Original source · versioned page text
Building inspection report - 233 Kyona Road East Moree
Very large file: it may take a few minutes
The original of this document is very large (11.5 MB). Opening the original or downloading it may take a few minutes. Please be patient and don't click again. The page text is quick to read. If you are on mobile data, it is best to wait until you are on Wi-Fi.
Anstey Design Pty Ltd ABN: 86 612 095 271 Email: [email protected] 34 Wilden St Paddington QLD 4064 Phone: 0417 029464 22 February 2021 Niall Coburn [email protected] QLD. Dear Niall Re: Proposed relocation of existing residence from 233 Kyona Road East Moree NSW to 83 Tunba Court Cooroy Mountain QLD As per your instructions, I carried out a structural inspection of this residence on 18 February 2021 with regard to its suitability to be transported and re-established at the proposed new location at Cooroy Mountain, with an estimated maximum wind classification of N3. The existing residence (refer photo below), is a low set timber framed building on timber stumps. It has a combination hip & gable roof. The weather exposed elements of the building are in poor condition and the paint system has broken down, however there are no visible signs of potential failure or degradation of the main timber structural framing and overall it is considered suitable for transport and re siting at the new location. The structural timber framing appears to be in the order of F7 cypress in stress grade and composition. General view
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original file
Very large file: the download may take a few minutes. If you are on mobile data, it is best to wait until you are on Wi-Fi.
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 17 pages
Page 2
The building to be moved has overall plan dimensions of approximately 19.2m x 16.5m and 3.65m
ceiling height, and consists of the following members/ materials:
-100 x 75 cypress bearers
-100 x 50 cypress floor joists & 450 centres
-100 stud framing
-the roof framing consists typically of 100 x 50 cypress rafters at 900 centres, 100 x 50 cypress ceiling
joists, & 75 x 50 cypress battens, 100 x 50 cypress collar ties, 100 x 50 cypress struts
-external cladding is original timber weather boards
-internal wall lining is typically plaster board
-flooring is pine T&G boards or shot edge boards
-roof cladding is Custom Orb sheeting.
Structural timber replacement:
It is the builder/removalists responsibility to ensure that any defective timber found during the
course of removal and re-establishment is replaced with new equivalent timber members.
Where a splice join is required, it should be adequate to ensure there is no loss of strength due to
replacement of the defective timber member.
All cuts should be spliced with timber fish plates of the same dimensional width and 500 either side
of the cut location, fixed with 2/M10 bolts each side of the cut. This should be increased to 750mm
for floor joists or to the satisfaction of the inspecting authority.
External treatment:
All timber should be treated in accordance with Australian Standard AS1684.2 2006 Non Cyclonic
Areas Residential timber framed construction Part 2 recommendations.
The exterior of the residence is clad with original weather boards which are in poor condition with
effective failure of the painting system. Selective replacement of boards will be required. All external
timber surfaces will need to be stripped, cleaned, prepared & painted.
Roof sheeting & gutters:
The existing roof sheeting & guttering is in poor condition and will be replaced.
Tiedown requirements:
- Rafter to wall top plate – 1 framing anchor with 4/2.8mm nails each leg to receiving
members or 30 x 0.8 GI strap with 4/2.8mm nails each end to top plate face.
Page 3
- External wall/internal load bearing wall top plate to bearer - fix the top plate to alternate
studs with 2/75mm No 14 Type 17 screws, and provide a 30 x 0.8 GI strap fixing the bottom
of alternate studs to the bearer with either 2/75mm No14 Type 17 screws or a minimum of
4/2.8mm nails each leg.
- Bearer to stump – provide 2/M12 bolts through timber bearer to top of a new stump head.
- Rafter to hip/ridge board – wrap 30 x 0.8 GI strap with 4.2.8mm nails each leg, over the top
of each rafter and passing under the hip/ridge board. All support member to ridge and hip
members to be strapped to internal/external walls with 30 x 0.8 GI strap with 4/2.8mm nails
each leg.
