Services

Detached Quality Assurance

Tyrrells is the leader in Quality Assurance Programs for detached residential builders with our clients experiencing significant reductions in:

  1. defects at handover
  2. cost & effort during the maintenance period repair & claims in NCAT

Tyrrells flexible approach means you can pick & choose from our services or instruct us as you require. Typically, these 3 x inspections will provide you with a comprehensive & independent view of quality & your delivered product:

Progress Inspections: Our building consultants will thoroughly inspect frames & trusses, cavity drainage & flashings, brickwork & thresholds. To get the most from Tyrrells, we recommend having the scaffold removed, brickwork clean, roof & eaves complete & all exterior windows & doors installed.

Final Inspections: Comprehensives defect inspection to all internal & external areas once Practical Completion is reached. We highly recommend the final clean is completed prior to our inspection.

Re-Final Inspections: Further inspection to confirm issues raised previously have been addressed to a satisfactory standard.

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How long does it take?

  • We guarantee the Report will be finalised by COB of the day following the inspection.
  • However most often these are finalised & sent by the following morning.

Who will complete the inspection?

All our Building Consultants:

  • are fully trained and experienced building professionals
  • are qualified to identify building defects
  • can provide ongoing advice for any future troublesome problems
  • are fully insured for Public Liability and Professional Indemnity.

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Developer Report

Under changes to the Strata Schemes Management Act 2015, Developers are now legally required to submit the Handover Documentation & an Initial Maintenance Schedule to the newly registered Strata Plan before the 1st Annual General Meeting.

The Handover Documents ensure the Executive Committee have full knowledge on all the different engineering services within a complex & the Initial Maintenance Schedule details how the common property is to be maintained to ensure all warranties are not invalidated.

Tyrrells are well placed to assist in this area as we thoroughly prepare all of the relevant documentation for the Executive Committee.

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How long does it take?

A written Report will typically require 5-10 working days following the inspection.

When should the inspection take place?

These Reports are best compiled once the Occupation Certificate has been provided by the certifier or local council.

This will ensure that most documentation is available however, there are important documents not required to achieve OC.

Tyrrells will assist the Owners Corporation in identifying valuable documentation that is lacking & attempt to secure it on their behalf.

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Engineering Report

Tyrrells have experienced remedial Structural Engineers in our team that can assist you with:

  1. an assessment of a specific issue such as the severity, cause & remediation of cracking
  2. determination of responsibility ie conduct or review Dilapidation Reports, identify damage or changes & determine if it has been caused by nearby activities such as demolition, excavation or road works
  3. a range of rectification options or a Scope Of Work
  4. Expert Reports for litigation

Please call our bookings team & discuss your concerns with our experienced team.

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How long does it take to get the Report?

A written Report will typically be available 5-10 working days following the inspection.

Who does it?

Our Structural Engineers have decades of experience &:
are fully trained and experienced building professionals
are qualified to identify & cost building defects
can provide ongoing advice for any future troublesome problems
are fully insured for Public Liability and Professional Indemnity.

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Highrise Quality Assurance

Tyrrells assists builders & developers with a range of scheduled inspections to identify defects & reduce liability.

With our flexible approach, you can choose to engage us to complete virtually any or all of the below services:

Plan check: identify ambiguous, high risk & omitted detail in your documentation. Good plans are your roadmap to a successful project.

Progress Inspections: identify issues before they become a problem, typical inspections include wet areas, balconies & thresholds, exterior window & door flashings and roof surfaces

Benchmark: Using your prototype unit, we establish with you the agreed level of finishes by all stakeholders, discuss specific detailing of finishes & establish our checksheets prior to inspection of other apartments

Final Inspections: Units & Common Property

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How long does it normally take to get the Reports?

Defect Inspection reports are turned around in 48hrs from inspection.
For Benchmark & Progress Reports, allow 3 to 5 working days however, serious issues are always reported immediately.

Can you enter defects in to our software?

YES – Tyrrells are already familiar with a range of applications in the market such as Aconex, OMTrak & OnSite.

Do you take photos & assign trades?

