AIBS Summer 2016 by arkmedia4217

AUSTRALIAN

www.aibs.com.au

SUMMER 2016

TECHNICAL UPDATES

SAFETY

MEET THE MEMBERS

National Technical Manager Jeremy Turner

Asbestos Register: What tradespeople should know

Mark Dudley From trainee to manager of building services

THE MAGAZINE OF THE AUSTRALIAN INSTITUTE OF BUILDING SURVEYORS

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CONTENTS

FOREWORD AIBS ANNUAL REPORT

REPORTS AIBS NEWS

FEATURES AND UPDATES AIBS 2016 ELECTION RESULTS

NATIONAL TECHNICAL COMMITTEE SUMMER UPDATE

NATIONAL TECHNICAL MANAGER JEREMY TURNER

SAVE MONEY AND INCREASE YOUR ASSET PROTECTION!

REGULATOR UPDATES

TO GROUP INSURANCE OR NOT?

TECHNICAL CHAT: JULIETTE BALCONIES

MEET THE MEMBERS â&#x20AC;&#x201C; MARK DUDLEY

ALMOST HALF OF TRADESPEOPLE HAVE NEVER SEEN AN ASBESTOS REGISTER

STRENGTHENING BUILDING SURVEYING

EVERYTHING OLD IS NEW AGAIN

CONFERENCE CALENDAR

AIBS CHAPTER EXECUTIVE COMMITTEES

ON THE BUILDING SITE

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Australian Building Surveyor magazine is produced by Crowther Blayne Media Specialists on behalf of The Australian Institute of Building Surveyors. Australian Building Surveyor is the official magazine of The Australian Institute of Building Surveyors.

DISCLAIMER: No person should rely on the contents of this publication without first obtaining advice from qualified professional persons. The publisher and the authors, consultants and editors, expressly disclaim all and any liability and responsibility to any person, whether a purchaser or reader of this publication or not, in respect of anything, and of the consequences of anything, done or omitted to be done by any such person in reliance, whether wholly or partially, upon the whole or any part of the contents of this publication. The publisher is not responsible for claims made by advertisers or opinions expressed. No part of this publication may be reproduced, copied or duplicated without the written consent of Crowther Blayne Media Specialists and The Australian Institute of Building Surveyors.

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

AIBS ANNUAL REPORT

From the AIBS President

JEFFREY BROOKS JEFFREY BROOKS, FAIBS National President & QLD/NT Director

THIS IS THE 2015-2016 FINANCIAL YEAR AIBS ANNUAL REPORT.

PLEASE NOTE: ON 11 NOVEMBER 2016 TIM TUXFORD ASSUMED THE AIBS PRESIDENCY - REFER TO PAGE 6 FOR MORE INFORMATION.

Welcome members. On behalf of my fellow Directors, it gives me great pleasure to deliver this report to members on the progress, achievements and challenges of the past year. This is the second year of our term as Directors on the AIBS Board and following the AGM, our newly elected Board will assume the responsibility of guiding the Organisation through the next phase of our development as a professional Institute. It has been a great honour and privilege to serve as your President with the support of Vice President Wayne Liddy and my fellow Board members Tim Tuxford, Terry Bush, Gabriel Barnes and Duncan Wilson- along with our professional team in the AIBS office. Last year I reported positive results through the changes we made to the Organisation, and I am pleased to report that 2016 has seen further positive advancement of AIBS as a professional Organisation. AIBS continues to strengthen its financial position, as evidenced in our published 2016 AIBS Annual Financial Report, with a reported surplus of $145,000 this year adding to the surplus of $65,000 last year. While it is important for AIBS to rebuild our reserves to their previous levels, prior to the significant financial loss in 2014, the surpluses achieved have not been at the expense of investing in projects that will improve and strengthen the Organisation for the future. In review of the past year, I will outline a number of the initiatives, projects and representations that have been undertaken by AIBS in not only representing the members, but also as the peak national

body representing the profession of building surveying. This year, the Board identified the development of a Professional Standards Scheme (PSS) as one of the Organisations' key priorities and one that has the capacity to significantly enhance the role and credibility of AIBS. The Board initially received a presentation by the Chief Executive Officer of the Professional Standards Authority, Dr Deen Sanders. This presentation outlined how such a scheme could benefit AIBS, its members and the profession, and spoke to the increased responsibilities and requirements that a Professional Standards Scheme would require of an Organisation like AIBS. It would be fair to say that the implementation of such a scheme is quite onerous and is not being taken lightly by the Board given the added responsibility of consumer protection. However, the real benefits are that building surveying would be legislated as a profession, which would require AIBS to more actively play a greater role in the setting/maintaining of professional standards for the building surveying industry. The profession has a high public and consumer risk profile, but despite a long history, public trust and recognition is low. Building Surveyors have been in the public spotlight across Australia with ongoing issues around building control and the role of building surveyors. The future of building surveying is being considered, and the recognition and role of

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

building surveyors is not assured. Decisive change by the AIBS and its members will have risks, but is the best prospect of the profession controlling its own destiny. A strong AIBS national position on professional standards may be embraced by policymakers, and may in time support, assist, and play a key role in regulatory controls. An effective professional standards framework can be a great asset for a profession, giving it relevance and effectiveness. A professional standards framework is made up of systems that set professional knowledge and practice standards, develop and assess practitioners, and ensure compliance in the public interest. The AIBS has most of the basic parts of a professional standards framework, but there are gaps and shortcomings. If the AIBS wishes to stay relevant and be entrusted by state governments, regulators and the public, they are to take a greater role in co-regulation, as it needs to make some changes. As a result of the Boardâ&#x20AC;&#x2122;s commitment to the development of a PSS, AIBS has now moved into the process of building our capacity to become a professional Organisation that a Government would recognise as having the ability to selfregulate through a PSS and will continue into the term of the next Board. As Governance builds capacity to regulate, the Governance Review undertaken by the Board was a key move in strengthening our capacity in this area. The Governance review set out to develop AIBS into a more modern and dynamic

Organisation by not only having a practical, effective and viable national operational structure, but a corporate governance structure that ensures decision making is streamlined, harmonised, and have the capacity to effectively self-regulate. While there had been a significant change in the administrative structure in 2013/14, there has been little or no change to the governance structure of AIBS. Having developed this strong administrative structure and achieved a level of financial stability, the Board took the opportunity to review the AIBS governance structure. The governance structure incorporates the Board, Chapter Committees, National Committees, and branches.

All of these changes were to be scheduled to be approved and take place prior to elections commencing in September 2016. While the Governance review was undertaken in a relatively short space of time, these important changes will allow AIBS to now implement all the changes and continue to prepare the Organisation for an application for a Professional Standards Scheme early in the term of the incoming Board. In August 2015, the AIBS provided a submission to the Economics Reference Committee on Non-Conforming Building Products. A copy of this submission was sent to all members and is available on www.aibs.com.au

In February 2016, the Board considered an initial proposal for a review of our governance structure which was then sent out to members as a discussion paper for consultation and feedback between March and April.

It is the view of AIBS that building surveyors cannot continue to be the ‘last man standing’ as is the expectation by regulators and legislators at the moment in the identification of products that do or do not meet the required Australian standards.

Key changes in the proposal included the election of Directors directly by the members, the possible inclusion of two independent Directors on the Board and a realignment of the structure and operations of Chapter Committees. There was also a greater commitment to the establishment and operation of AIBS branches along with a restructure of National Committees, which will now operate as specialist advisory groups.

AIBS continue to advocate for greater accountability by all professionals and practitioners throughout the building supply chain to ensure a safer built environment.

Following the member consultation, the Board considered feedback from members and also sought legal advice at the May Board meeting prior to approving a final proposal with the proposed changes to the Constitution to be sent to a special general meeting for the approval of members and changes to the By-Laws would be presented to the Board for approval.

On a similar related matter, in June 2016, the AIBS developed a report into the issues surrounding External Wall Cladding Systems. This was accompanied by a ‘Technical Discussion Paper’. By publication of this report, AIBS sought to highlight a serious issue that could threaten the foundations of the building industry in Australia. In addition the report provides a catalyst for greater collaboration with government, industry regulators and all other building industry stakeholders with the view to developing a solutions based approach to give greater confidence to the industry, consumers and practitioners.

The report also sought to demonstrate that the National Construction Code (NCC) contains ambiguities with regard to external wall cladding systems and contribute to the development of positive solutions that will provide greater clarity in the NCC for the future of the building industry. AIBS acknowledge that the NCC is a performance based code and is intended to encourage creative and innovative building design and construction techniques, systems and outcomes that will inevitably be many and varied. Further, AIBS seek to provide constructive contributions to stakeholder discussions around solutions that reduce the risk of divergent or undesirable interpretation and application of the NCC to building design outcomes, particularly in the area of performance based designs. This work will be ongoing and AIBS will continue to work co-operatively with the ABCB and Government to achieve these objectives. During 2016 the Board commissioned a review of the AIBS CPD Program by the appointment of a panel to review and update the current program. As part of this process the panel have taken into consideration feedback from members, which was appreciated, along with the feedback from CPD staff based on their experience in administering CPD returns. The Review panels have developed a draft of the proposed revised program, which was distributed to members for consultation and feedback. This review is currently ‘on-hold’ and will be further reviewed as part of the Professional Standards Scheme to ensure that it adequately meets the requirements of a PSS. To further underpin the professional development of AIBS, the Board

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

AIBS ANNUAL REPORT committed to, and approved the role of a National Technical Manager. The role of the National Technical Manager has been a long time coming, but it will add another dynamic to our very professional team at the AIBS office. Some of the key responsibilities for this role will be to work with the Board, CEO and committees in the development of AIBS policy, the management and dissemination of technical information throughout the Organisation, along with supporting the development of AIBS submissions nationally and across our jurisdictions. The role will also support the key work of the Technical Specialist Advisory Group and provide assistance in the development of the National Training Program. Jeremy Turner has been appointed to the role of the National Technical Manager and commenced duties in October 2016. During the 2016 financial year, AIBS delivered conferences across all Chapters with the exception of Tasmania. Having said that, a conference for the Tasmanian Chapter was held in September 2016, which will in turn mean that AIBS conducts conferences in every State in Australia, which few other Organisations manage to achieve. Our member services and events team have done a wonderful job in developing a very professional series of conferences across our jurisdictions. We thank them for their efforts in presenting AIBS as a well-managed and professional Organisation, along with the contribution of our members in the respective Chapters who volunteer their time to make these events such a success. The Board had great delight in welcoming back Camp Quality as our supported charity partner for 2016. Last year was the first year that AIBS coordinated our fundraising efforts nationally, mainly through our conferences, and this raised in excess of $6000. This meant that the AIBS was able to send seven children to their special camps, so a big thank you to all the members for your efforts in supporting these brave children. On behalf of Camp Quality, I thank our members who have contributed to this very worthwhile Organisation undertaking great work. Throughout 2016 AIBS continued to deliver training through all our jurisdictions which covered a range of topics which are outlined below; • Fire safety - upgrading of existing buildings • Mid-rise timber buildings

• • • • • • • • • • • • • • •

Essential services Wet area and balcony waterproofing Energy efficiency Pool fencing Understand what you are accepting on your Form 15 or 16's Class 2 bounding construction Non-conforming products Waste water management Day in court - legal matters for building surveyors Conflict of interest Mandatory inspections Code development Performance legislation Implications of Trives V Hornsby for development and certification Update on window and glazing certification and common faults

With the appointment of the National Technical Manager and the development of a PSS, AIBS will review the development of training to ensure that it meets the requirements of best practice training system to address issues that impact building surveyors, and provide increased and continuing professional development. The Board also addressed the issue of AIBS Accreditation and Education Levels for Unlimited Building Surveyors. Concerns were raised by the Board that changes to the education system have been made that may jeopardise the original intent of AIBS to have the educational qualifications for an Unlimited Building Surveyor (Level 1) be that of a degree (AQF level 7 & 8) obtained from a University. The Board reaffirmed their commitment to this level of educational qualification by providing the following statement; “That under the AIBS Accreditation Scheme, the minimum education qualification for a Level 1 Building Surveyor be adopted as a AQF Level 7 (Bachelor

Degree) issued by a Higher Education provider as defined in the Higher Education Support Act 2003 - Subdivision 16-B (Table A and B), until such time as the AIBS Accreditation Scheme is reviewed”. The Board further added “The Board is firmly committed to ensuring a safer Australia through continuous improvement and development of the profession of building surveying and that Building Surveyors have the appropriate level of education to support this objective”. On a final note, I want to thank and recognise the support of our members throughout the year. Many professional Organisations like AIBS continue to face the ongoing challenge of declining membership, but through your sustained support, AIBS will continue to represent the profession and ensure that there is a viable profession for the next generation of building surveyors. As you will note from the contents of this report, there is much work being undertaken on your behalf by both volunteers and professionals and it is this combination that is special in member-based Organisations that achieve so much. To all those that have contributed in some way whether it be through our National Committees, conference committees, providing expert advice, or representing AIBS on external committees, I thank you and acknowledge your efforts and commitment. In particular I want to recognise our Chapter Presidents and their Chapter Committees in supporting the Board and representing the members of their respective jurisdictions and thank you for the many hours they give to AIBS and the profession.

