On the 29 August, 2024 Lookupstrata hosted a webinar presented by Bruce McKenzie from Sedgwick covering the early detection of building defects. Building defects can pose significant risks to property value, occupant safety, and overall building integrity. To mitigate these risks and ensure the long-term sustainability of strata buildings, early detection of defects is crucial. By identifying and addressing issues promptly, strata owners can prevent costly repairs, maintain structural integrity, and protect their investment. This webinar provided valuable insights into the common causes, signs, and prevention strategies for building defects, empowering owners to take a proactive approach to maintenance and management.
Table of Contents:
- QUESTION: What is the incidence of pedestal paving hiding water issues beneath?
- ARTICLE: Building Defects – what early warning signs should you watch out for?
Question: What is the incidence of pedestal paving hiding water issues beneath?
Answer: The success of pedestal paving depends on elements beneath, including drainage, falls to substrates, membranes and upturns.
Pedestal paving has become more popular in the past 5 -10 years, and our experience with water issues beneath is varied.
There is no specific Australian Standard yet that covers the paving installation. Therefore, installations rely on manufacturer recommendations combined with other standards such as waterproofing and drainage.
The success very much depends on elements beneath, including drainage, falls to substrates, membranes and upturns.
It can be a very effective product. I have seen some very good installations and some bad ones that have failed.
In instances where the substrate was incorrectly installed, issues have been undetected because they are not visible and difficult to access.
It is very difficult for building inspectors to check the substrate during a post completion inspection without lifting pavers. That becomes very time consuming and expensive for owners. For this reason, it can be a problematic area to regulate.
More often, I have seen blocked drainage due to build up where leaf and/or debris has fallen between joints.
Pedestal paving needs to be on a maintenance schedule where specific pavers are lifted above drainage points routinely so the paving can be inspected and cleaned.
Bruce McKenzie Sedgwick E: bruce.mckenzie@au.sedgwick.com P: 1300 735 720
This post appears in the May 2025 edition of The NSW Strata Magazine.
NAT: Building Defects – what early warning signs should you watch out for?
Overview of the webinar on early detection of building defects
Building defects are systemic in strata communities. A recent survey revealing 53% of strata communities in New South Wales have serious defects. Bruce highlighted common defects such as waterproofing issues, fire safety systems, and structural problems. He emphasised the importance of proactive maintenance plans, early detection, and proper reporting to prevent escalation and ensure long-term sustainability. Bruce recommended regular inspections and expert advice to mitigate costs and risks. The session concluded with a Q&A addressing specific concerns about fire safety, concrete cancer, and dispute resolution options.
Understanding the Importance of Early Detection
Early detection of building defects is crucial for preserving property value, ensuring occupant safety, and preventing costly repairs. By identifying and addressing issues promptly, strata owners can mitigate potential risks and maintain the structural integrity of their buildings.
Common Causes and Trends of Building Defects
Understanding the root causes of building defects is essential for effective prevention and mitigation. Common factors contributing to these issues include:
- Design Flaws: The webinar identified reduced design standards as a significant contributor to defects. This includes insufficient detail and planning, leading to structural weaknesses and functional problems.
- Material Quality Issues: Bruce McKenzie highlighted the use of untested materials and cost-cutting measures as factors impacting material quality.
- Construction Errors: The webinar emphasised the role of inadequate workmanship, such as improper installation or sealing, in causing defects.
- Neglect and Maintenance Issues: The speaker discussed the importance of regular maintenance and inspections to prevent defects from worsening.
Identifying Visible and Less Obvious Defects
Understanding the signs of building defects is essential for early detection and prevention.
- Visible Signs: Keep an eye out for cracks, leaks, water stains, corrosion, and peeling paint. These are obvious indicators of potential problems.
- Less Obvious Indicators: Pay attention to slow drainage, unusual noises, changes in building performance (e.g., doors sticking), and musty odours. These subtle signs may indicate underlying issues that require further investigation.
Prioritising Fire Safety: Active and Passive Fire Protection
Fire safety is a critical aspect of building maintenance, ensuring the protection of occupants and property. It involves both active and passive fire protection systems.
- Active Fire Protection: Bruce McKenzie emphasised the importance of regular inspections and maintenance of active fire protection systems, including fire alarms, sprinklers, and extinguishers. He noted that these systems are essential for early detection and suppression of fires, and that their proper functioning is crucial for occupant safety.
- Passive Fire Protection: Regular inspections and maintenance of passive fire protection systems are important, such as fire-resistant walls, doors, and seals. These systems act as barriers to prevent the spread of fire and smoke, and their integrity is crucial for ensuring occupant safety and limiting property damage in the event of a fire.
You can access best practice guides, articles, podcasts, plus plenty of other education material on Sedgwick’s website: Helping the strata community navigate their building concerns.
Action Items
- Implement a Comprehensive Maintenance Plan: Schedule regular inspections and address issues promptly.
- Educate Strata Owners and Residents: Encourage awareness of common defects and the importance of reporting them.
- Engage Qualified Professionals: Consult with building inspectors and experts for regular assessments.
- Prioritise Budget Allocation: Allocate funds for maintenance and repairs to avoid costly emergency situations.
Transitioning from Reactive to Proactive Building Management
Shifting from a reactive “whack a mole” approach to a proactive model for handling building defects in strata buildings offers several significant benefits. A proactive approach allows for early detection of potential building defects, enabling timely intervention before they escalate into costly repairs. This not only saves money but also helps maintain the building’s structural integrity and aesthetic appeal. Additionally, a proactive approach can improve occupant satisfaction by reducing the inconvenience and disruption caused by frequent repairs. By addressing underlying causes and implementing preventative measures, strata owners can create a more sustainable and resilient building environment.
Download the slideshow from the session
You can download a copy of the slide presentation from the session here: Building Defects – Early Warning Signs.
Presenter Bruce McKenzie Sedgwick E: bruce.mckenzie@au.sedgwick.com P: 1300 735 720
Article author: The Lookupstrata Team
This post appears in Strata News #710.
Read next:
- Research on serious building defects in NSW strata communities
- View our library of Strata Building Defects videos
- NSW: Q&A Evacuation Due to Strata Building Defects
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