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7th May 2014

Pre Purchase New Building Inspection

Of

Address:Level 12 Apartment ‘1201’ (Lot 18) Sydney

Client:

Prepared By Access Property Services Pty Ltd

ABN 053 572 768

Building Consultant Dominic Ogburn Lic No 89515C

e-mail: info@accesspropertyservices.com.au

Office (02) 9798 5000 Fax (02) 9225 9656 Mobile 0418 865-663

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Conditions of the Property Inspection Report.

This building inspection report complies with AS 4349.1 and is based on the inspection of accessible and visible structures only and does not include the condition of inaccessible or concealed areas of buildings or the existence of pests or asbestos.

No responsibility can be accepted for defects, which are latent or otherwise not reasonably detected on a visual inspection without interference with or removal of the structures, coverings or fittings of the building. No liability shall be accepted for verbally submitted report findings.

If a fully OH&S compliant fall arrest system is not provided to the subject property’s roof we will not physically access the roof/s for inspection. In such circumstances no responsibility can be accepted for roof defects that could not be reasonably determined using field glasses from ground level.

We have not inspected woodwork on other parts of the structure which are covered, unexposed or inaccessible and we are therefore unable to report that any such part of the structure is free from defect.

Indicative budget costs estimates are given for repairs as a guide only. The company will not accept any responsibility with respect to accuracy of same. Budget estimates are based on letting the repair works in whole-related trade lots, not as individual items.

We reserve the right tocharge, without prior notice, for additional inspection / report discussion and research time with the client exceeding 20 minutes (either on site, in telephone conversation or emails), additional time associated with inspecting self contained flats, separate kitchenettes or dual occupancies or in travelling beyond our pre quoted total 90 minute allowance; at the rate of $180 (inc GST)per hour or part thereof

A $5.00 surcharge for report facsimile and/or e-mail transmission shall be applied without prior notice.

Invoiced accounts are payable within 7days of the date of invoice.

Failure to pay by due date will accrue interest on the unpaid amount in accordance with s.101 Civil Procedures Act 2005.

In relation to Pest inspection reports, these shall be obtained on behalf of our clients from duly qualified professional consultants. No responsibility will be accepted by A.P.S. as to the contents of these reports and these consultants are duly insured.

APS accepts no responsibility for determining the adequacy or compliance of glass within the property. We recommend that a glazier should be engaged to perform a compliance check and risk analysis of high risk glass elements.

APS accepts no responsibility for determining the structural adequacy of any timber framed or concrete balcony within the property. We recommend that a structural engineer should be engaged to perform a structural analysis check for maximum loading capacity and further recommend that balconies are not overloaded with people.

Mould and their spores may cause health problems or allergic reactions such as asthma and dermatitis in some people. No inspection for Mould was carried out at the property and no report on the presence or absence of Mould is provided. Should any evidence of Mould happen to be noticed during the inspection, it might be noted in this report. If Mould is noted as present within the property and you are concerned as to the possible health risk resulting from its presence then you should seek advice from a qualified expert such as an Industry Hygienist

A cancellation fee of $45 (+GST) will apply in all cases unless written notice of cancellation is given at least 48 hours prior. This report is intended for the use of the person named on the report who is the only person covered by our professional indemnity insurance in respect of the report and as such the report cannot be sold on and/ or the advice used by non indemnified parties.

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LEGEND

Poor = Inferior and in most cases requires significant repair / replacement. Fair = Moderately good and in most cases either minor or smaller repairs will suffice Good = Most advantageous, does not require further work.

The weather just prior to and/ or during our inspection was;

�Dry Sunny �Light Showers> �Raining

ABBREVIATIONS/ EXPLANATIONS LEGEND

A.C. = Asbestos Cement H/wd = Hardwood

A/C = Air Conditioner H.W.S. = Hot Water Service

AL = Aluminium L.H.S. = Left Hand Side

Br/Wk = Brickwork L.m. = Linear Metre

Co-ax = Coaxial Cable M.D.F. = Medium Density Fibreboard

BCA = Building Code Of Australia M.C. = moisture content (expressed as %)

C.I. = Cast Iron M = Metre

C/W = Cold Water m2 = Square Metre

D/P = Down Pipe mm = Millimetre

D.P.C. = Damp Proof Course P/Brd = Plaster Board

D/W = Dishwasher Perps = Perpends

E.L.C.B. = Earth Leakage Circuit Breaker R.C.D. = Residual Current Device

F.C. = Fibre Cement

FIB = Fire Indicator Board

F.R.L = Fire Resistance Level

R.H.S. = RIGHT HAND SIDE OR ROLLED HOLLOW SECTION.