The AIBS has come a long way in the last couple of years and once again I thank my colleagues on the Board and the team in the AIBS office that have driven this change. I believe the platform for the future prosperity of AIBS has been well established and I look forward to the continued growth of both AIBS and the profession of building surveying.

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

JEFFREY BROOKS, FAIBS AIBS National President

NEWS

2016 ANNUAL GENERAL MEETING THE 2016 ANNUAL GENERAL MEETING OF THE AUSTRALIAN INSTITUTE OF BUILDING SURVEYORS WAS HELD IN CONJUNCTION WITH THE VICTORIAN CHAPTER CONFERENCE ON FRIDAY 11 NOVEMBER. At this AGM the results of the 2016 election for Chapter Committees and the Board were finalised, and the President’s Message and Financial Report for 2015/2016 were presented. No general business was raised. The full minutes of the meeting are available to members on aibs.com.au.

2017 CHAPTER MEMBER FORUMS As a result of the recent Governance Review, Chapter AGMs have been replaced with Member Forums, which are to be conducted in such a way as to allow for the greatest number of members to attend. As such, these Forums will generally be held in conjunction with the Chapter Conferences. The Forums are free of charge to members, though registration will be required. While the Forums will be held at the Conference venues, Conference attendance is not required to attend the Forum. The Forums will be held in the morning prior to the start of Conference proceedings with breakfast provided. The Member Forums will provide an opportunity for members to raise and discuss issues with members invited to submit items for the agenda.

The Chapter President will provide a report to members and will also include an open panel session with the National President, Board Director from the Chapter, the CEO and the National Technical Manager. The Forums will be held from 7.15 – 8.45am in the following Chapters: SA Friday 24th March QLD/NT Friday 2nd June NSW/ACT Tuesday 25th July VIC Friday 8th September WA Friday 26th September The Tasmanian Member Forum will be held following the AGM, with the AIBS Board in attendance.

23 – 24 March • SA Chapter Conference at Adelaide Oval. 7 – 10 May • BOINZ 50th Anniversary Conference at The Langham Hotel, Auckland. 1 – 3 June • QLD/NT Chapter Conference at Grand Chancellor, Brisbane. 24 – 25 July • NSW/ACT Chapter Conference at Darling Harbour. 7 – 8 September • VIC Chapter Conference at Crown Promenade, Melbourne.

AIBS OFFICE CHRISTMAS CLOSURE The AIBS office will be closed over Christmas from 12:00 noon on Friday 23 December 2016 and will reopen on Monday, 16 January 2017.

CONFERENCE PROGRAM FOR 2017

26 – 27 October • WA Chapter Conference at Crown Perth Convention Centre.

The President, Board, and staff of AIBS wish our readers a very Merry Christmas, and we look forward to working with you all in the New Year.

9 November • AIBS Study Tour (Hobart) in conjunction with the TAS Chapter Conference. 10 November • TAS Chapter Conference at Wrest Point Hobart. • AGM at Wrest Point Hobart.

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

NEWS

AIBS 2016 ELECTION RESULTS

TIM TUXFORD National President, Director NSW/ACT

AIBS ARE PLEASED TO ANNOUNCE THE RESULTS OF THE RECENT ELECTIONS FOR BOARD DIRECTOR FOR THE SA, WA AND QLD/NT CHAPTERS, AS WELL AS THE CHAPTER COMMITTEE FOR NSW/ACT. THE RESULTS OF THE ELECTIONS CONDUCTED ARE AS BELOW.

(NSW-ACT) as the National President for a two-year term.

QLD/NT Board Director Elections 202 votes received = 54.89% of eligible members. Stacy Kennedy - 120 votes (elected) Jeff Brooks - 82 votes

Tim is a local government practitioner who has worked in the industry for over 30 years, commencing his employment as a Trainee Health & Building Surveyor with Camden Council in 1981. Tim is currently the Manager – Compliance at Woollahra Council, a position he has held for 10 years.

SA Board Director Elections 126 votes received = 68.48% of eligible members. Troy Olds - 56 votes (elected) Zig Osis - 50 votes Grant Riches - 20 votes WA Board Director Elections 79 votes received = 57.66% of eligible members. Gary Fitzgerald - 33 votes (elected) Simon Taylor - 24 votes Duncan Wilson - 22 votes NSW/ACT Chapter Committee Elections 159 votes received = 35.10% of eligible members. Damian O’Shannassy - 87 votes (elected) Alan Host - 81 votes (elected) Greg Meyers - 75 votes (elected) Brendan Bennett - 74 votes (elected) Bob Killorn - 72 votes (elected) Russel Grove - 70 votes (elected) Emma Strickland - 62 votes Greg Pooley - 51 votes David Delchau - 43 votes The results of the election and elected positions for the 2016 -18 term were confirmed at the AIBS AGM in Melbourne on 11th November 2016. The newly elected Directors to the AIBS Board commenced their term of office completion of the AGM and term will take the Board through to November 2018. At the first meeting of the new Board, the first item of business was for the incoming Board to elect a new President. The Board unanimously appointed Tim Tuxford

In accepting the National Presidency, Tim said “I am deeply humbled and honoured to be appointed by my colleagues and I look forward to working with the new Board and Chapters to continue the work commenced by the former Board. We have some exciting challenges ahead, especially with the development of our Professional Standards Scheme and the building of relationships with all state regulators to ensure they realise the invaluable role that Building Surveyors play in the building industry and in protecting the public.” “I would also like recognise the contribution of outgoing National President Jeffrey Brooks who has led our Organisation through an unsettled period of significant change, but a period in which the AIBS has emerged as a more professional and financially viable Organisation and one that has the capacity to take on the challenges of ensuring building surveying becomes a more highly regarded profession in the future. On behalf of the Board and members, I thank Jeff for his leadership and look forward to working closely with him in his role on the Board as Immediate Past President over the next 12 months.” The Board also appointed Wayne Liddy (VIC) as the National Vice President, a position he held on the previous Board. Other members of the AIBS Board are Gabriel Barnes (TAS), Troy Olds (SA), Gary Fitzgerald (WA) and Stacy Kennedy (QLD/NT).

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

WAYNE LIDDY Vice President, Director VIC

STACY KENNEDY Director QLD/NT

TROY OLDS Director SA

GABRIEL BARNES Director TAS

GARY FITZGERALD Director WA

JEFFREY BROOKS Immediate Past President

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TECHNICAL

NATIONAL TECHNICAL COMMITTEE SUMMER UPDATE SUMMER, THAT TIME OF THE YEAR WHEN THE DAYS ARE LONGER, HOTTER, CELEBRATORY, AND WE DIVE INTO THE WATERS OF OUR BEACHES, WATERWAYS, AND OUR SWIMMING POOLS AND SPAS. THE SMELL OF EUCALYPTUS FILLS THE AIR AND KIDS FROLIC IN JUST ABOUT ANY BODY OF WATER THEY CAN FIND. This love of water comes with an inherent risk to our community, especially the very young. Statistically it has been found that 40% of all drownings occur in private swimming pools, which necessitated the development of swimming pool barrier legislation. All States and Territories have swimming pool safety legislation of some form or another written into their Building Acts and/or Regulations with varying degrees of severity and liability. We recognise that over the years, swimming pool security fencing requirements of the NCC, and Australian Standard 1926.1 (AS1926.1) have changed and legislation has changed accordingly. In that period swimming pool legislation was not imposed retrospectively without a lengthy transitional period. No doubt, as building practitioners we have all experienced the frustration of having multiple standards when dealing with older swimming pool installations. Each State or Territory in the main now have three different standards of barrier requirements dependent on pool or spa installation date. Since the inception of the BCA/NCC it has referenced various editions of AS1926.1 Safety barriers for swimming pools. In BCA 1988 to BCA 1990 amdt 6 we had AS1926- 1986 amdt 1 March 1987 referenced, then BCA 1990 amdt 7 to BCA 2009 it was AS1926.1-1993, between BCA 2010 and NCC Vol 2-2012 As 1926.1-2007 was the referenced Standard and from NCC 2013, AS1926.1-2012 has been referenced. Fortunately, reference to

AS 1926.1 – 1993 has been transitioned out by all States and Territories. To add to the confusion, not all States and Territories adopted the requirements of Part 3.9.3 Swimming Pool Access and many of these States/Territories had their own variations. Various State Regulations also called up different editions of AS1926 parts 1-3 with, for example, WA not recognising AS1926.3 as a referenced document and only recently adopting AS1926.1-2012. We now have some form of consensus and all States now recognise AS1926.1 – 2012 as the referenced Standard for safety barriers. Most States and Territories have some form of inspection regime enacted, for example in WA it is mandated that each property where there is a swimming pool, must be inspected within a four year period to ensure compliance, in South Australia all new pools must be inspected within a short time of completion, whereas others leave it up to the property owner/occupier to maintain compliance. In some other States it is left to the owner to self-regulate and in others barriers are required to be inspected and certified when the property is sold or rented out. The Technical Committee has been working on a Policy regarding unifying the approach to Swimming Pool inspection. More news will be provided on this soon. Unfortunately, it is reported that property owners, pool fencing inspectors, certifying building surveyors, and local government authorities are interpreting the Standard

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

differently, which is causing confusion and some angst. Following feedback from industry stakeholders, a submission has been made to Standards Australia to review AS1926.1 – 2012. The proposed changes are quite extensive, including issues of presentation and substance. The ABCB has requested the AIBS Technical Committee to review the proposal and comment on whether to support the ABCB with respect to the proposal. A broad outline of the proposed changes includes: 1. Introduce new definitions to more clearly delineate existing requirements. Renumbering and renaming a (small) number of sections [New]. 2. Revise/clarify definition of ‘within a property’ [Clause 1.3.24] 3. Review evidence as to whether the pool area can be used for general access to buildings and structures, and introduce relevant requirements if warranted [New].

