Leaky Buildings - Councils and Certifiers
The inspection process can result in un-inspected work. From the time of the foundation inspection till the next one - the pre-line inspection, where if passed, the internal linings can be placed. The roof is on, windows in, wall claddings on, all floors built, an enormous amount of work - around 60-75% of the project in fact, and will be covered under only one inspection. Membraned decks are included here, as are plastered wall claddings and wood fibre cement monolithic sheet type wall cladding.
An inspection of all this work should take time to ensure it is done correctly. Some builders we talk to say that the inspectors can often be on site less than 10 minutes for this particular inspection. It probably doesn't help when the inspectors get recognition from their superiors for doing more inspections than their colleagues, sometimes with monetary benefit or promotion.
Councils and Certifiers, again can be coerced into providing a cheaper service to developers and builders. Developers negotiate their fees, and Councils like to oblige due to all the newly created ratepayers. Developers often have "repeat plans, where there will be generally - some minor change - the Certifier may not pick this up due to becoming relaxed as it is a plan that has been built repeatedly. Of course, Council and Certifiers are competitors - they are all chasing the same dollar.
Like in any business, where minimal fees are charged, less time will be spent on that service.
We also see terribly drawn plans that in no way, should get a building consent, but they do. Some, without a joke - look like they are drawn with a 'burnt stick" and are detail-less, or they are cad drawings, but badly drawn and again usually not detailed. Unfortunately, CAD makes bad plans look good. I feel that the Council or the Certifier, have an obligation, on behalf of the owner to refuse to certify such plans and they should be duly returned to the designer.
Most people don't understand building or design therefore it is easy for them to accept and act on the advice given by inexperienced people.
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