Wednesday, July 30, 2014

What sort of remedial work will be needed?

This question has been asked hundred times whenever a cladding defect or issue is shown up in an inspection report, specially in the background of monolithic type wall cladding.

We can be relatively relaxed when talking "verbally" regarding various alternative solutions and possible ball park figures. But when being specifically asked "officially", it might be not that easy to give a clear answer. Here are some of the reasons why we can be quite struggling in giving a clear answer:

  1. I may simply not know the right solution how to remediate the cladding defects. That is so understandable during a pre-purchase inspection stage, when in reality, we might only allocate a few minutes for the subject defect which got mentioned in the report among hundreds of other issues. You may think that I'm not competent. But even when I carry out defect investigations, a particular defect may take me days or weeks to workout why it can go wrong or is it really wrong, before even start to think how can we get it right. 
  2. Different client may have totally different expectations regarding how far a remedial work need to go. Simply stop leaks by squeezing a tube of silicon? Or tape it so it won't leak for a couple of years? or retro-fit a piece of flashing so it won't leak for a while? or check if any damaged timber need to be replaced? or replace any damaged timber and also redesign the cladding junction so it will never leak? or more funny question: what about if we think it leaked, but it did not?
  3. What about if different Council officers or different Council divisions may have different requirements in terms of what time of remedial work can be consented? Some Councils may simply reject issuing consent for any target repair works for direct fixed monolithic wall cladding, but other Councils may be relax with what so ever you what to do. 
  4. What about if no designers and contractors are willing to take care of any target repair works for direct fixed monolithic wall cladding? By the way this is the reality when everybody got enough workload. 
  5. What about if no consents can be obtained from neighbors within the crosslease property? Do other neighbors have to give you the consent?
  6. More importantly, no defects exist in isolation. Most defects within a building are some how related directly or indirectly. Solution simply can not be given to any single defect without considering the background of the whole building or the whole complex. 
We are sorry to discuss this topic, but it is terribly true that we can not give you too much information regarding any remedial solution in terms of monolithic cladding defects in the background of pre-purchase non-invasive visual inspection. 

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