4. Review items permitted within designated pool area (such as sheds, garages, cabanas and barbeques) and introduce relevant requirements if warranted [New]. 5. Review: a. Contemporary evidence in support of a nominated minimum distance between the pool barrier and the pool, and introduce relevant requirements if warranted [New]. b. Review use of pool walls being used as part of an effective pool barrier [New]. 6. Add clarifying notes regarding the consideration of collection ponds (for ‘infinity’ pools) within the definition of swimming pool [Clause 1.3.22]. 7. Review definitions and details of non-climbability, including horizontal wire fences, adjacent vegetation, posts, tree trunks, and the like [Clauses 2.2 and 2.3]. 8. Review rationale behind Clause 2.2.3 and amend requirements if appropriate

9. Introduce more specific delineation between ‘Barriers within a property’ and ‘Boundary barriers’ [Clauses 2.2.2 and 2.2.4]. 10. Reconcile clauses for "intersecting barriers" for greater clarity [Clauses 2.2.4, 2.2.5]. 11. Review the definition, content and applicability of provisions relating to boundary barriers in the context of emerging data and practices: a. The efficacy of non-climbable zone (NCZ) 5 [Clause 2.2.4] and possible scope for enhancing the flexibility of this clause. b. Review the application of features of ‘barriers within a property’ to ‘boundary barriers’ [Clauses 2.3.2, 2.3.4 and 2.3.6]. c. Consider the inclusion of provisions for a retaining wall barrier on a boundary [New]. d. consideration of application of boundary barriers to adjoining public land [New].

12. Inclusion of provisions and requirements for windows within the definitions of barriers in Clause 2.3 (in addition to requirements of Clause 2.6). 13. Clarification of method of measurement of effective height of and from steps in Clause 2.3.1. 14. Clarification of applicability of Clause 2.3.1 to boundary barriers. 15. Revision of diagrams describing glass barriers to reflect emerging and current technologies [Figure 2.4]. 16. Add reference to AS/NZS 2208:1996 safety glazing materials in buildings [Clause 2.3.3]. 17. Preclude the use of 60o fillets and sloped objects on barriers where the vertical gap is more than 10 mm (per original intent of current version) [Clauses 2.2, 2.3.5 and Figure 2.6]. 18. Revise definition, applicability, functional, marking and testing requirements for gates and gate units to accommodate increased use of

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

TECHNICAL subassemblies and components [Clause 2.4, 3.4, 3.5, 3.6]. 19. Review Clause 2.4.2.2 in relation to Clause 2.4.2.3 regarding minimum height of gate latch. 20. Permit measurement of the height of a retaining wall barrier above a pool on the ‘inside’ of the barrier where measurement on the ‘outside’ is impracticable [Clause 2.1 and Figure 2.10]. 21. The addition of requirements for when the floor level of the balcony is less than 1800 mm above the pool level and where a building wall forms part of the pool barrier and where there are no encroaching NCZs [Clause 2.8]. 22. Include informative appendix outlining rationale for given characteristics of pool barriers [New]. 23. Consider inclusion of head and neck entrapment test (from AS 4685.1 Appendix D) as requirement for gates and fences [New]. 24. Review site testing requirements for repeatability, and for applicability to custom installations [New]. It is genuinely hoped that at the end of the review period, the recommended changes will be adopted, and the inherent problems that have been identified are rectified so that M

we can all provide a uniform and consistent interpretation of this very important Standard. The following lists the various Standards and Handbooks that are either being developed or revised that the Technical Committee has been asked to review, comment on, or support recommendations on in the past few months: • ABCB – Proposed Upgrading Existing Buildings Handbook. • ABCB – Indoor Air Quality Handbook • AS 1668.2—2012 Mechanical ventilation in buildings. • ABCB - proposed minor change to the Nationwide House Energy Rating Scheme (NatHERS) accredited software tool, FirstRate5. • AS 3600–2009, Concrete structures, and the two subsequent amendments Amdt 1/2010-11-15 and Amdt 2/2013-03-20. • AS 3700 (2015), Masonry structures. • AS 2293.1: Emergency escape lighting and exit signs for buildings – (System Design Installation and Operation). • AS 2293.2: Emergency evacuation lighting for buildings - (Inspection and Maintenance); and • AS 2293.3: Emergency escape lighting and exit signs for buildings – (Emergency Escape Luminaires and exit signs).

• AS 1657-2013, Fixed platforms, walkways, stairways and ladders - Design, construction and installation. • AS 2050 – 2002, Installation of roof tiles. • AS 1562.1, Design and installation of sheet roof and wall cladding – Metal. • AS 1926.1, Swimming pool safety Safety barriers for swimming pools. • AS/NZS 1668.1, The use of ventilation and air conditioning in buildings - Fire and smoke control in buildings. • AS 1670.4, Fire detection, warning, control and intercom systems - System design, installation and commissioning Emergency warning and intercom systems. • AS/NZS 4200.1-2016 Pliable building membranes and underlays Part 1: Materials. Should you wish further advice regarding the above submissions please contact your Chapter Technical Committee member.

DUNCAN WILSON FAIBS

Duncan Wilson is the Principal Building Surveyor at the Shire of Kalamunda in WA. Duncan previously chaired the National Technical Committee and is a current member of the WA Chapter Committee.

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NSW (02) 8525 8000

QLD (07) 3861 2100

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

SA (08) 8234 1326

WA (08) 9412 3534

New Zealand (09) 274 7109

NEWS

NATIONAL TECHNICAL MANAGER JEREMY TURNER

PUBLIC & CONSUMER GROUPS

SINCE THE 10TH OF OCTOBER, I HAVE BEEN WORKING IN AND LEARNING THE NEW ROLE OF NATIONAL TECHNICAL MANAGER; LEARNING ABOUT HOW THE ROLE INTERACTS WITH ALL OTHER PARTS OF THE AIBS ORGANISATION, ITS INDUSTRY PARTNERS AND WHAT THE ROLE IS CAPABLE OF DOING IN THE NEAR AND LONGER TERMS. I’ve been working on several initiatives that I hope will soon be visible to all members if not already out there by the time this article is published. At its core, the role provides coordination of communication within AIBS about technical matters. This then helps AIBS to deliver training and conferencing that is relevant to the needs of its membership, industry and regulators. It ensures that our members have access to the latest information about building surveying practice, innovation in construction methods and materials and building science. It also empowers AIBS representatives on external bodies to deliver quality representation and to inform members of upcoming changes. The Technical Hub diagram shows this and the broader communication function of the role in more detail. I am receiving great support from members, many of whom have said that the decision by AIBS to create and appoint someone to the role has been a long time coming. I feel like I’m standing in big shoes and I am determined to do all I can to fill them. Whilst the role cannot provide a 'phone a friend' service, I hope that soon AIBS will be able to offer a members only web forum, which will allow members to give and receive opinions and suggestions to each other about how to solve technical issues.

The mechanics of how it will work are still being developed. It is my intention that all members will receive regular notifications about the active topics in the forum. I’m hoping that we can establish the forum in such a way that topics will remain on the forum forever, and ultimately form a technical reference library which could be referenced 24/7/365. My aim is that this library will also be searchable, by members, so that it is as useful as possible to you in your professional life. As ever, the Chapter Committees will be your primary avenue for communicating issues of a technical nature to AIBS. I am looking forward to meeting the new Board members and Chapter Presidents in Melbourne at the AGM, and to working with them to improve services for members. I will also soon be making contact with all members who are representing AIBS on external bodies to establish where the projects they are working on are up to, what support they need to ensure quality representation is provided, and to obtain useful information that can be passed to members about the work they have done so far in their representative capacity. You will begin to see regular reports from my desk regarding all manner of things relevant to building surveying, via the web site, email and this magazine. I will also make an effort to attend each Chapter

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

MEMBERS

CHAPTER COMMITTEES

LEGISLATIVE & REGULATORY BODIES

The AIBS Technical Hub

conference so that I can speak directly with members about matters impacting them in their daily work, and get feedback on how I’m doing in this new role. This will also be an opportunity for me to explain to those of you who don’t yet know me who I am and where I’ve come from. JEREMY TURNER

National Technical Manager AIBS

Comments & Consultation

Requests for Information

Information & Consultation

Issues, Opinions & Concerns

Responses, Consulation & advice

HNICAL MA C N TE

Comments & Responses

ER AG

AI BS

Feedback & Opinion

Proposed changes / Comments

EXTERNAL STAKEHOLDERS

SPECIAL ADVISORY GROUPS

AIBS BOARD AIBS CEO Member Feedback

TRAINING & CONFERENCING

Content Advice & Consulatation

Opinions, Views & Policy

Legislative & Regulatory Changes

Issues for International Concern

Issues for Australian Concern

INTERNATIONAL BODIES AND RESEARCH ORGANISATIONS

This is an exciting opportunity for me and for the AIBS. I look forward to developing the role over the next few years in support of AIBS as the peak professional representative body for building surveyors in Australia. Iâ&#x20AC;&#x2122;m sure I will enjoy working with you, with your interests in mind, and for your benefit.

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

FINANCE

BUSINESS STRUCTURES SAVE MONEY AND INCREASE YOUR ASSET PROTECTION! NOT ONLY WILL THE RIGHT STRUCTURE HELP YOU BUILD WEALTH IT WILL HELP YOU RETAIN WEALTH. THE TOP THREE STRUCTURES WE SEE BEING USED WHEN OPERATING A BUSINESS IS A SOLE TRADER, A TRUST, AND A COMPANY. Each of these structures have advantages and disadvantages, so choosing the right one is critical. As part of the Federal Governments 2015-16 Budget, changes have been made effective 1 July 2016 that allow small businesses to restructure their affairs without incurring a CGT liability. This is great news for small business owners as generally the business structure they start with is not always the best structure over time. The top three reasons why business owners might need to restructure are: 1. Tax – Your business structure determines the tax rate you pay. Some structures offer great tax concessions for realising Capital Gains Tax (CGT), and others may allow research and development benefits. 2. Asset protection – companies and trust structures generally offer greater asset protection than operating through a sole trader or partnership. Separating assets from business operating entities can also provide protection of assets. 3. Compliance – Companies and trusts are generally more expensive to maintain, but the benefits of doing so usually outweigh the costs. So what is the best structure for your business? This decision needs to be made by weighing up all the relevant facts in your situation, and what the long-term plan of your business is.

Some of the advantages and disadvantages of each structure are outlined below: SOLE TRADER Pros: a. Cheap and easy to start up; b. Cheaper ongoing costs as you only need to lodge one tax return; c. No need for workers compensation insurance if you are the only one working in the business. Cons: a. Limited options available for tax planning; b. Limited options available for asset protection. You and the business are a single entity, that is, if the business is sued, you are being sued. COMPANY Pros: a. Personal assets are protected from action against the business; b. More options available for tax planning; c. If the company goes into debt, generally the creditors are not able to recover their debts from its shareholders and directors. Cons: a. More expensive to setup and administer each year (2 tax returns to lodge each year); b. More paperwork; c. Generally, will need to have workers compensation insurance, even though you might be the only employee in the business.

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

TRUST Pros: a. If you have a corporate trustee (a company), your personal assets are protected from action against the business; b. Profits from the trust can be distributed to its beneficiaries. In a family trust’s case, usually the named beneficiaries, their kids, grandkids, parents, grandparents and any related entity (provided the correct elections have been made). Cons: a. More expensive to setup, i.e. you need to setup a trust and a company. If the trust is setup in NSW, it also needs to pay $500 stamp duty. More expensive to administer each year. A tax return for the trust and each of its beneficiaries is required; b. More paperwork;

c. Generally, will need to have workers compensation insurance even though you might be the only employee in the business. If you are thinking of changing your business structure, there are a few overarching principles that you should consider: 1. Don’t overcomplicate things – A simple structure is often the best structure. The more complex a structure gets, the costlier it gets to administer. If the structure is overly complicated and is done just to reduce your tax, the Tax Office might start to question the reasons the structure is in place. 2. What is the plan of your business – too many business owners set up their business based on how it is going to operate today. Always set up your business with the end in mind. The structure should allow for effective and

efficient future growth. Consider your exit strategy, and how this is going to come about as each structure has a different tax outcome, and some buyers want to buy only business assets whereas some buyers want to buy into the business structure. 3. Keep valuable assets away from risky business activities – all business and personal assets should be separated from the business activities to ensure if anything happens with your business, your assets are secure. 4. At risk individuals - Choose one person in the family to be the ‘at risk’ individual. This is usually the individual who runs the business. This person will be the director in the company and they provide personal guarantees to lenders etc. This person owns no assets. 5. Consider a corporate trustee for a trust – when a business operates through a

trust, a corporate trustee is a must have. This will generally separate the debts of the trust from the individual to the corporate trustee. 6. Consider a family trust as a company shareholder – If you choose to run your business through a company, consider owning the shares through a family trust to improve both asset protection and tax efficiency.