F.F.L. = Finished Floor Level /Line S.C. = Solid Core

F.R. = Fire Rated/ Resistance S.H.S. = Square Hollow Section

F.W. = Floor Waste S.t. = steel trowel

G.I. = Galvanised Iron S/W = Stormwater

G.P.O. = General Purpose Outlet W/M = Washing Machine

G.F. = Ground Floor. (L.G.F) = Lower Ground W/P = Waterproof

H.C. = Hollow Core P.V.C. = Poly Vinyl Chloride

H /W = Hot Water F.I.B. = Fire Indicator Board

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SUMMARY OF CONDITION

FOREWORD On behalf of the client Mr. X I undertook a building survey of the subject Level 12 unit 1201 (Lot 18) over 5 hours on 08/05/14. The client also attended for part of this time and concurrently undertook his own inspection of many building elements and provided me with a summary report of his findings which I have independently verified and referenced within this report.

I photographed various elements and have made reference to them within this report. The weather was fine/ overcast but dry and overnight showers had occurred.

I note that the unit had not had a comprehensive final clean as much builder’s debris, dust excess sealant and paint were still present during the inspection (e.g. cement dust and render within the window sills and excess tile grout). Given the substantially unclean nature of the unit (both internally and externally)I intend to only provide general examples of the types of final cleaning and detailing defects noting that these are prevalent throughout the property including lack of carpet cleaning.

I inspected both internally and externally all the accessible areas of the unit and the Level 2carpark, with a view to compiling what essentially could be deemed a schedule of incomplete works, major and minor defects and repairs for acceptance by the client and vendor.

Noteworthy exclusions of this survey are all the inaccessible elements e.g. sub floor areas, all concealed services, the internals of all acoustically treated separating walls, most common areas and the mechanical services.

This survey does not include any specific review of electrical, fire safety and mechanical and hydraulic services, or structural elements however I have made some general observations and recommendations.

I have not been made aware of the terms of the parties contract pertaining to the property however our overview relies on industry accepted good building practice, the BCA and A.S. minimum requirements.

The summary of ‘essential and non major repairs’ at the front of this report is not a definitive listing of all major and non major repairs as the whole of this report must be read to fully determine same. For easier reference I have hand Marked Up Floor Plan of the subject unit, which is included as an attachment to this report.

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GENERAL REPAIRS/ ADVICE ISSUES (not in priority order listing)

1. The majority of internal doors have not been paint sealed on the top and bottom edges, which is a typical door manufacturer warranty requirement against cupping and warpage- builder to inspect and rectify on all doors.Refer example Photo A

2. Additionally none of the internal door frames incorporate rubber buffers, which in a development of this calibre is unacceptable. Most wardrobe doors, mirror vanity cupboard doors and laundry doors also do not incorporate rubber buffers – install.

3. Basic paper testing of the bathroom and laundry mechanical exhaust fans revealed that they were inoperative at the time of inspection – rectify

4. None of the fire doors or frames (Lvl 12 and 2 carpark) incorporated FRL tagging – builder to advise

5. The balcony balustrade appears to be constructed from laminated toughened glass made up of individual panels and secured at the base only. There is no interlinking of these panels nor any capping handrail installed. I noted that a narrow section of this balustrade at the southern end of the balcony when laterally load tested flexed significantly. Refer example Photo B Builder to provide structural certification for lateral loading of this balustrade Builder to provide specification and location of acoustic floor matting (for impact noise) beneath floor tiles

6. Client Global Comments: 1. Thorough carpet clean needed Refer example Photo C 2. Interior toilet stains to be removed Refer example Photo D

7. Vendor to confirm what type of penetrating sealer has been applied throughout the unit to all limestone and marble finishes, the associated warranty and when it requires re coating.

