Personal Information
3. What is your name?
Name
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Michael Decman
5. On whose behalf are you making this submission?
On whose behalf are you making this submission?
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I am making this submission on my own behalf
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I am making this submission on behalf of a business
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I am making this submission on behalf of an industry body
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I am making this submission on behalf of a government agency
6. What is your organisation (if relevant)?
Organisation
Queensland Building Consultants
7. Which best describes your industry sector?
Which best describes your industry sector?
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Building Commercial
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Building Residential
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Building Commercial and Residential
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Building and plumbing products
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Building Certification/Surveying
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Architecture and design
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Engineering
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Plumbing
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Compliance, testing and accreditation
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Legal and Finance
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Specialist - disability access
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Specialist - energy efficiency
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Specialist - fire safety
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Specialist - health
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Specialist - hydraulic/plumbing
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Student/apprentices
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Trades and other construction services
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Education
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Community and Non-Government organisations
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Government
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General Public
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Other
If other, please specify
Building Consultant
8. Please select your state or territory
State or Territory
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ACT
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NSW
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NT
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Qld
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SA
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Tas
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Vic
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WA
9. If you work in the building industry, in which state or territory do you undertake the most work?
which state or territory do you undertake the most work?
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ACT
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NSW
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NT
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Qld
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SA
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Tas
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Vic
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WA
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NA - I do not work in the building industry
Mandatory inspections
10. What are your views on the definition proposed for mandatory inspections?
What are your views on the definition proposed for mandatory inspections?
Should also be Verifying critical components are compliant and to relevant standards, regulation and codes prior to 'progressing covering up and or finishing works' especially where it would be permanently unseen for the building / structures life.
11. What are your views on the definition proposed for Certificate of Compliance?
Views on Certificate of Compliance?
Is there a description to have 'approved' prescribed persons clearly stated ?
Yes Certificates of Compliance as such should give the Building Surveyor immunity on the proviso that the Building Survey has the right to enquire upon and or reject that document if they feel or observe otherwise.
Yes Certificates of Compliance as such should give the Building Surveyor immunity on the proviso that the Building Survey has the right to enquire upon and or reject that document if they feel or observe otherwise.
12. Do you agree the risk based model is the correct approach to identify the types of mandatory inspections for a building?
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Yes
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No
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Maybe
If no/maybe, what is an alternative approach to determine the types of mandatory inspections for a building? (Note: each complexity level prescribes minimum mandatory inspections to be carried out.)
Their should be an independent third party 'peer review' the overlays of all ingredients in the build proposed. Especially trades and expert licences such as all engineers and designers ( eg mechanical services / fire services / hydraulics / geotechnical design Engineering Design / architectural etc ) conclave prior to issue for tender or build including a COST ANALYSIS range or value for the project being constructed. This should also review supply components and standard of performance and finish of critical elememts ( if not all ?).
"If the proposed budget to construct to completion appears inadequate this should be a stop point till resolved "
"If the proposed budget to construct to completion appears inadequate this should be a stop point till resolved "
Determining minimum mandatory inspections
13. Should there be minimum mandatory inspections for commercial buildings or should it be determined at the discretion of the statutory building surveyor?
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Minimum mandatory inspections
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Discretion of the statutory building surveyor
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Other
Please expand on your answer.
Regulated minimum mandatory inspections keeps uniform requirements across all projects.
It will minemise potential human error of discretion unless clearly warranted as a need to have discretion .
It will minemise potential human error of discretion unless clearly warranted as a need to have discretion .
14. Do you agree on the list of mandatory inspections for each building complexity (BC) level? Are there any other inspections that need to be included as part of this list of minimum mandatory inspections?
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Yes - agree with the list
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No - changes needed
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Maybe
If no/maybe, how should the list be changed?
Insitu check of Damp Proof courses and membranes prior to concrete floor or other pouring. - all BC levels
Site and ground levels confirmed as per design intent. - all BC levels
Site conditions inclusive and recorded even if only a photo ( digital record ) is maintained for a minimum period eg 10 years
Site and ground levels confirmed as per design intent. - all BC levels
Site conditions inclusive and recorded even if only a photo ( digital record ) is maintained for a minimum period eg 10 years
15. Do you think all the parts of the fire safety systems have been identified for minimum mandatory inspections?
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Yes
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No
If no, please provide the additional fire safety inspections you would include.
all BC levels prior to final finishes and recorded at witness a point in time ( could be multiple inspections )
Are there other critical fire safety inspections or tests that you would include in the list?
Product conformity and the check recorded - min 10 year retention - preferably on Govt data base - permits provenance checking on buildings much as ASIC reporting on companies for example