MICHAEL ATKINSON

Michael, a partner at Peer Wealth, is a Chartered Accountant that helps high income earners maximise their ﬁnancial health today and in the future. ph: (02) 8014 7608 | e: michael@peerwealth.com.au w: peerwealth.com.au

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

UPDATES

REGULATOR UPDATES QBCC UPDATES CHANGES TO THE QUEENSLAND HOME WARRANTY SCHEME It is important that you are aware of recent changes to the law concerning what is insurable building work and premiums for the Queensland Home Warranty Scheme (the Scheme). These changes apply to contracts signed on or after 28 October, 2016. Everything previously insurable under the home warranty scheme is still insurable, although the scheme has been expanded to include the following work (providing it is carried out by a licensed contractor (or by an individual where fraud or certain representations are made) and is for a value over $3,300): • The erection, construction or installation of a residential swimming pool. • In relation to a residence or related roofed building (e.g. shed): –– All building work performed within the building envelope (internal or external parts of the building), for example, painting, tiling, plastering, roof restoration and repair work, rendering of walls, floor restoration, and glazing work. –– Anything attached to the building if it requires building approval or plumbing approval. –– Any structure attached to the external part of the building where there is no other supporting structure (eg: awning or handrail). –– Stairs or an access ramp which are permanently attached to the building. • In relation to plumbing and drainage for a residence or related roofed building: –– Building work for the primary water supply (eg: install water tank for primary water supply). –– Building work for sewerage or drainage (eg: work on a sanitary drain connecting a residence to the sewerage main). –– Stormwater drainage (eg: repair of downpipe or gutter). • The installation of a manufactured home fixed to land in a residential park.

Premiums are to be calculated according to the new schedules. The new premiums better target the type and size of the project. In many cases, premiums have been reduced, although in cases such as new building contracts valued over $600,000 premiums have increased. The Scheme is managed by the Queensland Building and Construction Commission (QBCC). For more information about the home warranty reforms, visit www.qbcc.qld.gov.au

VBA UPDATES BUILDING CONSUMER CONFIDENCE IN THE INDUSTRY Amendments to Victoria’s Building Act 1993 started coming into effect from 4 July 2016 and will continue to be rolled out over the 12 months to 1 July 2017. Some of these changes directly affect building surveyors operating in Victoria. DIRECTIONS TO FIX BUILDING WORK The Victorian Building Authority (VBA) reports that under changes to the laws around directions to fix building work, relevant building surveyors (RBS) are now required to: • give a direction to fix building work if, after an inspection, the relevant building surveyor believes that the building work fails to comply. • provide a copy of any written direction given in the approved form to the owner, once it has been issued on the builder. • notify the VBA and relevant owner of non-compliance with a written direction given in the approved form, if the work is not compliant within seven days of the written direction expiring. There is no requirement to advise the owner of an oral direction to fix building work even if the oral direction is confirmed in a written form, for example in an inspection report. A direction is not formally a written direction unless it is issued on the VBA approved form (available on the VBA website).

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

Notifying the owner if a written direction is issued can affect the owner’s confidence in the builder. The building surveyor should exercise judgment in considering whether a written direction in the approved form is necessary in the first instance. An oral direction is likely to be appropriate in many instances and is a legitimate first step in the enforcement process. This allows the builder an opportunity to bring work into compliance without escalating to the owner in the first instance. The compliance period for an oral direction is seven days. If the work is not compliant after seven days the RBS must issue a written direction on the approved form. The RBS sets the compliance period for a written direction, taking into account the extent of the work required. The direction may also require the builder to stop any further work, that may prevent the direction from being complied with, until the RBS is satisfied that compliance has been achieved. Non-compliance with a written direction is a serious matter attracting a penalty of up to 500 penalty units. The builder may ask the RBS to extend the compliance period. The RBS should use their judgment to decide whether extending the compliance period is appropriate in the circumstances. The RBS’s duty in relation to the persisting non-compliant work (for example issuing building notices and building orders) is not changed by notifying the VBA of noncompliance with a written direction. CONFLICTS OF INTEREST The reforms mean there is now a general requirement on private building surveyors (PBSs) not to act where there is a conflict of interest, and conflicts of interest have been extended to include interests of "related persons". A conflict of interest is anything that may prevent the PBS from acting independently. For example, if the outcome of a decision could result in financial gain for the PBS or a related person there may be a conflict of interest.

OTHER CHANGES RBSs must use the VBA-approved checklist (available on the VBA website) to certify that required permits and documents have been given to the relevant council and the required lodgment fee has been paid. It is an offence to not use the template when lodging documents. In the event that the required permits and documents are lodged electronically with council, the RBS should check if electronic lodgment of the certified checklist is an acceptable practice to the relevant council. From 1 September 2016 a PBS may not accept an appointment in relation to domestic building work from the builder, and from 1 July 2017 the VBA will be empowered to appoint a manager to a PBS’s business under certain limited circumstances. “These changes allow the VBA to be a more efficient and effective regulator, for the benefit of a strong, healthy building industry,” said VBA CEO Prue Digby. See the VBA website www.vba.vic.gov.au for more information.

DPTI UPDATES A NEW PLANNING SYSTEM FOR SOUTH AUSTRALIA South Australia’s aim is to create Australia’s best planning system – one that is effective, efficient and enabling, and supports and enhances South Australia’s liveability and prosperity. The crux of this plan is to create ecologically sustainability for South Australia, whilst simultaneously meeting the needs and expectations, and reflecting the diversity of our various communities. The new planning system will be delivered through the Planning, Development and Infrastructure Act 2016 (the Act) which was approved by the Governor on 21 April 2016. Among other things, the Act provides for the establishment of the new South Australian Planning Commission, a Community Engagement Charter, new statutory instruments (including State

Planning Policies, Regional Plans and the Planning and Design Code), new assessment pathways and a professional accreditation system.

also assist practitioners including architects, engineers, building surveyors, builders and installers who are required to comply with Section 8.

Building specific changes address the issues of building on boundaries, clarifying the requirements for upgrading existing buildings and the creation of Ministerial building standards and Practice Directions. For further information visit the Planning Reform webpage at www.dpti.sa.gov.au/planning/ planning_reform

The two guideline documents are available from the DPTI website: www.dpti.sa.gov.au/contractor_documents/ Building_Guidelines • Seismic Suspended Ceilings G173 • Seismic Restraint of Engineering Services G172

DPTI GUIDELINES ASSIST WITH THE DESIGN OF NON-STRUCTURAL BUILDING ELEMENTS FOR SEISMIC PURPOSES The performance of non-structural building elements during an earthquake may significantly impact the level of risk posed to building occupants, both directly and indirectly. In addition to causing injury through collapse, poorly or unrestrained non-structural elements can rupture pipework (which may result in flooding), short electrical equipment (which may start a fire) and block exits paths. The collapse of non-structural elements may also compromise the structural elements of a building, rendering the building un-occupiable and resulting in significant repair costs and lost productivity. Performance Requirement BP1.1 of the National Construction Code (Volume One) requires that both structural and non-structural building elements remain stable under imposed loads, including seismic loads. Section 8 of AS1170.4 Earthquake actions in Australia (2007) provides information about the nonstructural building elements that must be designed to resist seismic loads. To assist with applying Section 8, the Safety and Service Division of the Department of Planning, Transport and Infrastructure (DPTI) has published two guideline documents regarding the design and installation of non-structural building elements. In SA, these guidelines are used for government owned buildings but may

The Seismic Suspended Ceiling guideline recommends the use of AS/NZS 2785 Suspended ceilings – design and installation (2000) for suspended ceilings and relevant partitions. WANT REGULAR UPDATES? The Building Policy Unit provides information about policy initiatives, legislative and technical changes, training events and information for professional practitioners via the Building Standard e-newsletter. Practitioners, stakeholders and other interested parties can subscribe for free to keep up to date with South Australian initiatives and progress www.dpti.sa.gov.au/planning/building_ advisory_service

QBCC UPDATES

Brian Bolton, Manager, Communications Queensland Building and Construction Commission brian.bolton@qbcc.qld.gov.au

VBA UPDATES

Victorian Building Authority

DPTI UPDATES

Department of Planning, Transport and Infrastructure

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

INSURANCE

TO GROUP INSURANCE OR NOT? BOVILL RISK & INSURANCE CONSULTANTS PTY LTD (BRIC) HAS BEEN ARRANGING PROFESSIONAL INDEMNITY INSURANCE FOR BUILDING SURVEYORS FOR NEARLY 20 YEARS. 12 OF THOSE, AS THE PREFERRED BROKER TO MEMBERS OF THE AUSTRALIAN INSTITUTE OF BUILDING SURVEYORS (AIBS). Over that time we have been asked many times why we have not used the buying power of the AIBS membership to procure a “special” group deal for building surveyors by aggregating all of our clients with the one insurer. Believe me, we have considered this option many times, and have even examined the numbers repeatedly. Some brokers will spruik the benefits of you participating in a single insurer group insurance arrangement (generally referred to as a “scheme”), and for some professions the benefits can be considerable. These include:• Lower premiums • “Free” run off cover • Broad policy coverage • A centralised database of claims to assist in developing risk management strategies.

Generally, when things go bad the cost of insurance for ALL members of the profession skyrockets and the scheme ultimately fails as those firms with a good claims record find more attractive homes elsewhere. In arranging approximately 500 professional indemnity insurance policies for building surveyors around Australia each year, we have the volume to entice many insurers to entertain such a scheme. Unfortunately once the claims experience of the profession is analysed in detail, the results do not present favourably from an underwriting perspective.

The above are very admirable and achievable objectives when an insurance broker creates a single insurer group purchasing arrangement for a profession. Unfortunately, the broker’s motivation in spruiking a scheme is to generally grow their own business rather than protect the interests of the profession they seek to attract.

During the past ten years premiums generated by building surveyors under policies we have arranged totals nearly $20 million. Unfortunately during that very same period the claims generated under those policies totals more than $27 million meaning, as a whole, professional indemnity insurance for the building surveying profession has not been a profitable class for insurers. Once the insurers’ costs are factored into the above their figures further deteriorate significantly.

BRIC have over the years put together many such “schemes” and in my past life many more. These arrangements are typically suited for relatively homogenous professions with typically small and predictable claims experiences and include draftspersons, bookkeepers and natural health practitioners. When created properly a scheme can deliver significant benefits to both members of the profession and the insurance industry. When poorly managed they can be a disaster and put the profession “on the nose” with the insurance industry.

It is therefore not surprising that over the last five years there have been more than six insurers withdraw from the market due to the losses generated from their portfolio of building surveyors. Fortunately for most firms, where their insurer has withdrawn from the market or significantly increased their premium, BRIC has not found it difficult to find a replacement insurer. This has been assisted by the ongoing soft insurance market and the steady stream of new insurers entering the market. Should the market harden it will become more difficult.