8. Builder to rectify all leakages within Level 2 carpark including over the subject unit car parking spaces.

ESSENTIAL UNIT REPAIRS/ ISSUES (not a complete listing)

1. Builder to rectify inadequate floor falls within noted Bed1 and Bed 4 shower recesses to prevent pooling\ponding

2. Builder to install new Bed 1 Ensuite shower door with maximum 5mm continuous gap margins in an attempt to prevent shower water escaping during use.

3. Builder to undertake comprehensive and thorough final cleaning of the entire apartment including steam cleaning carpet and replacement of damaged carpet as noted

4. Builder to undertake significant additional painting and sanding works

5. Builder to rectify excessive mechanical fan noise within ceiling void of rear northern hallway

6. Builder to replace noted badly chipped balcony glass slider panel and ensure entire system locking mechanism is operative

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HIGHLY RECOMMENDED ISSUES (not a complete listing)

Recommend that the Owners Corporation have a thorough building inspection report completed on all common areas within the defects liability period once this has been determined Recommend client re-engage me for an additional inspection after the vendor has confirmed in writing all agreed defects have been completed.

Example Photo A

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Example Photo B

Example Photo C

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Example Photo D

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Balcony Observations Client defect comments 1. Glass panel furthest south chipped on leftside 2. Tile loose under panel 2nd from south side-- wobbles when stepped on. Ditto tile three tiles in from same, towards sliding door. Ditto tile adjoining master slider, 3rd tile in from balcony edge. 3. Glass panel 6th from south side chipped on left side 4. Glass panel 8th from south side does not engage properly with panel 7th 5. Glass panel furthest north locked into place. Could not test operation because dont have key. 6. Junction of wall and tile at north side needs paint touched up to cover brownish material on wall 7. Two middle tiles adjoining master sliding door are chipped. 8. Lights need to be installed in ceiling. APS defect comments; I concur with all of the above client defect comments; Refer prior General Repair item No6 requesting structural certification of glass balustrade. Refer example Photo No1 showing heavily chipped toughened glass slider panel – requires full replacement. Refer example Photos No2-6 showing various chip and scratch marks within powder coated finish of balcony sliding door frame and upper glass sliding door runners, cement and builders dust and excess paint in sliding door track – rectify all Refer example Photos No7-12showing various painting defects including inadequate coverage, open upper wall\ ceiling joint, excess paint on sliding door sill and frame, sliding glass panel track and an glass balustrade,stain marking to the stainless steel skirting, which requires thorough cleaning and polishing – rectify all Refer example Photo No13 showing glass panel 8th from south side does not engaging properly with panel 7th –rectify.

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Photo No 1

Photo No 2

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Photo No 3

Photo No 4

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Photo No 5

Photo No 6

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Photo No 13

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Bed 1 &Ensuite Observations Client defect comments; Master bedroom 1. Fire sprinkler in west wall missing

Master Walkin 1. Shelving installation needed

Master Bath 1. Rust stain on stone floor near tub 2. Two red ink marks on stone tub facing 3. Scratch at bottom of tub 4. No water to tub 5. Toilet paper holder loose 6. Needs protective stoppers on shower and toilet door handles APS defect comments; I concur with the entire above client defect comments; Bed Refer prior General Repair item No1 & 2 requiring paint and sealing top and bottom edges of all doors and installation of rubber buffers to door frames. Refer example Photos No14-18 showing various defects including\scratch damage to window frame powder coat finish, cement debris within door track and lower frame, inaccurate cutting in of paint at junction with windows, excess silicon on glazing– requires full replacement. Refer example Photos No19-29 showing various carpet defects including paint staining to each of carpet at junction with skirting and in middle of floor– requires full rectification and cleaning Refer example Photos No showing various painting defects including inadequate sanding back of surface dags particularly at shadow line around door frames, excess paint on door hinges, inadequate filling and repainting of door frame fixings – all of which require rectification.