Yes, we can – it depends on what our customers brief & budget is.

We can include photos where deemed appropriate OR with each & every defect item.

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Private Progress Report

Councils and private certifiers do not always take responsibility for quality building work.

Tyrrells checks the quality of the work completed at this stage (lock up) & provide a list of issues your contractor should fix or complete prior & post the installation of linings:

  1. Brickwork (scaffold removed, bricks clean)
  2. Frame
  3. Cavities & Flashings
  4. Exterior windows

Tyrrells also help troubleshoot unexpected issues and give you tips on how to handle difficult or temperamental builders and tradesmen.

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Who does it?

All our Building Consultants:
are fully trained and experienced building professionals
are qualified to identify building defects
can provide ongoing advice for any future troublesome problems
are fully insured for Public Liability and Professional Indemnity.

How long does it take to prepare?

Typically 2-3 working days following the inspection

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Commercial Quality Assurance

Tyrrells can inspect your fit out projects & prepare independent defect inspections.

We have completed a range of projects from small to medium medical/dental fitouts to 1000m2+ multi use projects.

Please consider our expertise on your next fit out & ensure you get what you paid for.

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Building and Pest Report

Tyrrells recommend that a Building and Timber Pest Report be conducted prior to purchasing a property.

Our report is designed to provide prioritised, clear advice that can be used to evaluate the condition of the property and also as a guide for future maintenance priorities.

Most purchasers like to know exactly what they are buying, especially whether the property they are considering has any major building problems or serious timber pest damage.

A combined Building and Timber Pest Report draws the purchasers attention to the serious issues & provides the information they need to know about the condition of a property they’re considering for purchase.

Our Building Consultants undertake ongoing training and have extensive knowledge in all aspects of Building, Damp, Termites, Wood Boring Insects, & Fungal Decay. Our consultants have recognised Building & Timber Pest qualifications.

Tyrrells can and do separate this service out where & as required.

Domestic buildings without termite susceptible components are rare but some apartment buildings constructed mainly of concrete and brick fall into this category. If you have paid for a Building & Pest Report and there are no termite susceptible components, we will happily refund or discount our services to the Building only price.

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How long does it take to prepare?

Written Reports are available by close of business the day after the inspection is carried out.
For an additional charge, an urgent same-day service can be arranged on request.

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Commercial Property / Due Diligence Report

Tyrrells provide quality Commercial / Due Diligence Reports for non-residential property including existing commercial, retail, industrial, institutional, hospital and assembly buildings and new commercial properties.

We will prioritise the information you need for your next purchase.

Our Reports are designed to quickly advise a purchaser of any immediate work, serious issues or further investigations needed prior to purchase.

Non-residential properties are built differently and can have numerous additional problems due to the type and complexity of construction. Air conditioning, lift, fire and electrical services in non-residential buildings can conceal extensive problems.

Where required, Tyrrells have consultants with strong Fire Safety & OHS knowledge, and Structural Engineering qualifications. We also have an Engineering Services partner if a review of any Mechanical, Electrical, Hydraulic & Lift systems is requested, and we’ll coordinate the inspection and Report.

Our specially trained building consultants will decipher the National Construction Code (NCC) or where applicable, the Building Code Of Australia (BCA).

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How long does it take to prepare?

Written reports are usually available within 3 to 7 working days of the inspection, dependant on the size & complexity of the asset.

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Maintenance Report – Strata

Owners and managers of Strata properties need advice to keep their building safe, compliant and well maintained.

Understanding what advice your strata scheme needs doesn’t need to be confusing. You can get help whatever the age or problem the building faces.

Regardless of the building’s age, Tyrrells will examine the existing condition of the building, and carefully and clearly report the main issues for you in the form of a Maintenance Report

Where instructed, we can detail the likely repair and replacement costs. This estimate is based upon the remaining life of all key materials and allows you to more accurately plan for future expenditure without the need for unexpected special levies.

Tyrrells can also combine the following services & inspections with our maintenance advice:

  1. Capital Works Fund Assessments
  2. Timber Pests
  3. Asbestos &,
  4. Fire Safety, BCA Compliance and Risk Assessments (OHS/Safety).