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

Where one of our clients has experienced claims we have always been able to secure a solution to ensure that client remained in business. The same, unfortunately, cannot be said of some other insurance brokers. Due to your certification role, building surveyors are often targeted by the legal profession in law suits involving building work. Under the doctrine of proportionate liability it is not difficult to argue the building surveyor has some element of responsibility for a matter that gave rise to a loss or liability. Some plaintiffs simply join the building surveyor with the objective that your insurer pay a token amount to simply remove itself from the action rather than incur significant legal costs in defending a claim. The unfortunate reality remains that whilst the scope of your professional duties

continues to broaden so will your exposure to such litigation. Whilst many believe this unfair, the regulators obviously hold a differing view with their introduction of higher standards of duty such as BAL ratings, the responsibility to ensure building materials comply with the building regulations and onerous Home Warranty certification to name but a few.

becomes more closely aligned with the level of premium volume produced it is not in your best interests to explore such a scheme.

SO, TO GROUP OR NOT? BRIC’s philosophy, which we have espoused to both the Victorian and New South Wales governments, is to not attempt to group building surveyors into a single insurer scheme in the present insurance market.

Our rationale is that if you create a single group insurance for building surveyors it becomes a very big and noticeable group that insurers can examine and collate their own underwriting statistics. When things go bad – and the historical claims experience of the professions says it is likely they will – we as a broker will need to secure the support of a new insurer(s). To do this we have to declare to the insurance market those statistics relating to the scheme, which is now hurting badly from claims.

This philosophy has supported the profession extremely well up to now and we believe will continue to into the future. It is our belief that until the profession’s claims experience

This achieves exactly what we do not want – to publicise broadly the poor claims experience suffered by the profession as a whole. Our current approach is one where

we negotiate each individual risk based upon its risk profile, which includes fee income, the type of services provided, your experience and qualifications, and your claims history. Each insurer responds individually to that risk. This approach fosters a healthy insurance market across a number of insurers without the concentration risk of having all eggs in one basket. The size of our portfolio, and our sophisticated database allows us to record fee income and analyse claims data ourselves to assist in the development of risk management strategies for the profession, without the risks of a single insurer scheme. With an open insurance market, firms with a poor claims record are forced to carry the burden of that claims history through increased premiums. That is the nature of

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

INSURANCE the insurance industry; and for those firms with a benign claims history their premiums will remain competitive.

Scheme, and one we have assisted other Organisations to develop; we also look forward to working with AIBS on this aspect.

SO HOW DOES YOUR PROFESSION IMPROVE THE ATTRACTIVENESS OF YOUR RISK PROFILE? There are a number of actions you can take, most of which we have raised over the years with the AIBS. One of those is the creation of a Professional Standards Scheme, which apart from increasing the overall professional standards of the profession, can introduce a monetary cap that limits your liability and therefore hopefully reduce claims across the profession over the longer term. It is very pleasing to see that AIBS have now identified this as one of their projects for 2016-17, and BRIC look forward to working with them in supporting the requirement to produce historical claims data.

One area that has not been actively explored is the creation of a panel of lawyers with intricate knowledge of the nature of activities of the profession. We hear far too often that a building surveyor has to “educate” a lawyer handling the defence of their claim, at their expense! We are currently working with a group of lawyers with a view to the development of an approved panel. We believe that through a close association with and understanding of the profession, lawyers will be better positioned to defend your claims and you can be comfortable that you have the right lawyer defending you. They will also be able to provide feedback to your profession on real life experience with the types of claims arising, so that you can learn from the mistakes of others.

Another is to produce a formalised risk management regime, that is adopted throughout the profession through the development of documented risk management policies and procedures. This is also a typical requirement of a Professional Standards

BRIC see that the future of the profession is exciting but that the path to more competitive and stable insurance is not to aggregate all firms together with the one

insurer; but rather to implement strategies to improve risk management. These strategies include:• Limiting Liability; • Development of risk management policies and procedures; • An educated group of lawyers – to defend and educate your profession. BRIC are working on each of these fronts to facilitate a successful outcome, and hope to bring more news to you as developments arise. To the extent that any of the above content constitutes advice, it is general advice without reference to your needs or objectives and therefore cannot be relied upon. Before acting on the above information you should obtain advice specific to your needs.

CHRIS BOVILL

Managing Director, Bovill Risk & Insurance Consultants Pty Ltd (BRIC)

PROFESSIONAL INDEMNITY INSURANCE Bovill Risk and Insurance Consultants (BRIC) has more than 18 years experience in arranging professional indemnity insurance for Building Surveyors and Certifiers. Our Service Guarantee is to: •

Organise a policy that will satisfy your regulatory obligations;

•

Identify with you those risks peculiar to your business;

•

Negotiate a policy with the best possible cover for you;

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Generate the most competitive premiums available;

•

Keep you informed in a timely manner; and

•

Fight for the best possible claim result for you.

BRIC 20

Bovill Risk & Insurance Consultants

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

P: 1800 077 933 E: pi@bric.com.au W: www.bric.com.au

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TECHNICAL

TECHNICAL CHAT: JULIETTE BALCONIES RECENTLY AIBS RECEIVED AN EMAIL, WHICH DESCRIBED A CONVERSATION INVOLVING TWO MEMBERS WHO ARE ACCREDITED LEVEL 1 BUILDING SURVEYORS, WHICH REVOLVED AROUND WHETHER THERE IS A NEED TO SECURE OPENINGS FOR JULIETTE BALCONIES. Whilst AIBS is unable to provide individual technical advice, or an interpretation service, we have published this issue so members are aware of the points raised and discussed in relation to this particular issue. NCC BCA Clauses D2.24 (Volume One) and 3.9.2.5 (Volume Two) were recently considered in relation to faux balconies, which are affectionately referred to, by architects and real estate agents as Juliette balconies. Essentially, these are doors which open to a very small balcony, the kind that is often portrayed in performances of Shakespeare’s iconic play, Romeo and Juliette. These balconies have a traditional balustrade to protect persons from falling over the edge as per Clauses D2.16 and 3.9.2.3 but is this enough? The diagram below provides a graphical representation of where protection is required. The situation under discussion was slightly varied, in that the sill height coincides with the floor level inside the upper level room and the openable portion of the ‘window’ is typically a glass door or pair of glass doors, which open inwards.

BEDROOM OR EARLY CHILDHOOD CENTRE

OPENABLE WINDOW TO BE FITTED WITH A DEVICE TO LIMIT OPENING OR A SUITABLE SCREEN SO A 125MM SPHERE CANNOT PASS THROUGH

The Juliette balcony, floor is usually set down by between 140 and 190 mm below the floor of the room to facilitate weather proofing and the like. The balustrade is usually nominally 1m above the floor of the balcony and so there are two questions arising from this design as follows: 1. Is the height of the balustrade sufficient to prevent falls; and 2. Does the balustrade alone meet the requirements related to fall prevention? The relevant performance provisions set out that where a person could fall 2m or more through an openable window, where the term ‘window’ is not italicised so that a lay definition of window applies in lieu of the NCC definition, then a barrier is required and that barrier must be capable of resisting penetration by children, amongst other points. There are guidance notes within the NCC also which confirm that the NCC definition of ‘window’ does not apply to the DTS clause because they want to ensure other openings are also covered to address a safety point.

BEDROOM OR EARLY CHILDHOOD CENTRE

SURFACE BELOW

Extract from ABCB Advisory Note June 2013: Protection of openable windows

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

PROTECTION OF AN OPENING IS NOT REQUIRED FOR WINDOWS 1.7m OR MORE ABOVE FLOOR LEVEL

SURFACE BELOW

Example 1

So the discussion was around how wide does the balcony need to be before the floor of the balcony can be considered to be the distance one could fall through the opening, so that opening protection does not apply, and also if the opening protection provisions don’t apply, the discussion was around which floor level the balustrade height should be measured against. In some examples, there is no projection of the balcony floor beyond the external wall line in which case, one Building Surveyor hypothesised that the opening would have to be classed as a window and the protection provisions applied. The discussion was then around how much projection is needed before it became a door and therefore not subject to the window protection requirements and a balustrade barrier could be deemed adequate. If the height of the balustrade is measured from the balcony floor in Example 1, would

Example 2

it provide a suitable barrier against falls? How far from the external wall surface is far enough to ensure a 1m high balustrade around the perimeter of the balcony is adequate to provide protection? In Example 2, you can see that there is enough room for possibly two persons to stand on the balcony, but is this enough to rely only on the balustrade alone to prevent falls? There was also discussion around what type of room these openings served and what if any difference this makes. The NCC distinguishes between bedrooms and other rooms in respect of the height of the sill from which a fall could occur, requiring protection of windows other than bedrooms at a lesser standard. So a Juliette balcony serving a bedroom could very easily have a bed located close by, on which kids could skylark around, suggesting that the distance of the balcony balustrade projection beyond the outside wall of the building should

be more than nominal where window protection is not to be provided, but there is no requirement or guidance on this point. DTS protection of openings to which the window fall protection requirements apply, must be applied to the extent of the openable portion. This would mean that a Juliette balcony would be unattractive and quite useless were the requirements to apply, as the openable leaves would have to be restricted to opening less than 125mm or the entire opening protected with a screen.

with a view to promulgating a greater understanding amongst our membership of the issues that we all face from time to time in our roles and possibly providing information on how these have been overcome. Eventually, and with careful curation, the forum could provide a reference point for members and also provide AIBS with information about technical complexities that could be resolved with adjustment of requirements, so that the web forum could become the genesis of proposals for change.

If the alternative solution pathway is to be used, what are the measures against which performance is to be verified? This discussion is an example of the type of activity that I envisage will be a feature of the coming members only AIBS web based technical forum. The forum will provide an outlet for AIBS members to raise and contribute to discussions of this type,

JEREMY TURNER

National Technical Manager AIBS

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

MEET THE MEMBERS

MARK DUDLEY MARK DUDLEY, MAIBS Manager Building Services Shire of Broome

MARK DUDLEY TOOK HIS FIRST STEPS TOWARDS A BUILDING SURVEYING CAREER IN 1987, AND IS NOW THE MANAGER OF BUILDING SERVICES AT THE SHIRE OF BROOME. Throughout his career he has practiced in a number of States and Territories of Australia; Victoria, Queensland, the Northern Territory, and Western Australia. THE ACCIDENTAL BUILDING SURVEYOR I became a building surveyor more by accident than design. I left high school after Year 10 and entered the building industry as a trainee roof tiler and completed my trade training, then stayed in the industry for a number of years. My time as a roof tiler was physically challenging but at the same time very enjoyable. When you are young, fit and bulletproof it was a great place to be. The industry at that time was full of many colourful and eccentric characters, to say the least. Great people to have a “quiet” beer with at the end of the day. After a number of years roof tiling, and as time went on I realised that a strong back and a weak mind will only take you so far in life. I was attracted to the idea of becoming a building inspector and building surveyor in part due to the belief that my practical building industry experience would be of some benefit in undertaking new building industry studies; also the opportunity of being able to have office time and onsite time, without my body aching at the end of a working day was also very appealing! So one night I attended an industry information session at the then Dandenong TAFE looking for further career and study options. I first commenced studying at Dandenong in Victoria in 1987 through the TAFE system and eventually completed my

Advanced Certificate of Building Inspection that then allowed me to be registered as a Building & Scaffolding Inspector in Victoria. In 1989 I was able to obtain employment with the then, City of Frankston as a trainee building inspector/ surveyor so that’s how my building surveying career began. My long and at times arduous path of study continued in both the Queensland TAFE and University systems and I eventually completed the Graduate Certificate of Building Surveying through the Northern Territory University, Darwin (now Charles Darwin University). This post degree course was run in conjunction with the University of South Australia, Adelaide. I completed the Graduate Certificate in 1999, some 12 years after I first started out in the Victorian TAFE system, so it pays to be patient and persevere.

location. Broome is a popular tourist destination (particularly in Winter), and is located in the Kimberley region of Western Australia.

