澳洲Australia property Freak occurrence or is someone at fault?


在澳大利亚 Hi Guys, Ive found a property that has mentioned two payments coming up of $1400 to apparently top up the admin fund and 2 have just been paid. Im looking at a financial statement (basically a balance sheet) for the strata and its all a bit Hi all, I currently have a PPOR and 10K cash in the bank which I plan to use as a deposit for a IP early next year. Is it possible for me to place this into my PPOR loan and then redraw the 10K when Im ready for the IP and then claim the int


I bought an IP 6 months ago and ordered a building inspection report. Today the tenants have found everything is the garage is wet. I have had a look and the roof of the garage is fine, but the rain is actually seeping through the brick work and causing the garage to be drenched. I have rung the building inspection company and they have said that the excessive amount of rain we have received has caused this and when the inspection was done it was when we were having extensive dry periods and dampness hadn't appeared. I can understand the explanation of excessive amount of rain but when you build a house with brick you don't expect the brick work to allow water through. Incase you are wondering there is no part of the garage that is below the ground ( seepage caused by too much water in the soil hence affecting the bricks). The water is coming through right in the middle of the walls. So what should I do? Is anyone responsible? The garage was only built 5 years ago ( isn't there some sort of building insurance that covers new building work for X amount of years after being built)  

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Can you describe in more detail how the water coming through the walls.

How is the garage contructed ? Is it built on a slab ?. Is it double brick ?

How are the gutters ?. Perhaps they are leaking.

Are any of the bricks cracked ?. Is the water leaking from the mortar ?

If there any moss/mould around the garage ?.  

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No cavity???

Check to see if the walls are cavity brick....normally it is about 50mm wide. This generally stops tranference of moisture, unless the cavity has filled up with something, eg not cleaned out and full of mortar droppings, (often stuck to brick ties during construction).

If no cavity then you have to find a way to waterproof the single skin wall. If you do decide to seal it, make sure it is thoroughly dry before doing so.

Savanna  

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Could also be the flashing along the roof edge.

Some garages have a flat style roof, which needs flashing around the edges. If that's gone, the rain will appear to run down the wall wherever it doesn't exist, providing the rain angle is right.

To rain through the wall, there would have to be lots of gaps in the mortar, which you would see on inspection.

Check the roof.

Cheerio

Simon.  

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I'd be checking that the damp course hasn't been breached externally.. most commonly by paving be laid ABOVE the plastic strip that you should be able to see laid between a layer of bricks.. 1-2 bricks above the ground..

Duncan.  

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Brick walls are porous hence the need for the cavity in a brick veneer house, the timber does not contact the brickwork at any point so as not to rot.
I have seen this problem happen before in a mate’s garage he resolved it by putting a colour bond awning along the garage wall to keep the rain off.
Your best bet maybe to look at some sort of concrete sealer to waterproof the wall.  

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Thanks for all the replies!
I have cleaned out the gutter and hope this might help.
Regarding the garage, it is just a single brick garage. No veneer, no cavity, no wooden trust, just brick fully exposed. It has a brand new corrugated iron roof and gutters, has flashings. It's definitely not a rising damp issue as the wetness is from the top down.  

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is the wall a parapet wall (extending up through the roof)and being exposed to rain without a capping on top of the actual brickwork?

if not capped water may sit in the holes and slowly make its way down.

Darren  

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Aidan

You haven't said what State you are in, but in Victoria the construction of Class 1 & Class 10, particularly if built together ie the 'whole job' is more than $12,000 (used to be $5,000) has to be insured for six hears from date of completion.

Check your Section 32 (if Vic) from the Contract of Sale for these insurances.

If not Victoria, contact

(a) the local Council for who took out the permit, then and / or

(b) the building commission or nominated insurer if a registered builder, or

(c) the previous owner if they took out the permit. Even though they have sold the house, they are still responsible for works they did or caused to have done. Liability is limited to ten years although warranty insurance is only good for six years. So owner builders AND registered builders are still liable for ten years.

If this strikes terror into the hearts of o/bs or r/bs, remember it used to be 'six plus infinity'. The owner of a building, even if the nth owner and the building was x years old, had the right, within six years of noticing the defect, to make a claim against the original builder, whose liability was not limited by statute. Hence, 'six plus infinity'.

So, Aidan, don't start messing about with the garage yourself until liability is sorted out, or the builder could say you caused the problem.

If any of your belongings were water damaged, claim on your landlord's insurance.

If any of the tenants belongings etc, they should have their own household insurance. Their chattels are not your problem.

But in the interests of good landlording, why not pop along to Bunnings or similar and get a couple of wooden packing pallets from the garden centre (they usually throw them away), a few metres of heavy black plastic (off the roll is cheaper), and rig up a dry area for the tenants storage until the wall is repaired.

Good luck

Kristine  

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