an accredited NSW Pool Barrier Certifier is required before pool use.
| Zone | Photos | Key findings |
|---|---|---|
| EXT-1. External perimeter / side façade | 636 [C], 637–646 | G2 render damage at jamb (636); G1 render map cracking (640–642) |
| 1. Pool enclosure — glass balustrade | 685–697 | G3 pool barrier excessive lateral flex (696); G4 gaps verify |
| 2. Pool services — tap, conduit, grate | 698 [C], 699 | G7 unfinished render at pool services penetration (698) |
| 3. Pool interior — water / steps / waterline | 700 [C], 701 [C] | G6 waterline staining |
| 6. Spiral stair / Lift (central) | 711–713, 717–720, 739–741 | G8 spiral stair soffit finish |
| 10. Ground Floor Bathroom / WC | 730 [C], 731 [C] | G9 GPO zone; G11 yellow water in toilet pan |
Widespread network of fine cracks ('map cracking' / 'crazing') across an area of the render finish. Two visible render chips where the coating has broken away, with cracks radiating from the chip edges. Distributed across most of the affected area — not localised. Recommendation: engage a specialist rendering contractor for a full survey of all external render. Remove and reinstate affected areas per AS 3700 and the render manufacturer's specification. Investigate underlying cause (over-gauged cement-rich mix, substrate movement, inadequate joints). Standards: AS 3700:2018; AS 4773.1:2015; NCC HP Part 7.5; AS 4548.4:2011.
Render is chipped and broken away at the base of the frame jamb, exposing the substrate. The junction between render and frame is not finished / not sealed — direct water ingress path at a weatherline. Recommendation: make good the damaged render; apply a neutral-cure silicone flexible sealant at the frame-to-render junction; verify the frame flashing / weather lip behind the render is continuous. Standards: AS 2047:2014; NCC HP Part 7.5; AS 3700:2018.
The glass pool barrier panels are fixed to the deck via small base spigots (brand: Minrell) with no continuous top rail on the pool-side panels. Under manual load applied to the panel face, the panels show significant lateral flex (p1140696). This is inconsistent with AS 1288 retention requirements for non-top-rail systems — monolithic toughened glass panels fixed by point fixings / spigots generally require a continuous top rail unless a recognised non-top-rail system is installed and certified under an accredited scheme (AGGA E1).
Replace with an E1-certified base-mounted glass balustrade / pool-fence system (independently accredited under the AGGA Glass Balustrade Accreditation Scheme to Energy Class E1). Verify:
Gaps between adjacent glass panels, and between the bottom of the panels and the decking, cannot be reliably measured from the photographs. Recommendation: during the site visit accompanying G3 rectification, measure every panel-to-panel gap and every panel base clearance with a calibrated gauge (100 mm go/no-go). Record and remediate any non-compliant dimensions. Standards: AS 1926.1:2012 cl. 2.4, 2.5, 2.6.
A compliant pool enclosure requires a self-closing, self-latching gate opening outwards from the pool, with latch release mechanism ≥ 1500 mm from finished surface on the outside, or shielded so that it cannot be reached from outside through a 10 mm opening within 450 mm. Recommendation: photograph and measure the pool enclosure gate(s). Verify compliance with all Section 3 requirements of AS 1926.1:2012.
Brown / yellow staining visible at the waterline mosaic tile. Floating organic debris in the water. Water clarity slightly reduced. Recommendation: commission the pool (clean, balance chemistry, confirm filtration cycle). Provide handover documentation. Standards: AS 1926.3:2010.
Render at the base of the wall where the PVC pipe exits is damaged / not made good. Coloured wires / cables are visible protruding from a horizontal construction joint in the render at approximately 400 mm AFFL. Hose tap on braided blue hose. PVC pipe discharges onto a stormwater grate set in the lawn. Recommendation: engage the builder to make good the render around the pipe penetration, seal around pipe and cabling with flexible sealant, and verify exposed cables are adequately protected and terminated in a weather-rated enclosure. Confirm dual-check valve fitted at the hose tap. Confirm pool backwash discharge is directed to sewer or legal stormwater point per local council requirements. Standards: AS/NZS 3500.1:2021; AS/NZS 3500.3:2021; AS 1926.3:2010; AS/NZS 3000:2018; NCC HP Part 7.5.