W/I Robe; Refer example Photo No30 showing wardrobe shelving it has not been installed – in-store Refer example Photos No31-33 showing various defects including marking to upper cupboard veneer and inaccurate cutting in of paint around head of mirror,excess paint to upper cupboard veneer, excess silicon on mirror and masking tape on upper cupboard – rectify all

Ensuite; Refer example Photos No35-39 showing pooling of water on shower recess floor, which remained present hours after simple short testing. Photos also show how excess shower water was able to readily escape the shower recess enclosure, during a simple test (without a user in shower) due to an excessively large 11mm gap between the shower door and fixed panel at hinge end. This compares with a 5 mm gap margin at the opposite end – rectify all. A similar gap difference is evident also to the WC glass door, which has no door stop and metal handle strikes fixed glass panel at full opening – rectify or perhaps remove complete glass enclosure for WC – client to advise

NB* all other bathroom shower door gap margins are 5mm or < and are equal at both ends.

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Refer example Photos No40-60 showing various defects relating to the shower\ WC screen including excess silicon across head, an individual panels and at junction of shower screen with wall and floor tiles,excess sealant, excess tile grout and inaccurate cutting in of paint in various locations throughout the bath, which is typical for all bathrooms.. Also showing various defects relating to painting, including inadequate sanding of door frame, excess paint on door handle and doorstop, This is a very typical defect issue relating to all bathrooms.– rectify all. Refer example Photos No61-63 showing various defects relating to the bath including a seeming scratch at base, excess silicon, and chip at the upper edge and excess cement debris within waste – rectify all. Refer example Photos No64-65 showing rust stains to floor tile and excess cement around floor waste grate– rectify all.

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Photos No 14 -18

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Photo No 19-29

Photo No 30

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Photo No 31-34

Cover plate missing

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Bed1 entrance doorframe damage

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Photo No35-39

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Photos No40-60

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Photos No61-63

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Photos No64-65

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Living Rm Observations Client defect comments; 1. Chipped tile, one tile in from master bedroom entrance. 2. Stained tile, immediately to east of chipped tile in #1. 3. Stained tile at south edge of main entrance. 4. Gouged tile at center of main entrance. 5. Gouged tile four tiles to north from centre of fireplace. 6. Gouged tile, southeast corner of island, then one tile to east. 7. Scratched tiles, 6 tiles to east of island centre. 8. Entry to master -- doorframe gouged inside near bottom APS defect comments; showing I concur with the entire above client defect comments; Refer prior General Repair item No8 regarding confirmation of the type of penetrating sealer apply to all stone finishes. Refer example Photos No66-68 showing various limestone tile defects including various chip indentations, which require rectification by filling. Refer example Photos No69-70 showing how the gas fireplace hasuneven gap margins around the perimeter installation – rectify Refer example Photos No 71-74 showingvarious defects including staining to the shelving joinery, inadequate cutting in of brown glue, chipped marks scratches– rectify all. Refer example Photos No75-82 showing various defects relating to the balcony sliding door including scratch damage to powder coat, excess silicon on glazing, missing sealant filled joint at the internal southern sill\floor tile end– rectify all. Various painting defects including excess paint on GPO excess sealant around base of sliding door– rectify all.

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Photo No 66-68-

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Photo No 69–70-

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Photo No 71–74-

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Photo No 75–82

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Lvl 12 Entry, Lift Lobby & Service Cupbaord Observations APS defect comments; Refer example Photos No83-89 showing various defects relating to the two sets of main entry doors including excess paint, scratching to veneer, inadequate sanding of doorframe and dags within shadow lines – rectify all Refer example Photos No90-98 showing inadequate painting to be upper walls of service cupboard, excess paint on door veneer and rubber door seal, lack of paint coverage on walls with pencil marking, inadequate sealant filling of floor tile lift door sill junction, excess sealant on floor tile – rectify all. Refer example Photos No99-100 showing what appears to be >6 mm warpage in the upper and lower section a fire door at southern end of lobby

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Photo No 83-–89

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Photo No 90-–98

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Photo No 99-100 (southern fire stairwell door has warpage> 6 mm)