Building managers and owners have a duty to keep their buildings safe and in a reasonable condition, and can be unaware of the actual condition of their building.

Timely maintenance enhances resale value and the satisfaction of building users.

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Who does it?

All our Building Consultants:
are fully trained and experienced building professionals
are qualified to identify & cost building defects
can provide ongoing advice for any future troublesome problems
are fully insured for Public Liability and Professional Indemnity.

How long does it take?

A written Report will typically be available 5-10 working days following the inspection

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Plans and Approvals

Good plans are your roadmap to a successful project!

Tyrrells Plans & Approvals provide high quality & buildable Architectural design services. We provide makeover, alterations and additions, and new construction designs and advise on residential, commercial, retail and special use properties.

We prepare the concept designs, drawings for Council Approval, and then coordinate consultants for other required documentation.

Tyrrells also provide construction detailing and contract administration during construction. Our building consultants can troubleshoot any problems and inspect the property at key stages of completion.

Our experienced team will explain our services & meet you on site to discuss your brief. We can carry out a site measure and prepare measured drawings.
If there is an existing building, the designer will prepare CAD plans of the building and integrate the surveyor’s contour plan into the drawing.
We can prepare a concept drawing (sketch plan) for your review and feedback, & then include your feedback in the preparation of final design drawings.
When you have signed off on the design, we prepare the drawings to DA (Development Application) standard with supporting documentation.

Tyrrells can help you take the project through all stages of approval including obtaining the Construction Certificate. As well, we can assist during construction with contract administration and defect reporting at critical stages of completion.

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Who does it?

Tyrrells’ building designers & architects are trained in a carefully developed discipline to ensure quality work. We have also developed a manual of best practice details to give to your builder to reduce the chances of something going wrong.

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Risk Assessments/OHS & Fire Safety Reports

Tyrrells is well placed to perform assessments of Residential, Strata, Commercial & Industrial buildings in relation to current fire safety and emergency procedures.

Our inspection & Reports are conducted in accordance with Australian Standard AS 3745 – 2010 ‘Planning for emergencies in facilities’.

Fire safety measures, in particular, require inspection and service at prescribed intervals (weekly, annually, etc). The objectives for every building are to ensure that:

  1. Evacuation Diagrams and Assembly Area signage are in place
  2. All required fire safety measures are in place and correctly serviced
  3. All records are kept and stored
  4. All personnel are trained, including volunteers
  5. First aid kits are available on every floor
  6. A current Annual Fire Safety Statement is displayed.
  7. The Asbestos Register is on display.

Our Reports & services can include the following advice and products:

  1. Emergency Evacuation diagrams
  2. Fire safety advice
  3. Safety non-compliances (BCA)
  4. Annual Fire Safety Statement (in a frame for display)
  5. Assembly Area signage

Please see our download section for articles on Emergency Management & Fire Safety and our Emergency Management Pack.

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Who does it?

The inspection of the facility is done by a Building Consultant trained in emergency management and fire safety

What buildings require inspection?

All buildings Class 2 – 9 require compliance under Australian Standard AS 3745 – 2010.

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Plan Check

Consumers and builders often assume that their drawings and specification are complete and accurate. This may not be the case, even when dealing with architects and experienced designers.

A PlanCheck is an audit of the plans and specifications for errors and omissions before any work commences including

  1. identification of mistakes
  2. omissions &,
  3. problems on the drawings or in the schedule of finishes.

This can save money, time and the nightmare of a dispute between you and the designer or builder, who will be reliant on the documents you give them.

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Who does it?

A trained Building Designer or Architect with extensive knowledge of problem areas in the building process who can provide ongoing advice for any future troublesome problems.

All our Consultants are fully insured for Public Liability and Professional Indemnity.

How long does it take?

Typically 2-3 working days following the inspection

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Plan Check – Architecture

Consumers and builders often assume that their drawings and specification are complete and accurate. This may not be the case, even when dealing with architects and experienced designers.