- Collar tie to rafter – fix with minimum 1/M10 bolt.
- Roof batten to rafter – fix with minimum 1/75mm No 14 Type 17 screw, 50mm penetration
to rafter.
- Strutting beam to any other member – fix with minimum of 2 framing anchors with
4/2.8mm nails each leg.
Note: All connections are to be in conformance with AS1684.2 requirements. It is the
builder/removalists responsibility to ensure that the existing building infrastructure is in sound
condition and any timber deemed unsatisfactory be replaced in accordance with the minimum
requirement outlined above, or as specified in AS1684.2 and sound building practice.
Summary:
Based on the inspection carried out, it is my professional opinion that the building is in a sound
condition, suitable for removal and re-establishment at the proposed new site with an estimated
maximum wind classification of N3 and in accordance with AS 1170.2.
Generally however, the following comments are noted:
-the main structural members such as bearers/joists, wall and roof framing all appear to be in a
sound condition and are adequately sized for the spans with the following
exceptions/comments.
- engineer designed footings to be provided in the final location as detailed on Anstey Design
drawing number 21052
-the existing stumps as shown on Plans to Inspire Building Design drawing number 00208-20
are very closely spaced with a total of 142 stumps. It is recommended that steel beams be
added to reinforce the existing timber bearers and significantly reduce the number of
stumps. Refer drawing number 21052.
-when replacing the roof, assess the condition of the existing battens and consider
replacement with 40mm metal top hat battens
- tie down requirements as noted above.
-the building currently has a large pigeon population and needs to be fumigated and deep
cleaned.
-the interior linings are in fair condition and will generally require clean down & painting, with
localised repair or replacement of damaged plaster linings.
Page 4
-kitchen & bathroom fittings are in poor to fair condition requiring extensive refurbishment or
replacement.
-weather exposed exterior cladding is in poor to fair condition with stripping, painting and
selective board replacement required.
-smoke alarms to be fitted in accordance with the BCA.
Transport requirements:
The building will need to be transported in 2-4 pieces due to its large size.
For any further enquiries, please contact the undersigned.
Yours faithfully
Russell Anstey
BE Civil MIE Aust
CPEng NPER No 70471
RPEQ No 4212
Front view
Page 5
Side view 1 (from front) Rear view [OCR of page images] Side view 1 (from front) Rear view
Page 6
Rear view showing condition of external cladding & roof Side view 2 (front section) [OCR of page images] Side view 2 (front section)
Page 7
Side view 2 (from rear) Sub floor framing [OCR of page images] Side view 2 (from rear) Sub floor framing
Page 8
Typical roof framing (main roof) Screened front verandah [OCR of page images] Screened front verandah
Page 9
Screened side verandah Enclosed rear verandah [OCR of page images] Screened side verandah Enclosed rear verandah
Page 10
Bathroom Kitchen [OCR of page images] Bathroom Kitchen [oes es
Page 11
Formal lounge Parlour [OCR of page images] Formal lounge ae Parlour
Page 12
Parlour floor Master bedroom [OCR of page images] Parlour floor Master bedroom
Page 13
Bedroom 2 Bedroom 2 ceiling [OCR of page images] Bedroom 2 Bedroom 2 ceiling
Page 14
Bedroom 3 Formal lounge – damaged ceiling lining [OCR of page images] Bedroom 3 Formal lounge — damaged ceiling lining
Page 15
Internal plaster linings – damage T & G pine flooring – typical [OCR of page images] Internal plaster linings — damage T &G pine flooring — typical
Page 16
Sleepout floor Front gable & roofing – typical condition [OCR of page images] Sleepout floor Front gable & roofing — typical condition
Page 17
External cladding – worst condition Guttering & rafter tails – typical condition [OCR of page images] Guttering & rafter tails — typical condition
Page 18
External – typical condition [OCR of page images] External — typical condition