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Kitchen Observations Client defect comments; 1. Gouged tile, centre of cook top. 2. Gas to cook top not on 3. No power to coffee maker 4. Faucet head does not retract properly 5. Sink basins stained 6. Construction debris inside freezers at bottom edge and hinge areas. 7. Floor of under sink cabinet needs cleaning. Butler pantry 1. Floor of under sink cabinet needs cleaning APS defect comments; showing I concur with all of the above client defect comments Refer prior General Repair item No8 regarding confirmation of the type of penetrating sealer apply to all stone finishes. Refer example Photos No101-114 showingvarious defects mostly relating to lack of adequate cleaning to the vast majority of kitchen surfaces, drawers and cupboards with particular concern relating to the significant plaster staining within the wood veneer grain of many kitchen cupboards including the kitchen island bench eastern side– rectify all also includes photo of faulty kitchen sink hose, which does not retract. Refer example Photos No115-116 showing two significant scratches within the external face of kitchen window, which is not shown on the supplied architectural plan? Refer example Photo No117 showing an electronic controller board in ceiling void over kitchen bench, has had its protective cover remove – reinstate. Refer example Photo No118 showing how a faulty kitchen cupboard drawer automatic catch adjacent to oven– rectify.

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Kitchen hose does not retract

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Photo No 101-114

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Photo No 115-116

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Photo No 117

Photo No 118

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Laundry Observations Client defect comments; Butler pantry 1. Floor of undersink cabinet needs cleaning APS defect comments;Refer example Photos No119-128 showing unacceptable hole imperfections in marble bench top, which require filling and excess silicon and dust, hole in stud wall lining behind laundry tub, dust at base of laundry cupboard, unacceptable finishing around junction of skirting and door shadow line, stained skirting, sealant filling at base of sliding door frame and the exposed nature of the top sliding door mechanism rather than a concealing pelmet – rectify all

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Photo No 119- 128

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Bed 2/3 Hall Observations Client defect comments;North hallway 1. Scratched tile, two tiles to west from west edge of butlers pantry APS defect comments;there is very significant operating noise being generated by what I suspect is the air-conditioning motor located in the rear hall ceiling void, which would be quite intrusive at night time – builder to investigate and reduce. Bed 2 & Ensuite Observations Client defect comments; Ensuite 2 1.Sutside door handle marked 2. Fire sprinkler in bath not installed 3. Needs protective stoppers on shower door handle APS defect comments; I concur with the entire above client defect comments; Bed; Refer prior General Repair item No1 & 2 requiring paint and sealing top and bottom edges of all doors and installation of rubber buffers to door frames. Refer example Photos No129-134 showing stain marked door handle, excess paint on striker plate and unsatisfactory paint finishing of door frame and shadow line, paint stained carpet and excess sealant on window glazing– rectify W/I Robe; Refer example Photos No135 showing indentation to cabinetry – rectify Ensuite; Refer example Photos No136-145 showing various typical defects relating to poor finishing of internal corners, excess tile grout, silicon and paint, missing sprinkler cover plate, evidence of likely fine scratching to the marble vanity bench top. Photos include an example of consistent small gap margins either side of this shower screen door

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Photo No 129-134

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Photo No 135

Cover plate missing

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Consistent small gap margins both sides

Consistent small gap margins both sides

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Fine scratching

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Photo No 135-145

Unsealed top door each ditto bottom

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Bed 3 & Ensuite Observations Client defect comments; Ensuite 2 1. Outside door handle marred 2. Fire sprinkler in bath not installed 3. Needs protective stoppers on shower door handle APS defect comments; Bed; I concur with all of the above client defect comments noting in particular that the shower door handle strikes other fixed panel when fully opened. Refer prior General Repair item No1 & 2 requiring paint and sealing top and bottom edges of all doors and installation of rubber buffers to door frames. Despite the provision of a work desk station in this room there is no provision of a GPO beneath – provide Refer example Photos No146-155 showing missing floor stop, paint staining to carpet and a severely damaged section of carpet – replace, unsatisfactory finishing of upper wall over entry door and door shadow line and excess paint on air-conditioning outlet, scratches to window powder coat finish and unacceptably dirty external window frames. Robe; Refer example Photos No156-159 showing excess dust, excess paint scratch damage above hanging rail and possible missing shelf Ensuite; Refer example Photos No160-189 showing worn numeric name “room” on switch plate, various typical defectsrelating to poor finishing of internal corners, excess tile grout including on floor waste grate, silicon and paint, evidence ofpossible fine scratching to marble vanity bench top, missing sprinkler cover plate Top and bottom edges of entry door are unsealed.