Underside / soffit along the stair void shows areas of partially-painted setting compound, a pale-green paint blob or primer patch, and a visible junction line between two surfaces not finished flush. Recommendation: make good plasterboard and paint to a Level 4 finish at the stair soffit per AS 2589.1:2017.
Modern bathroom with frameless glass shower enclosure, wall-hung vanity, square floor waste. GPO visible on the wall behind / above the toilet, in close proximity to the glass shower enclosure. Recommendation: verify on site that the GPO is outside Zones 0, 1 and 2 (generally ≥ 1.8 m horizontal distance from the shower head outlet). If within Zone 2, confirm it is IP-rated and RCD-protected. Electrician's certificate to be sighted. Standards: AS/NZS 3000:2018 Section 6.2 (Bathrooms); AS 3740:2021.
Hardwood timber decking boards on a deck frame system. Board spacing and fixings appear regular from photographs. Recommendation: confirm deck framing, fixings, bearer / joist details by reference to construction records or by lifting a board. Verify slip resistance in wet conditions — target P3 (or R10) for external wet-exposed surfaces; consider anti-slip treatment if below classification. Standards: AS 1684.2:2021; AS 1170.1:2002; AS 1657:2018; AS 4586:2013.
Water in the toilet pan shows a distinct yellow / amber colour, matching the condition observed in both Upper Level toilets (p1140588 and p1140613). Dwelling-wide finding recorded in full under U11. Recommendation: see U11 — flush all fixtures; if discolouration persists, engage a licensed plumber to verify supply line material compliance with AS/NZS 3500.1:2021; NATA-accredited laboratory sample test.
Same finding as B7, documented here as a cross-reference for the Ground Floor scope. The required FRL 60/60/60 separation, masonry alternative, and tight-fitting self-closing solid-core doors are all absent. The basement and Ground Floor are effectively open to each other via the spiral stair and lift shaft. Recommendation: see B7 for full rectification scope, implications for the purchaser, and interim risk-management actions. Rectification must cover the Ground Floor side of the separation (floor slab, stair-head enclosure, lift landing door) in addition to the basement side.
The following Ground Floor items could not be verified from the photographs supplied and require further inspection:
Scope of this level: Roof (limited viewpoints), Skylight wells at rooftop, Parapets and Cappings, Exterior Façade, Front Entry and Stairs, Driveway, Balustrades to external landings and stairs, Services (mechanical A/C condensers, external plumbing). Photos reviewed: p1140707 – p1140708 and p1140726 (skylights from above); p1140767 – p1140800 (exterior and services); p1140792 – p1140793 (roof edge from below). Ten findings, of which R3 is Major.
The roof-related findings in this section (R1, R2, and any observations of the roof surface or roof plumbing) are recorded subject to the roof specialist disclaimer at Section 3.2. A specialist roofing contractor / roof plumber inspection is required.
Skylight glazing with surrounding white aluminium frame set into a stone / paved deck. Organic debris (leaves, twigs, grit) visible on the deck near the skylights. Areas of residual surface water / damp staining visible. Pebble bed in adjoining roof-planter area contains leaf litter. Pooling water adjacent to a skylight flashing is a known leak entry path. Recommendation: clean all debris from rooftop deck and pebble beds. Verify roof falls correctly to nominated drainage point(s) and no ponding exists once cleared. Refer to roof plumber for flashing and drainage assessment per Section 3.2 disclaimer. Standards: AS/NZS 3500.3:2021; AS 4285:2017; NCC HP Part 7.5.
Only limited oblique views of the parapet edge and a single surface-fixed downpipe are visible. The roof surface, waterproofing, box gutters, overflows, rainwater heads, any sumps and flashings at parapet cappings, HVAC penetrations, skylights and service vents have not been inspected. Recommendation: engage a licensed roofing contractor and / or roof plumber for a specialist inspection under the roof disclaimer at Section 3.2. Standards: AS/NZS 3500.3:2021; AS/NZS 2904:1995; NCC HP Part 7.5; AS 4654.2:2012.
A substantial vertical gap (visual estimate 30 – 50+ mm, to be measured on site) runs between the two rendered walls. The gap is open top-to-bottom from what can be seen; no expansion joint filler, no sealant, no flashing cover strip is visible. Cobwebs inside the gap suggest the condition has existed for an extended period. The apparent absence of any fire-rated jointing at the party wall compromises both weatherproofing of the separating wall detail AND fire separation between the two attached Class 1a dwellings.