A PlanCheck is an audit of the plans and specifications for errors and omissions before any work commences including

  1. identification of mistakes
  2. omissions &,
  3. problems on the drawings or in the schedule of finishes.

This can save money, time and the nightmare of a dispute between you and the designer or builder, who will be reliant on the documents you give them.

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Who does it?

A trained Building Designer or Architect with extensive knowledge of problem areas in the building process who can provide ongoing advice for any future troublesome problems.

All our Consultants are fully insured for Public Liability and Professional Indemnity.

How long does it take?

Typically 2-3 working days following the inspection

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Home Owner Warranty Report

If you are an Owner Builder, you will need this Report if you wish to get Home Owner’s Warranty insurance for your building work.

Usually a building contractor takes out Home Owners’ Warranty insurance which typically covers you and future owners for serious defects in major building work if the contractor dies, disappears or becomes insolvent.

Our Home Owners Warranty Report will advise on the:

  1. quality of the work completed by an owner-builder or where a builder has no home building insurance
  2. work the builder needs to complete or rectify
  3. what certificates you should get from the various consultants and contractors.

We will not tell you about minor problems which are not claimable because this can make you worry about issues of little importance.

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Who does it?

All our Building Consultants:
are fully trained and experienced building professionals
are qualified to identify building defects
can provide ongoing advice for any future troublesome problems
are fully insured for Public Liability and Professional Indemnity.

How long does it take?

A written Report can typically be finalised within 48 hours of the inspection.

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Technical Report

Our clients often need advice on a specific building problem, such as the seriousness of rising damp, what to do about termite damage to garden sleepers or how to fix a chronic roof leak.

They may also want overall advice on what renovations or alterations to make and how to stage them to limit mistakes.

A Technical Report will assist you with a complex or difficult to resolve issue & is typically an assessment of a specific problem in your property. We provide this advice to hundreds of clients every year.

Often a Technical Report is the first step in a Defect Claim or legal matter. Sometimes we may advise further investigations are required, including invasive inspections, water testing or specialists such as engineers.

It usually involves our Building Consultant examining the current condition carefully carefully, reviewing any relevant documents and then preparing a clear Report setting out the issues and what you need to do.

We may recommend an appropriate contractor, provide tactical advice about who to engage to help resolve the problem or warn you about commencing an unnecessary and expensive dispute.

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Who does it?

All our Building Consultants:
are fully trained and experienced building professionals
are qualified to identify building defects & cost building defects
can provide ongoing advice for any future troublesome problems
are fully insured for Public Liability and Professional Indemnity.

How long does it take?

A written report is usually available within 5 to 10 working days of inspection.

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Private Final Report

A Final Report is an inexpensive way of ensuring new building work is up to scratch, once the building contractor claims the work is practically complete.

Our Report will identify:

  1. items which are unfinished (incomplete work), which often includes numerous minor issue
  2. problems which need fixing (defective work) &,
  3. certification that we recommend you ask the building contractor to give you.

This Certification is proof that major parts of the work have been properly inspected by people qualified to do so – for instance termite protection, waterproofing, lift or air-conditioning systems.

Most building contracts include a period of time for an Inspection to be conducted and a Final Report prepared. After which the contract usually allows for a period where the building contractor repairs and completes what is required.

If you are concerned with making final payment, our Report will assist you in determining the severity of any issues or provide you with peace of mind.

Before deciding not to pay a contractor, seek legal advice to avoid being in breach of contract.

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Who does it?

All our Building Consultants:
are fully trained and experienced building professionals
are qualified to identify building defects
can provide ongoing advice for any future troublesome problems
are fully insured for Public Liability and Professional Indemnity.

How long does it take?

Typically 2-3 working days following the inspection

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Dilapidation Report

Dilapidation Reports are carried out to record the condition of a property or asset at a particular point in time.

The purpose of Dilapidation Reports is to avoid a dispute or costly litigation at the completion of construction works by establishing a record of the condition of a building and/or infrastructure prior to construction.

Tyrrells are able to provide an independent detailed photographic record with commentary for each item in our Reports. We typically identify any movement, damage & improvements to all the buildings, assets or pubic infrastructure being surveyed.