I have continued on with numerous industry training courses and study, including the Certificate IV in Training and Assessment which allowed me to provide part-time training services to the Housing Industry Association in Townsville Queensland. This included presenting a number of the units that formed part of the Certificate IV Building and Construction, which was one of requirements for tradespeople seeking builder’s registration in Queensland.

AN HONOURABLE PROFESSION I firmly believe that the building surveying profession is an honourable one, that still suffers from low professional recognition and a general misunderstanding of what the building surveyor’s actual role is. In recent years this has improved to a certain extent but it is still not truly recognised for the significant role a professional building surveyor carries out. More general public and industry acknowledgement and recognition for the important role a professional building surveyor plays in the Built Environment is something that needs to occur. Publicity, publicity and more publicity may help in this regard.

Currently I am employed with the Shire of Broome as their Manager Building Services. I have been in this position since February 2012, so soon to be five years in this unique

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

At times people and the industry forget that the building surveyor carries out an important overseeing function in ensuring that a building design meets the relevant Statutory and Legislative provisions along with achieving compliance with the requirements of the National Construction Code. It is probably the only single building profession where so much responsibility falls to one person. After all it is the professional building surveyorâ&#x20AC;&#x2122;s role and skills that help to ensure that a building is safe to use and occupy, yet it still takes some convincing to engage a professional building surveyor or seek advice at the start of the development of a project rather than at the end. Being able to help people out and guide them through the building approval process particularly in cyclonic regions is always satisfying. The building approval process

has certainly become more complex now compared to when I first started back in 1989. It has always been satisfying when a large project that you have been heavily involved with from start to finish is completed and the feedback received from both the industry and the community is a positive one. Occasionally you do get a pat on the back which is always appreciated. In recent years with the advent and emphasis on alternate solutions, fire engineering, energy efficiency, accessibility and bushfire construction requirements it has been an enjoyable professional challenge to embrace these changes, become knowledgeable in these areas and at the same time explain to clients, and the community, as to how and why they are required.

I have often said, good naturedly of course, that one of the roles of a Building Surveyor is to fix up oversights and mistakes that architects and town planners sometimes make. So I have always enjoyed undertaking deep and meaningful discussions with these professions to point out the error of their ways. STATE AND NATIONAL, PRIVATE AND GOVERNMENT Having practiced in both private building surveying and local government building surveying, my observations over a long period of time is that a certain divide and some angst, has and does occur between the two areas of practice. Once upon a time we were all the same colleagues and could engage in open, robust and fearless professional discussion, and we could agree to disagree but at the same time still

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

MEET THE MEMBERS maintain strong personal and professional relationships. There is certainly a place for both streams of building surveying practice in the industry, but at the same time it has to be acknowledged that the different State and Territory building control legislation, particularly pertaining to full and partial private building certification, has an impact in all of this. A nationally uniform academic and registration regime for building surveyors both in Local Government and private practice is something I would like to see come to the profession. It would seem a term of contradiction where all building surveyors are required to operate under the National Construction Code, which all State and Territory Governments are signatories, to but are still subject to individual State and Territory registration requirements. It has to be acknowledged that like any profession there are varying levels of professional competence in building surveying, both in private and local government practice. So it is important that the industry as a whole not be frightened to acknowledge this, and at the same time be prepared for the challenge to ensure that

all practitioners operate at similarly high professional levels. Compulsory continuous professional development (CPD) requirements for builders and trades are something I believe ought to become part of their industry requirements. While this is generally seen as politically unpalatable by State and Territory Governments, it seems absurd that someone responsible for a typical $500,000 plus construction project is not subject to a suitable and appropriate compulsory CPD program. It has been quietly observed that building surveyors, depending on which jurisdiction they are operating in, are subject to more CPD requirements that the medical profession. BENEFITS OF BEING A BUILDING SURVEYOR From a personal point of view I have been very fortunate in that my building surveying career has allowed me to travel and practice in several States and Territories of Australia. This includes starting out in Victoria, moving to Queensland, then the Northern Territory, back to Queensland and now Western Australia.

To do this over a long period of time has allowed me to appreciate Australia as a country, as well being able to live in and see some of the most spectacular natural environments that Australia has to offer. Notwithstanding all my previous comments, I still believe that building surveying is a great profession to enter into. In today's age it is certainly offering more diverse opportunities. It is a challenging role; all you need is to be is patient, open minded, a lateral thinker, be prepared for plenty of study, cop the occasional abuse and criticism (a thick hide sometimes helps), don’t be frightened to make a mistake (we all do), have a sense of humour, enjoy robust discussion, be positive, always act in the public interest and you will experience a professionally enjoyable career (hopefully).

MARK DUDLEY, MAIBS

Manager Building Services at the Shire of Broome.

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BUILDING POSSIBILITIES

SAFETY

ALMOST HALF OF TRADESPEOPLE HAVE NEVER SEEN AN ASBESTOS REGISTER NEW RESEARCH HAS FOUND THAT WHILE MOST TRADESPEOPLE RATED THEIR KNOWLEDGE OF ASBESTOS HIGHLY, ALMOST HALF REPORTED THEY HAD NEVER COME ACROSS AN ASBESTOS REGISTER, AND ONLY 60 PER CENT KNEW WHAT AN ASBESTOS REGISTER WAS. During Safe Work Month, the Asbestos Safety and Eradication Agency has released a review of the practice and use of asbestos registers in Australia in order to better understand how Organisations use them. The findings of the review will help guide better practice in Australian workplaces around the use of asbestos registers. Under Australian Work Health and Safety Regulations, workplaces built prior to 2004 (or prior to 1990 in Queensland) have a register that identifies any asbestos containing materials located at a workplace. “Tradespeople are the highest risk category of Australians for exposure to asbestos related disease,” ASEA Chief Executive, Peter Tighe said. “Clearly there is a need for greater awareness among tradespeople of the requirements around asbestos registers in the workplace.” The research found that 47% of tradespeople had never come across an asbestos register, while only 59% knew what one was. Of those who had come across asbestos registers, nearly all (91%) agreed that the register was an important precaution when doing their work. Around three-quarters also agreed that they trust the information contained in asbestos registers, and that the registers give them confidence to do their work safely. Encouragingly, most tradespeople said when a register notes that asbestos is “assumed” but not confirmed, they would treat it as

though asbestos were present and take the normal safety precautions.

of the population, but were also increasingly concerned about their exposure to asbestos.

The review provides guidance for improved practice in asbestos register management.

That research also found that one third of tradespeople felt they needed more training to safely deal with asbestos, even if they had already received formal training.

The review comes after the release of research last month by ASEA which found that tradespeople were more knowledgeable about asbestos than the rest

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

ASBESTOS SAFETY AND ERADICATION AGENCY

PROFESSIONAL STANDARDS SCHEME

STRENGTHENING BUILDING SURVEYING THE FUTURE OF BUILDING SURVEYING DEPENDS ON HOW IT IS VIEWED BY THE PUBLIC, BY REGULATORS AND BY OTHER PLAYERS IN THE BUILDING AND CONSTRUCTION INDUSTRY. The AIBS and individual building surveyors have historically referred to building surveying as a profession and to themselves as professionals. But is this how building surveying is seen by our key stakeholders? The reality is that building surveying is currently not formally accepted as a profession in Australia. We do not have a Professional Standards Scheme (PSS) in place and building surveyors are not recognised as professionals by the Professional Standards Councils. The AIBS believes that building surveying now stands at a crossroads. Ongoing statebased reforms are likely to further weaken the role of building surveying. We could choose to do nothing or we could choose to take steps to evolve into a properly recognised profession with standards and all the other things necessary to be accepted as a true profession. The reality is that we don’t have much choice if we want to prevent the future of building surveying being determined by others. And, it is why, over the past two years, the AIBS has been considering and investigating a Professional Standards Scheme. In 2017, the AIBS intends to apply to the Professional Standards Councils for a scheme under Professional Standards legislation. A Professional Standards scheme in development will be promoted by the AIBS to state governments and regulators, building their confidence to progressively adopt a higher standard for building surveyors. This decisive change could pose some risks, but it is the best prospect of putting us in control of our own destiny. A strong AIBS national position on professional standards may be embraced by policymakers, and may in time further support regulatory controls. If the AIBS wishes to stay relevant and be entrusted by state governments, regulators and the public to take a greater role in co-regulation, such changes are inevitable. Through a Professional Standards Scheme,

building surveyors will also undertake a greater role in consumer protection. This complements the role of building surveyors of providing oversight for compliance with safety standards in the built environment to ensure the public has confidence in their buildings. A professional standards framework is made up of systems that set professional knowledge and practice standards, develop and assess practitioners, and ensure compliance in the public interest. Most of the components of a professional standards framework already exists within AIBS, but there are some gaps and shortcomings. To address the current shortcomings, AIBS must: 1. Redevelop ethical codes. Develop a new ethical code and guidelines for professional conduct. Aim for adoption by governments. 2. Develop a competency framework. Better define the technical competencies, workplace capabilities and soft skills expected of members with professional accreditation. Use this as a basis for professional assessment. 3. Revamp CPD. Develop more structured technical training. Explore options for educational delivery in business skills, soft skills and professional conduct. Align training outcomes to the competency framework. Develop output-based CPD measures and run a pilot program to evaluate. 4. Develop insurance standards. Develop standards that set expectations of professional insurance cover held by those offering services to the public. The AIBS has a strategic opportunity to reposition our Organisation and our members as exponents of a national approach to professional standards in building control and certification, and greater recognition of AIBS as a professional Organisation with an investment in new professional frameworks.

The end result would potentially be for the AIBS to emerge with stronger and more influential professional frameworks, a stronger external voice and a stronger member value proposition, which will drive growth and also provide greater consumer protection, and with this, greater recognition by the public. A Professional Standards Scheme, will at the same time, be likely to provide a solution for the current dilemma around professional indemnity (PI) insurance access and consumer protection. WHAT WILL A PROFESSIONAL STANDARDS SCHEME MEAN FOR BUILDING SURVEYORS AND THE AIBS? The websites of Professions Australia and the Professional Standards Councils provide definitions of profession, professional and professionalism. They use expressions such as “special knowledge”, “commitment to competence”, “ethical standards”, “integrity”, “in the interest of others” and “promotion of the public good”. A key element behind public-facing professions is the need for consumer protection arising from the asymmetry of knowledge between the expert and the client. For all professions there is an expectation of acting ethically and for the public good. Professions are granted public trust and special recognition on the understanding that they will self-regulate, ensuring competent and ethical practice. This is a key purpose for the existence of professional associations. Although governments have taken a greater role in regulating professions over recent decades, self-regulation remains a key undertaking for a professional association, and a professional accreditation scheme is a key element in a self-regulatory framework. The attentions of professional associations are constantly drawn to the needs and interests

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

PROFESSIONAL STANDARDS SCHEME

WHAT IS A PROFESSIONAL STANDARDS SCHEME? STATES AND TERRITORIES Professional Standards Councils (PSC) are 8 state/territory statutory boards combined as one shared board

PSC ensures professional associations with a PS Scheme have good systems and controls

PROFESSIONAL STANDARDS COUNCILS

The associations manage public risk, and ensure members comply with professional requirements

ASSOCIATION

Member civil liability is then capped by law, and PI insurance terms may be more favourable

MEMBER

PSC Scheme approval will give regulatory credibility to AIBS and may enable a single-point oversight

of fee-paying members as associations work harder to recruit and retain members. With the role of the AIBS in setting and upholding professional standards, we are exercising self-regulation and acting in the public interest. This gives building surveying increased legitimacy and recognition. The Professional Standards Councils considers professional standards in terms of the 5 E’s: NECESSARY ELEMENTS FOR PROFESSION (Source: Professional Standards Councils) • Ethics The prescribed professional and ethical standards that clients rightfully expect their professional to exhibit. Extends into specific areas of practice and conduct and a commitment to higher duty. Typically negotiated from within the professional community. • Education The specific technical and professional requirements to practice in a discrete professional area. Often linked to entry level formal qualifications and certification. Also reflected in ongoing CPD (education) expectations.