Engage a building consultant / structural engineer to inspect the separating wall detail on site. The gap should be filled with a tested and certified fire-resistant expansion joint system complying with AS 4072.1 to match the FRL of the separating wall, with a weatherproof flashing / cover strip at the top and sides. Approved products typically combine a ceramic fibre / mineral wool backing with a fire-rated mastic. Retain the installer's FRL certification.
Visible gap / crack at the interface between the base of the rendered wall and the stone paving, running along the wall line — direct water ingress path at a horizontal junction which will progress if not sealed. Recommendation: clean out the junction, apply a compressible backer rod, and seal with a neutral-cure silicone sealant suitable for exterior stone / render. Verify the waterproof membrane beneath the paving is continuous against the wall up-stand. Standards: AS 3958.1:2007; AS 4654.2:2012; NCC HP Part 7.5.
Inspector's torch used at a shallow angle across the render reveals unevenness — a bulge and associated irregularities. Typical raking-light method used to identify imperfect float work or partial delamination of render. Minor unless accompanied by a hollow sound — in which case Moderate (render has lost adhesion and must be removed and re-rendered). Recommendation: sound-test flagged areas by tapping. Where hollow, remove loose render back to a sound edge, key the substrate, and re-render per the original specification. Standards: AS 3700:2018; AS 4773.1:2015.
Whitish compound residue and what appears to be the beginning of rust staining at the base of one or more balustrade posts where they meet the stone capping. Coating / paint finish shows early breakdown. Concern is progressive loss of section at the post base reducing barrier capacity over time. Recommendation: clean the post / capping junction, verify post fixings are sound, strip back flaking coating, treat any corrosion, and recoat with a paint system appropriate to coastal exposure (likely C5-M given proximity to the coast) per AS/NZS 2312.1:2014. Seal the post-to-capping junction with a neutral-cure sealant. Standards: AS/NZS 2312.1:2014; AS/NZS 4680:2006; AS 1170.1:2002; NCC HP Part 7.5.
Unsealed junction between bronze aluminium door frame and rendered wall at the base of the jamb (p1140758). Storage door appears fitted but without a door handle installed (p1140789), only a strike plate visible. Recommendation: complete frame-to-render junction with flexible sealant. Install missing door handle / lockset. Verify door is fully weather-sealed (brush / rubber seal at head, jambs and threshold). Standards: AS 2047:2014; AS 5039:2008 / AS 5040:2003; NCC HP Parts 9.4 and 7.5.
Large tropical plants (Strelitzia / 'giant bird of paradise') growing directly against the condenser, obstructing airflow to the intake. Service penetration through the render adjacent to the unit — orange conduit (refrigerant line cover) and blue cable visible — render around the penetration not made good; substrate visible. Plant matter in close proximity to service penetrations and cables. Plant obstruction reduces condenser efficiency, risks short-cycling and premature compressor failure; unfinished penetration is a combined weatherproofing, cable-protection and pest-entry issue. Recommendation: cut back or relocate plants to provide clearances specified in the Daikin installation manual (sight the manual). Engage the builder to make good the render around the service penetration and seal with UV-stable flexible sealant. Engage a licensed HVAC technician and a licensed electrician to verify installation compliance with AS/NZS 3823 and AS/NZS 3000 respectively. Standards: AS/NZS 3823; AS/NZS 1677.1 / 1677.2:1998; AS/NZS 3000:2018; NCC HP Part 7.5.
Stair well-presented with LED step lighting. Compliance items that cannot be measured from the photograph: consistent going and riser dimensions (NCC: rise 115 – 190 mm, going 240 – 355 mm, dimensional variation ±5 mm between treads); slip resistance of the stone tile nosings under wet conditions; handrail height and continuity; any required balustrade / barrier where fall height > 1 m. Recommendation: on site, measure rise and going of each tread, confirm consistency per NCC 11.2. Obtain slip-resistance classification for the stone tread (supplier documentation) or have a pendulum test performed per AS 4586. Measure handrail height; confirm balustrade height where fall exceeds 1 m. Standards: NCC HP Part 11.2; AS 4586:2013; NCC HP Part 7.5; AS 1170.1:2002.