Our experience and extensive knowledge of construction types enable them to pinpoint the parts of buildings most vulnerable to likely movement or other damage.

Tyrrells highly experienced team have prepared tens of thousands of Dilapidation Reports over 30+ years across small projects and worked on over 500 large projects including:

  1. Newcastle East V8 Supercars
  2. M4 Smart Motorway
  3. Princes Highway Upgrades (Bomaderry & Kundabung)
  4. Great Western Highway Upgrade (Mt Victoria)
  5. Alfords Point Road widening
  6. Central Station Main Works
  7. Main North Shore Corridor
  8. Sydenham Station Junction
  9. Sydney Yard Access Bridge
  10. Sydney Opera House upgrades
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When should a Dilapidation Report prepared?

Dilapidation inspections are usually conducted immediately prior to the commencement of proposed building work and always before major excavation or construction work involving heavy machinery.

Many Authorities require Dilapidation Reports to be carried out on properties adjoining, near, over or under proposed building or infrastructure works, or as part of the DA conditions of approval.

What is recorded & how long does it take?

Generally, all habitable internal & safely accessible exterior areas are surveyed.

For example, roof exterior areas are viewed and photographed from ground level or balconies, whilst subfloors & roof voids are excluded.

Most surveys to residential units can be completed in under 1 hr, whilst detached homes are typically 1-2 hrs.

How long does it take to receive the Report?

Reports are typically made available in to 3-5 working days following the inspection.

Who will arrange the inspection?

Tyrrells take care of all access requirements by sending 2 x formal access request letters in the mail & performing a door knock to each & every property.

Records of our access attempts are meticulously maintained so where access is denied or no response is received, we provide on company letterhead a statement of our activities.

The above mentioned actions typically satisfy the DA Conditions so the Certifier can issue the Construction Certificate.

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Condition Report

A Condition Report is used to accurately depict the current stage of any works & is inherently different to a Dilapidation Report.

Whilst both include photographic records of the present condition of an asset, a Condition Report is used when it is required to accurately depict the current stage condition of building works.

This is typically required where a dispute has stalled the construction work on a project & independently determining the level of completion is paramount prior to terminating the contract &/or engaging a new builder.

In addition to capturing the above, Tyrrells will also provide a list of certification you should seek from the builder that corresponds with the level of completion & point out any major defects & construction issues of which you should be aware.

A Condition Report will greatly assist you in the event the dispute cannot be resolved amicably &/or protect you against any assumptions made by the other parties regarding the status of the build at that time.

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How long does it take to receive the Report?

Reports are typically made available in to 5-10 working days following the inspection.

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Lease Check Report

Lease Check Reports are carried out to record the condition of a property and ideally, are undertaken prior to taking possession of the property.

They are independent & objective reports used to identify broken, damaged or non-complying parts of a property immediately prior to the commencement of a lease.

A Lease Check Report includes a photographic record with observations, to minimise the risk of disputes about the condition of any area of the property.

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How long does it take to prepare?

A written Report is typically available within 3-4 days following inspection.

Why should I have a Lease Check Report prepared?

When you lease property you take on strict responsibilities to maintain the area you lease and contribute to any shared repair costs of certain amenities and external maintenance.

Before signing the lease, it is important to know the condition of everything you are leasing or you may end up paying to have something that is broken or damaged fixed at the end of the lease. For example, cracked basins, damaged doors, defective hardware or water damaged cabinets can be costly to fix.

A Lease Check Report highlighting what should be excluded may you save many thousands of dollars in rectification costs. In some cases, we will advise that you ask the Landlord to replace or install damaged or missing items, such as fire safety measures, so the defects or damage don’t become sore points over the duration of the lease.

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Asbestos Identification Report

Asbestos Identification Inspections are used to determine the presence of asbestos-containing materials (ACMs) as Asbestos fibres are hazardous to humans and animals.

Many building products produced up to 1985 are ACMs with common examples being wall cladding (fibro), roof sheeting (super 6), gutters and downpipes, fencing, ceiling tiles, lino floor tiles, insulation, some concrete slabs, some adhesives and bakelite.