• Experience The personal capabilities (personal competencies) and expectations of experience required to practice as a professional (without supervision) in a discrete professional area • Examination The mechanism by which all the elements are assessed and assured to the community. This is more than qualifications or certification requirements and also extends into expectations of regular assurance practice (e.g. compliance and professional audit expectations). • Entity In order for professions to exist, there must be a capable entity to oversee and administer compliance expectations on behalf of the community that rely on the professionals. This is usually a (professional) association made up of the individuals who will be regulated participants in the profession. WHERE TO FROM HERE? The AIBS Board is continuing to work towards the application for a Professional Standards Scheme through engaging with specialist consultants and the professional standards authority, while also being

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

mindful of the need to ensure that such a scheme is viable, sustainable and is in the best interests of members. This process involves a detailed gap and costs analysis of our current professional framework and the strengthening of our governance structures, which have been mostly achieved through the AIBS Governance Review. We hope this article provides an overview of and the growing need for a potential AIBS Professional Standards Scheme and progress to date. We will continue to keep members updated through future editions of this magazine and in our communications to you.

BRETT MACE

Chief Executive Officer

HOUSING HISTORY

EVERYTHING OLD IS NEW AGAIN PREFAB BUILDINGS ARE SEEN AS THE LEADING EDGE OF CONTEMPORARY CONSTRUCTION, BUT AS BEVERLEY JOHANSON REPORTS, THEY HAVE A LONG AND CONTINUOUS HISTORY IN AUSTRALIA DATING BACK TO THIS COUNTRY’S EARLIEST SETTLERS. When the first European settlers sailed to Australia, they brought with them two buildings; a house for the governor and a government store for supplies. Building the infant colony from scratch was hideously problematic. The area around Sydney produced very few viable building materials and milling was difficult and laborious. Tools were in short supply and wore out before replacements arrived from England. There were no architects, and few skilled builders. In the ensuing years, the towns and cities of the new colony grew, with a mixture of traditional building techniques and prefabricated buildings imported from Britain, Europe, Asia, America and other British colonies. Governor La Trobe packed a couple of houses along with his books and uniforms when he travelled to Australia to take up office in 1839. When Captain Lonsdale was sent to Melbourne, he had his cottage made in Sydney by the Royal Engineers and sent on. Melbourne had an enormous appetite for housing, particularly when the hordes of speculators arrived to try their luck in the goldfields. They could either stay in a tent or a pre-fab cottage made of wood or corrugated iron. Similar dwellings were sent to the goldfields, and scattered across the state as people created towns and farms. Three of the corrugated iron cottages from the 1850s are open to the public in South Melbourne and these rare examples are treasured by the National Trust. In 1853, at the height of demand, 15,960 wooden houses were delivered to Melbourne at a total cost of (pounds) 246,370. The 6369 iron buildings delivered were worth (pounds) 111,380.

Corio Villa in 1861 – the house was ordered as a flat-pack from a foundry in 1851

Houses, school buildings, theatres and churches were ordered from catalogues and came in a wide variety of materials. Corrugated iron was common. Wooden houses came from Singapore, India, New Zealand and Europe. Zinc was used, but none of these buildings remain, probably because of the resale value of the metal. Papiermache was stretched on wooden frames to make walls, tiles hung on timber frames resembled brick, and walls made from large panels of slate all contributed to the rich tapestry of colonial housing.The pre-fabricated housing was not necessarily humble. The original section of Tintern, one of Toorak’s early mansions, was a 10-room portable iron dwelling made in Glasgow in 1855. Two of Geelong’s most beautiful homes are made of iron. The lavishly decorated Corio Villa was fabricated in Scotland and The Heights, the largest prefabricated house in Victoria, came from Hamburg. In Melbourne, a company was set up in 1854 to manufacture “Patent Portable Brick Houses”. There is no evidence of any of these houses being built, but the intention was to

fabricate them from hollow bricks. Housing shortages followed both world wars, initiating renewed interest in off-site building and Australia had an unusual response. In the late 1940s, the government decided that the division of the Commonwealth Department of Aircraft Production that built Beaufort bombers should turn its skills to making steel houses. The idea, however, was abandoned when elections brought in a new conservative party, later known as the Liberal Party, to power. They warned that centralised factory production could encourage the growth of communism. Pre-fabricated houses are now among the most creative and site-appropriate housing in Australia. Available in thousands of designs, they can be built with contemporary drivers in mind, including an emphasis on environmental aspects, energy efficiency, fire safety, cyclone resistance and many other factors. BOSTON PUBLISHING PTY LTD Republished with permission from Built Offsite magazine

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

CALENDAR

TASMANIA CONFERENCE WRAP-UP IT GIVES ME GREAT PLEASURE TO REPORT THAT THE TASMANIAN CHAPTER CONFERENCE HELD AT THE WREST POINT CASINO ON SEPTEMBER 16 WAS A HUGE SUCCESS AND WITH YOUR SUPPORT WE CAN HAVE MANY MORE SUCH CONFERENCES IN THE FUTURE.

The Panel

I would like to start by saying that I was honoured and fortunate to have had the support of the following very hard working CEC members; Steve Bramich, Roland Wierenga, Barry Magnus and Gabriel Barnes. I also want to personally thank the AIBS office for their organisation of the Conference.

The Conference could not have been held in a better venue, as participants overlooked the Derwent River on a beautiful sunny day. The Conference was officially opened by the Honourable Guy Barnett, Minister for Resources, Building, Construction and Consumer Affairs. Minister Barnett

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

has indicated that he wishes to continue working with the AIBS. The caliber of presenters was excellent, informative and captivating. The Conference covered legal areas, administrative matters and had a practical interactive panel which had great involvement from the floor.

Roland Weirenga – Darryl Semple Award

Esther Fletcher-Jones - Emerging Building Surveyor

Jake Ihnen for Break O Day Council Building Services Unit – Tasmania Building Surveying Team Award

The dinner also brought members together to catch up and network in a relaxed atmosphere, and it was clear to see there is much passion amongst members, as building surveying matters were discussed at length throughout the evening. The night saw the celebration of two birthdays and the presentation of the Tasmanian Chapter awards. Congratulations go to the following recipients of these awards: • Emerging Building Surveyor of the Year Award: Esther Fletcher-Jones,

• Building Surveying Team Award: Jake Ihnen on behalf of Break O Day Council Building Services Unit, • Darryl Semple Award: Roland Wierenga.

of the Building Act and the regulations, I encourage all members to attend as many as possible, the information sessions being held around Tasmania.

The Chapter Committee is looking at ways to improve and extend the Conference, and look forward to the support of members to do this.

Finally the Chapter Committee would like to thank all presenters and members who attended the Chapter Conference.

In the next few months it will be a steep learning curve for all with the introduction

DANILO YALI

Conference Convenor

AIBS 2017 SOUTH AUSTRALIA CHAPTER CONFERENCE ADELAIDE OVAL, ADELAIDE

2 3 - 24 MARC H 2017

AIBS 2017 QLD/NT CHAPTER CONFERENCE GRAND CHANCELLOR, BRISBANE

1 - 3 JUNE 2 0 1 7

AIBS 2017 NSW/ACT CHAPTER CONFERENCE DOCKSIDE, DARLING HARBOUR

24 - 25 JULY 2017

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

CALENDAR

WESTERN AUSTRALIA CONFERENCE WRAP-UP WESTERN AUSTRALIA HAS A HISTORY OF PROVIDING A GREAT CONFERENCE EXPERIENCE TO ALL WHO ATTEND IN EVERY CAPACITY AND THAT WAS CERTAINLY THE CASE AGAIN THIS YEAR WHEN THE AUSTRALIAN INSTITUTE OF BUILDING SURVEYORS STAGED THE WESTERN AUSTRALIAN AIBS CHAPTER CONFERENCE, THAT WAS ENTITLED – EVOLUTION NOT REVOLUTION. The formal proceedings commenced on Wednesday prior to the Conference, when two selected groups of building surveyors were taken on a behind the scenes tour of the new Perth Stadium that is currently being constructed by Multiplex and is due for handover in August 2018. Awesome was the most common adjective that was uttered throughout the tour, and its use could not have been more appropriate. The main event was held at the Astral Conference Room in the Crown Convention Centre on October 20 and 21 where a multitude of factors combined to provide a successful and a very well received forum. One of the best measures of that success came not just from the number of delegates who chose to be part of the audience for the two day event, but the remarkable number that remained in the auditorium until the very last words of each day’s program were delivered. The opulent setting of the Crown Casino complex was pre-eminent in providing a multitude of distractions and sideshows to our proceedings but, as a testament to the quality and relevance of the presentations, there were only a very few delegates who chose to make an early getaway. The sponsors support and quality of their trade displays was, once again, tremendous and greatly appreciated by all. A special thanks goes out to our national partners – Wood Solutions, ACRS, OneSteel and BRIC; our WA conference partner the Building Commission of WA, and sponsors – BCS, IATA, MiTek and TBA Firefly, and exhibitors Hebel and Simpson Strong-Tie. The topic, Evolution not Revolution, provided an extensive umbrella for subject matter and the quality of all of

Both days of the Conference featured a range of informative and engaging presentations

the presentations was highly professional, thought provoking, educational and inspirational. Thank you so much to all who assisted in that regard, including the Corporate Imposter, Dr Paolo Ponitti (aka Homer Papantonio), who had the room in hysterics as he delivered his presentation on the traits and mindsets of the Building Surveyor of the future. Homer finally revealed his true identity and received even more laughs when he MC’d the dinner dance on Friday evening following the close of the conference proceedings. The combined gala dinner and awards night has become the pinnacle social event for building surveyors in WA and it was great to see some new faces in the audience and a high level of industry support. The dress standard displayed throughout the conference was commendable, but the extra lengths that everyone went to for the Gala Dinner was fantastic to see and a true reflection of the professionalism that has evolved within our great industry. The evening is an opportunity to acknowledge individual and team achievements in a variety of areas. The AIBS would once again like to congratulate all the well deserving applicants and of course the winners

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

• Local Government of the Year Shire of Harvey • Industry Award – Vanessa Jackson • Student of the Year – Stephen Long • John George Award - Keith Barnett The AIBS and the WA Chapter were happy to be able to support Camp Quality by selling raffle tickets on each of the two days. The delegates managed to raise $1382 for the charity, which included $650 for the 2017 conference registration won by Steve Bramich who donated it back to Camp Quality for a secret raffle. This was won by Rachel Thompson. The generosity of Ray Barron, Duncan Wilson and Steve Bramich deserves a particular mention for donating their prizes back to the committee so that more funds could be raised to help such a worthy cause. On behalf of the AIBS Conference Committee, we thank all those involved in contributing to the success of this year’s conference and hope that those who attended enjoyed all of the opportunities that were on offer. We look forward to seeing you again next year! MARK FORTEY

WA Chapter Conference Committee

The Gala Awards Dinner was a wonderful evening of socialising, fine dining, great entertainment, and of course, the presentation of the WA Chapter Awards

The WA Chapter Awards were presented at the Gala Awards Dinner. Frank Fimmano and Merv Stewart accepted the Local Government of the Year Award on behalf of the Shire of Harvey, Gary Fitzgerald was elevated to Fellow of AIBS, Keith Barnett received the John George Award, and Stephen Long was awarded Student of the Year

Vanessa Jackson won the Industry Award

Between sessions, and during the Sundowner Networking, the exhibitor hall was bustling

â&#x20AC;&#x153;The Traits and Mindsets of the Building Surveyor of the Futureâ&#x20AC;? was a very serious and solemn session

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

CALENDAR

VICTORIA CONFERENCE WRAP-UP THE 2016 VICTORIAN CHAPTER CONFERENCE WAS HELD ON 10 AND 11 NOVEMBER AT CROWN PROMENADE MELBOURNE; THE RETURN OF A TWO DAY EVENT.