Who conducts the inspections
16. Who do you believe is competent to conduct the inspections?
| Appointed statutory building surveyor Very Low Checkbox: Not checked Very Low | Appointed statutory building surveyor Low Checkbox: Not checked Low | Appointed statutory building surveyor Medium Checkbox: Not checked Medium | Appointed statutory building surveyor High Checkbox: Not checked High | Appointed statutory building surveyor Very High Checkbox: Checked Very High |
| Independent building surveyor Very Low Checkbox: Not checked Very Low | Independent building surveyor Low Checkbox: Not checked Low | Independent building surveyor Medium Checkbox: Not checked Medium | Independent building surveyor High Checkbox: Not checked High | Independent building surveyor Very High Checkbox: Checked Very High |
| Independent designer and/or consultant Very Low Checkbox: Not checked Very Low | Independent designer and/or consultant Low Checkbox: Not checked Low | Independent designer and/or consultant Medium Checkbox: Not checked Medium | Independent designer and/or consultant High Checkbox: Checked High | Independent designer and/or consultant Very High Checkbox: Not checked Very High |
| Designer who participated in the building design Very Low Checkbox: Not checked Very Low | Designer who participated in the building design Low Checkbox: Not checked Low | Designer who participated in the building design Medium Checkbox: Not checked Medium | Designer who participated in the building design High Checkbox: Checked High | Designer who participated in the building design Very High Checkbox: Not checked Very High |
| Fire systems installers Very Low Checkbox: Not checked Very Low | Fire systems installers Low Checkbox: Not checked Low | Fire systems installers Medium Checkbox: Not checked Medium | Fire systems installers High Checkbox: Not checked High | Fire systems installers Very High Checkbox: Checked Very High |
Are there other practitioners suited to conduct inspections? If so please list them below and the BC levels they are suited for.
Builder Open with QBCC ( regulator ) check and endorsement
17. Who do you think is best placed to determine notification stages (timing of inspections)?
| Appointed statutory building surveyor Very Low Checkbox: Not checked Very Low | Appointed statutory building surveyor Low Checkbox: Not checked Low | Appointed statutory building surveyor Medium Checkbox: Not checked Medium | Appointed statutory building surveyor High Checkbox: Not checked High | Appointed statutory building surveyor Very High Checkbox: Checked Very High |
| Independent building surveyor Very Low Checkbox: Not checked Very Low | Independent building surveyor Low Checkbox: Not checked Low | Independent building surveyor Medium Checkbox: Not checked Medium | Independent building surveyor High Checkbox: Checked High | Independent building surveyor Very High Checkbox: Not checked Very High |
| Independent designer and/or consultant Very Low Checkbox: Not checked Very Low | Independent designer and/or consultant Low Checkbox: Not checked Low | Independent designer and/or consultant Medium Checkbox: Not checked Medium | Independent designer and/or consultant High Checkbox: Checked High | Independent designer and/or consultant Very High Checkbox: Not checked Very High |
| Designer who participated in the building design Very Low Checkbox: Not checked Very Low | Designer who participated in the building design Low Checkbox: Not checked Low | Designer who participated in the building design Medium Checkbox: Not checked Medium | Designer who participated in the building design High Checkbox: Checked High | Designer who participated in the building design Very High Checkbox: Not checked Very High |
| Fire systems installers Very Low Checkbox: Not checked Very Low | Fire systems installers Low Checkbox: Not checked Low | Fire systems installers Medium Checkbox: Not checked Medium | Fire systems installers High Checkbox: Not checked High | Fire systems installers Very High Checkbox: Checked Very High |
Are there other practitioners suited to determine notification stages? If so please list them below and the BC levels they are suited for.
Builder Open with QBCC ( regulator ) check and endorsement
What percentage of the construction is inspected
18. What percentage of the building construction should be inspected for different BC levels?
| 0-50% of the building construction Very Low Checkbox: Not checked Very Low | 0-50% of the building construction Low Checkbox: Not checked Low | 0-50% of the building construction Medium Checkbox: Not checked Medium | 0-50% of the building construction High Checkbox: Not checked High | 0-50% of the building construction Very High Checkbox: Checked Very High |
| 100% of the building construction Very Low Checkbox: Not checked Very Low | 100% of the building construction Low Checkbox: Not checked Low | 100% of the building construction Medium Checkbox: Not checked Medium | 100% of the building construction High Checkbox: Not checked High | 100% of the building construction Very High Checkbox: Checked Very High |
| Statutory building surveyor can exercise judgement on how much of the building construction must be inspected Very Low Checkbox: Not checked Very Low | Statutory building surveyor can exercise judgement on how much of the building construction must be inspected Low Checkbox: Not checked Low | Statutory building surveyor can exercise judgement on how much of the building construction must be inspected Medium Checkbox: Not checked Medium | Statutory building surveyor can exercise judgement on how much of the building construction must be inspected High Checkbox: Not checked High | Statutory building surveyor can exercise judgement on how much of the building construction must be inspected Very High Checkbox: Checked Very High |
| Designer prescribes the percentage of inspection as a guideline for the statutory building surveyor Very Low Checkbox: Not checked Very Low | Designer prescribes the percentage of inspection as a guideline for the statutory building surveyor Low Checkbox: Not checked Low | Designer prescribes the percentage of inspection as a guideline for the statutory building surveyor Medium Checkbox: Checked Medium | Designer prescribes the percentage of inspection as a guideline for the statutory building surveyor High Checkbox: Not checked High | Designer prescribes the percentage of inspection as a guideline for the statutory building surveyor Very High Checkbox: Not checked Very High |
Are there different amounts of inspection or different ways to determine inspection requirements? If so please list them below and the BC levels they should be applied to.
Bring back regulator or local authority inspections on critical elements eg Footing slab frame roof and final in tandem or in lieu of Independent Certifier if especially if questioned by a construction expert or Client.
IE a peer review process available at timely notice and effect in the construction proecss
IE a peer review process available at timely notice and effect in the construction proecss
19. Should there be guidance on determining the percentage that must be followed?
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Yes
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No
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Unsure
If yes, please specify and for which BC level.
All levels
20. Do you think there are elements where there needs to be multiple inspections for the same element?
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Yes
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No
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Unsure
What happens in the event of non-compliance
21. Does the proposed approach address all the issues related to mandatory inspections?
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Yes
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No
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Maybe
Other considerations
22. Do you have any further comments?
Additional comments
I am available for further comment or consultation.