Horizontal line visible along the soffit-to-wall junction. Could be a compliant shadow-line / control-joint detail, or a shrinkage / movement crack. Cannot be distinguished from the photograph alone. Recommendation: inspect the junction on site. If control-joint shadow-line, the item can be dismissed; if a crack, measure width, install a monitor and monitor for progression; if active or > 0.3 mm, refer to a structural engineer. Standards: AS 3600:2018; AS 2870:2011; NCC HP Part 7.5.
The following action plan groups the 42 findings into priority tiers. Priority is set by the combination of life-safety risk, NCC compliance exposure, and cost / difficulty of rectification. Tier 1 and Tier 2 items should be addressed before occupancy or during a conveyancing / price-negotiation process.
The following items are outside the scope of this visual inspection and require engagement of a suitably qualified specialist. Receipts / certificates from these specialists should be retained on the property file.
The following items were inspected from photographs and appeared satisfactory on visual review. Intrusive inspection or testing may be required to confirm. This list is provided for completeness — it does not constitute a warranty of compliance.
The following notes are drawn from the Graphio AM Revision I design drawings and the general NCC framework. They are not findings against the dwelling but provide context for the purchaser and for any rectification scope.
The following standards and legislation are engaged by one or more findings in this report. This list is indicative — each finding cites the standards that apply to it.
| Reference | Subject matter |
|---|---|
| NCC 2022 Volume 2 HP | Parts H4D5 (natural ventilation), H6D1 / H6D2 (garage separation), 7.1 (window safety), 7.5 (weatherproofing), 9.3 (separating walls), 10.6 (ventilation), 11.2 (stairs) |
| AS 3740:2021 | Waterproofing of domestic wet areas (U10, G13) |
| AS 1926.1 / .2 / .3 | Swimming pool safety: barriers, spa pools, water recirculation (G3 – G7) |
| AS 1288:2021 / AS/NZS 2208:1996 | Glass in buildings; safety glazing (G3, U8, U9, U10) |
| AS 1530.4 / AS 4072.1 / AS 1905.1 / AS 1735.11 | Fire resistance, joint fillers, fire-resistant doorsets, fire-rated lift landing doors |
| AS/NZS 3000:2018 | Wiring Rules — Section 6 (wet areas), Section 7.5 (poolside), general (B2, U2, U10, G9, R8) |
| AS/NZS 3500.1 / .2 / .3 :2021 | Plumbing and drainage — water, sanitary, stormwater (U2, U11, G7, R1) |
| AS 3700:2018 / AS 4773.1:2015 | Masonry structures and rendering (B5, G1, G2, R5) |
| AS 3600:2018 / AS 2870:2011 | Concrete structures; residential slabs and footings (B1, B4, R10) |
| AS/NZS 5601.1:2022 | Gas installations (U1) |
| AS 2047:2014 / AS 4285:2017 | Windows and external glazed doors; skylights (U5, G2, R7, U4, R1) |
| Home Building Act 1989 (NSW) | Statutory warranty — 6 years for major defects, 2 years for other defects (B7 / G12, G3, R3) |
| Swimming Pools Act 1992 / Regulation 2018 (NSW) | Pool barrier certification and NSW Swimming Pool Register (G3) |
| Plumbing and Drainage Act 2011 (NSW) | Plumber licensing (pool and roof scope references) |
This consolidated building report sets out 42 findings across the four levels of the top (northern) townhouse at 152 Moverly Road, South Coogee, based on visual review of 244 photographs and on-site confirmation for those items expressly marked as confirmed. The findings are recorded against the applicable provisions of the NCC 2022 Housing Provisions and the relevant Australian Standards in force at the date of this report.
Three findings — B7 / G12 (fire separation), G3 (pool barrier) and R3 (party wall gap) — are Major items that in the inspector's view warrant immediate attention. U1 (gas cooktop), U11 / G11 (water quality) and U12 (Master Suite ventilation) require verification or commissioning steps before occupancy.
The report has been prepared under the general scope of AS 4349.1:2007 (Pre-purchase inspection — residential buildings), with express scope limitations recorded in Section 2 and specialist disclaimers in Section 3. Nothing in this report should be construed as a certificate of compliance, a pool barrier certificate, a roofing specialist report, a structural engineer's report, or a fire safety engineer's report — each of those is a separate specialist scope and is referenced where relevant.