The program was in keeping with the legislative changes and industry activities of the year, with speakers from a range of backgrounds presenting on a number of different topics. As usual, AIBS fundraised for Camp Quality at this conference and the support of the delegates and other attendees was outstanding. On Thursday Chapter President Con Giazi opened the proceedings and welcomed the attendees. The morning sessions featured presentations from Brian Welch, Chief Commissioner at the Victorian Building Authority, Commander Mark Carter, Manager Building Codes and Audits MFB Fire Safety Department, Philip Sanders, Australasian Certification Authority for Reinforcing and Structural Steels, and Andrew Harris, Laing O’Rourke Australia, who delivered a keynote speech “A Snapshot of the Construction Industry in the Future”. Also during the morning sessions AIBS CEO Brett Mace presented the AIBS progress report, a representative from Camp Quality spoke to the delegates, and some of the conference partners also presented. A highlight of the Thursday afternoon was the interactive panel session on Building Legislative changes moderated by Wayne Liddy, followed by the introduction of Jeremy Turner, AIBS Technical Manager. The final presentations of the day were by Stephen Kip, SKIP Consulting, Patrick Beaumont, Bovill Risk & Indemnity Consultants (BRIC), and Jeff Trevarthen, CSR Hebel, presenting on disparate but equally valuable topics. Thursday was concluded by a Networking Hour, where the Chapter Committee, AIBS National President, AIBS CEO and conference delegates mingled with the national partners, conference partners and trade exhibitors. The proceedings of Friday were opened again by Con Giazi, and an opening address

All speakers gave great insights into the current issues, challenges, and futures that building surveyors face

was delivered by Hon Richard Wynne, Minister for Planning. The morning session covered a number of different topics with presentations from Paolo Lavisci, PhD (Industrial Technologies – Timber), Bronwyn Weir, Maddocks, Rob Johnson, OneSteel, and Geoff Mitchell, FAIBS, AIBS Representative on ABCB Building Codes Committee. Friday afternoon began with Nicholas Hill, CEO, Building Officials Institute of New Zealand (BOINZ), a keynote speaker, presenting on the topic of “Leaky Building Syndrome – Lessons Learned of a Failed System”. The AIBS 2016 AGM was held immediately after lunch, and was followed by “Building Control and the Model Building Act Mark 2, the Next Generation”, an interactive session moderated by Mark Baker, and following this session Mark presented a summary of what had been developed during it. Of course, no AIBS Conference is complete without the conference dinner, and the black tie gala awards dinner was a spectacular evening. Fine food and wine abounded,

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

and the musical stylings of Chunky Jam provided a great atmosphere and a reason to dance. The 2016 Awards were presented on the night, with the following recipients: • Private Building Surveyor of the Year Ari Akritidis • Building Inspector of the Year - Serafino Marinelli • Municipal Building Surveyor of the Year Joseph Genco During the awards ceremony, Terry Bush and Jeffrey Brooks were acknowledged for their contribution to the Board. • Terry Bush served as a Director on the AIBS Board 2008 – 2016 and as National President 2010 – 2012. • Jeffrey Brooks was acknowledged for his term as National President from 2012 -2016, and remains on the Board as Immediate Past President. Overall, the 2016 Victorian Chapter conference was an event that was both informative and educational. It also provided a number of opportunities for collaboration and networking within the industry.

The AIBS Fellows and Life Fellows at the Dinner

Camp Quality engaged delegates during the conference breaks

The Gala Awards Dinner was well attended

Chunky Jam provided great music to dance to

Building Inspector of the Year - Serafino Marinelli

Private Building Surveyor of the Year - Ari Akritidis

Municipal Building Surveyor of the Year - Joseph Genco

Service to the AIBS - Jeffrey Brooks (centre)

Service to the AIBS - Terry Bush (centre left)

SUMMER 2016 | AUSTRALIAN BUILDING SURVEYOR

CEC UPDATES

AIBS CHAPTER EXECUTIVE COMMITTEES THE CHAPTER EXECUTIVE COMMITTEES OF AIBS, MADE UP OF DEDICATED VOLUNTEERS, ARE CONSTANTLY REPRESENTING THE BUILDING SURVEYING PROFESSION AND AIBS MEMBERS IN MANY DIFFERENT WAYS. Listed below are some of the meetings, working groups and more that Committee representatives have attended in recent months. This is not an exhaustive list of every way these individuals contribute, build and, represent the profession but gives an example of the work that Committee members continually do.

NSW/ACT September • An AIBS representative met with the Minister for Innovation and Better Regulation for the review of the Building Professionals Act. • A member of the Committee represented AIBS at an Electronic Certification meeting with the Department of Planning. October • The Building Professional’s Board Cross Agency Advisory Group for Swimming Pool Compliance Implementation meeting was attended by an AIBS representative. • A member of the Committee represented AIBS at Minister Dominello’s roundtable on improving building fire safety regulation in NSW. • The Riverina Group’s annual conference was attended by a member of the Chapter Committee, who gave a presentation and represented AIBS throughout the event. TAS September • An AIBS representative attended a workforce development plan consultation with the TBCITB. October • The TBCITB Building and Construction Forum was attended by an AIBS representative.

QLD/NT September • An AIBS representative member attended a meeting regarding the proposed Queensland Housing Code with the Department of Housing and Public Works. • Minister de Brenni’s Construction Forum was attended by a member of the Chapter Committee. October • A Chapter Committee Member represented AIBS at a meeting with the Department of Housing and Public Works regarding non-residential building in bushfire prone areas. SA October • An AIBS representative attended the University of South Australia BOSS end of year dinner. • At the South Australian Construction and Built Environment Forum AIBS was represented by a member of the SA Chapter Committee.

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

VIC September • AIBS representative attended a meeting with the BAC. October • A representative of the VIC Chapter Committee met with the Ministers Advisor, Minister Department, and the BAC over the course of October regarding various issues. WA September • The Building Commission Advisory Committee stakeholder meeting was attended by an AIBS representative. • A member of the WA Chapter Committee attended the DFES Building Industry meeting in September. • An AIBS representative met with the Building Commission to discuss future training options for roof tie down requirements. October • A representative of the WA Chapter Committee as well as the AIBS CEO attended the offices of WALGA for the presentation of an AIBS Industry Award. • The AIBS CEO and a Committee member met with Peter Gow of the Building commission to discuss various issues.

Outer East Melbourne SMALL BUT THRIVING BUILDING PERMIT PRACTICE

FOR SALE Established client base, specializing in swimming pools (500+ per year) and some local domestic builders. Almost all inspections currently by contractors. Six figure profits averaged over last six years after wages and expenses. Would suit an existing practice wanting to have a presence in the area, an experienced building surveyor looking to groom a graduate as a future partner or two recently registered building surveyors wanting to set themselves up for the future in a specialist area. Work scope has been restricted to keep the practice manageable but can readily be expanded due to continual enquiries. Favourable terms offered with payments structured from profits. Current office lease rental available with rent fixed for two years. Current principal to remain in mentoring/support role for 12 months + included in purchase.

Contact Ross Thomson LFAIBS 0419 364708

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ON THE BUILDING SITE

MISSED CONNECTIONS 1. This Chippie will bring the house down Sam Cheesman, a member from South Australia, sent this image in with no description. When asked if he had any commentary to go with it he declined further comment, stating that a picture is worth a thousand words. It certainly is!

2. Not what I meant by “a floating wall” Whilst inspecting recycled water at Wilton, NSW, Paul noticed something a little off in bottom plate of the brace wall. However, he was “personally glad that the small cut out section is dynabolted to ensure it remains structural.”

3. Your floor cannot be connected, please check the number and try again “Top chord held by flooring. No connection to beam. Chippy thought that there isn't much load so didn't fix it even though it was on the report.” That’s what AIBS member Ross Laws from Victoria sent in to accompany this image. We noticed the 'after manufacturer mod' to the trusses on the left side of the beam too.

WHAT SIGHTS HAVE YOU SEEN ON THE BUILDING SITE?

Thanks to Sam, Paul, and Ross for spotting these problems, taking some pictures and contributing to the magazine. We always welcome contributions to On The Building Site, as it is an excellent way to have a laugh and maybe start a discussion around some of the issues that arise and what the solutions to them may be. So if you see something unusual, please take some photos and send it in to nat.editor@aibs.com.au along with a brief write-up of the situation.

AUSTRALIAN BUILDING SURVEYOR | SUMMER 2016

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Know you’re OK with the AWA Don’t get caught with non-compliant products.

COMPLIANCE CERTIFICATE

Use AWA & WERS Members.

is a participating member of the AWA Accreditation Program, provides a 6 year Guarantee against faulty workmanship and materials (refer to Manufacturer’s Warranty), is committed to the Industry Code of Conduct and has met the requirements of the annual AWA Compliance Audit. The manufacturer certifies that the windows and doors supplied to: Delivery address:

Delivered on: have been manufactured to comply with the Australian Window Standard AS 2047 and Glass Standard AS 1288 including human impact requirements as specified in the order. The windows and doors have been manufactured to comply with NCC energy efficiency and bushfire requirements as specified by the purchaser.

Look for this certificate & ask for:

The windows have been manufactured to comply with: Housing

NCC Compliance

Energy Rating

WPR Pa

ULS Pa

WPR Pa

SLS

600

150

C1 600

1800

150

ULS

N2 400

900

150

C2 800

2700

200

WPR

N3 600

1400

150

C3 1200

4000

300

N4 800

2000

200

C4 1600

5300

450

N5 1200

3000

300

N6 1600

4000

450

SLS Pa

Australian Standard Compliance (AS 2047 & AS 1288) Independent Third Party Accreditation

Other Construction ULS Pa

N1 400

SLS Pa

AUSTRALIAN WINDOW ASSOCIATION GUIDE SERIES

Note: For corner windows, the next highest rating pressure applies.

A GUIDE TO WINDOW AND DOOR SELECTION

Energy Performance Ratings, AFRC Results: U Value, Uw Solar Heat Gain Co efficient, SHGCw Refer to attached schedule Bushfire Rating:

BAL 12.5 BAL 40

BAL 19 BAL FZ

Methodology:

Tested (AS 1530.8.1)

Tested (AS 1530.8.2)

Signed: Window Company

The inspection services of the AWA are accredited. Inspection Agency Number 13739

Prescriptive (AS 3959) Date:

The builder/installer certifies that the windows and doors supplied have been installed correctly in accordance with the requirements of the National Construction Code and the human impact glass located in the correct openings. Signed: Builder/Installer

Date:

For accreditation details, visit www.awa.org.au Document No. AWA.CC.A2014

Download our Window & Door Selection Guide: Visit www.awa.org.au for information on NCC Requirements.

BAL 29 Not required/specified

AN INDUSTRY GUIDE TO THE SELECTION AND CERTIFICATION OF WINDOWS AND DOORS