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Severely damaged carpet requires replacement

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Photo No 146- 155

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Photo No 156-159

Missing shelf unit?

Rectify damage to upper shelf?

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Photo No160-189

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Southern Hall Observations Client defect comments; Entryway/south hallway 1. Paint to be removed from bottom of doorframe of north door 2. Mirror needs thorough cleaning 3. Ceiling speaker needs installation 4. Large scratch on east fire escape door 5. Footprint stains on tiles at west fire escape door APS defect comments; I concur with all of the above client defect comments - refer prior entry lobby defect comments Refer example Photos No190-200 showingvarious defects evident to the southern hallway including epoxy paint footmark on floor tiles, excess paint on door joinery, poor sanding and paint completion of door shadow line, pencil marks on floor tiles inaccurate cutting end of painting, dags and debris on floor tiles and excess plastic on upper joinery – all of which require rectification.

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Photos No190-200

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Bed 4 & Ensuite Observations Client defect comments; Ensuite 1. No water to tub 2. Door to bedroom loose when closed 3. Glass shower partition wiggles. Is it sufficiently supported?

APS defect comments; I concur with the entire above client defect comments albeit I did not test tub water supply Bed; Refer example Photos No201 -212 showing various paint stain marks on carpet, dirty un-cleaned external window frames, scratch marks to powder coating of internal window frames, dirty bottom edges of internal window frames, excess silicon on robe mirror, paint marks on carpet and excess masking tape on upper joinery of robe and excess paint on door handle. Ensuite; Refer example Photos No213 -215 showing evidence of significant ponding on shower floor particularly @ the northern side of floor grate and which remained there long after testing – rectify. Refer example Photos No216-225 showing various typical defects relating to poor finishing of internal corners, excess tile grout including on floor waste grate, silicon and paint, incomplete sealant filling at corner tile (adjacent to the WC), which along with the adjoining tile appeared to be recent replacements and are substantially drummy, a significant chip within floor tile –rectify all

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Photo No 201 -212

Photo No 213-215 (ponding of water over 2 hours)

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Photo No 216-225

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Bed 4 Laundry Observations Client defect comments; 1. Slanted cabinet door hits ceiling when opened 2. Washing machine door doesn’t open APS defect comments; I concur with all of the above client defect comments however I didn't check the washing machine door Refer example Photos No226-233 showing various defects including dust in tub cupboard, upper cupboard door striking ceiling, excess door furniture in cupboard, silicon dags on cupboard door, poor finishing of paint and sealant around door frame – rectify all.

Photo No 226- 233

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Level 2 Carpark Observations APS defect comments; Refer example Photos No234-242 showing very significant evidence of water penetration throughLevel 2 ceiling slab over the subject unit ‘1201’ car parking spaces and along the entire length of the rear wall and adjacent to lift doors – full rectification required. I inspected the Level 3 area above this with the site foreman Ron and determined that a 30,000 L sprinkler tank is located over this area and is the most likely source of water penetration. There was also evidence of lateral damp coming through the vertical Level 2 carpark retaining walls, which the foreman suggested was due to a failed membrane system. As these walls are seemingly designed to be a dry type retaining wall, this is considered a defect Refer example Photos No243-245 larger version of leaks Recommendations; strongly recommend that a thorough building inspection report be undertaken by the Owners Corporation of all common areas

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Photo No234-242

Significant leaks through Level 2 carpark ceiling slab soffit (over unit 1201 carpark spaces) and perimeter retaining walls most of which are located beneath the Level 3 “sprinkler tank”

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Photo No 243 -245