In Australia, 1 January 2004 was the date it became illegal to sell products containing ACM’s. The Work Health & Safety Act 2011 (WHS) requires any building built up to 31 December 2003 to be inspected for ACM’s.

Our Building Consultants are trained and accredited to undertake inspections and materials analysis is carried out in NATA accredited laboratories.

The inspector is likely to take samples for analysis of products likely to contain asbestos or where the presence of asbestos may be ‘presumed’.

Once the samples have been tested, an Asbestos Register is then compiled about the analysed materials. This Register must be clearly displayed on the property to provide a clear warning to occupants, visitors, and tradesmen where asbestos is located.

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How long does it take to prepare?

A written Report is made available within 5-10 working days because of the time required to test samples.

When should an Asbestos Identification Report be prepared?

Many ACMs are bonded or encapsulated and are not hazardous in this state.

The problems occur when these ACM containing items are demolished, drilled, cut, moved and the like.

Accordingly, it is common for building approval authorities to ask for Asbestos Identification as part of the DA approvals process.

Workplace safety legislation also obliges building owners to ensure safety and in some instances this will include identifying and dealing with ACMs.

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Pre-Purchase Strata Report (Residential Unit)

A Pre Purchase Strata Report is a detailed Report on the condition of a residential unit you are planning to purchase.

Our Report will tell you about:

  1. serious unexpected problems which might be difficult or expensive to fix or may not be accepted by future buyers
  2. problems that previous owners might have lived with but which do not really affect the use or value of the property and,
  3. issues that you need to investigate further.

Where possible, we will also look and make a general comment regarding common areas especially basement parking and the front entry to the unit.

Our Building Consultants undertake ongoing training and have extensive knowledge in all aspects of Building, Damp, Termites, Wood Boring Insects & Fungal Decay. All our consultants have recognised Building & Timber Pest qualifications.

Our Pre Purchase Strata Report is not to be confused with a Strata Title Records Inspection or Strata Inspection Report which focuses on the entire complex. Please note, Tyrrells do not prepare these types of Report but can refer you to a reputable provider where requested.

We highly recommend purchasers secure a copy of the Strata Title records inspection Report to make themselves aware of key details such as the:

  1. Sinking Fund balance,
  2. Special Levies,
  3. insured value of the building,
  4. previously completed Reports by Engineers or Building Consultants &,
  5. quotes & invoices from planned or completed major repair work.
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How long does it take to prepare?

Written Reports are available by close of the next business day after the inspection is carried out.
For an additional charge, an urgent same-day service can be arranged on request.

Off the Plan Purchase

If you are purchasing ‘off the plan’, please see our New Building Reports page.

There are subtle differences which our New Building Report specifically addresses.

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New Building Report

Many buyers think they don’t need to check the quality of new or recently completed or renovated properties – this is certainly not our experience.

Our New Building Report is a low cost way to ensure you know what you are buying and what to ask the builder to rectify or complete. Without any professional Quality Assurance, you take a risk that the new building you are buying is defective or incomplete.

If you don’t identify the problems prior to purchase, you can face unnecessary difficulty and cost coercing the builder or developer to fix them even if they have mandatory home warranty insurance.

To make sure you are getting the quality you are paying for, our Brand New Property Report details:

  1. the main issues which you will need to get the developer to fix up.
  2. the certificates we recommend you ask for to verify the quality of the building work and,
  3. the little irritating things you need to be told about such as badly scratched glass, cracked tiles, sloppy workmanship.

With the information contained in the Report you can choose to:

  1. live with the problems
  2. ask the developer to get his contractor to fix or complete the work OR,
  3. walk away from any really poorly built building.

Every type of new property requires thorough inspection including units, houses, company title properties, common title, commercial strata properties & investment properties.

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Who does it?

All our Building Consultants:
are fully trained and experienced building professionals
are qualified to identify building defects
can provide ongoing advice for any future troublesome problems
are fully insured for Public Liability and Professional Indemnity.

How long does it take to prepare?

We guarantee our written Reports will be available within 2-3 days following the inspection.

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Expert Report

If you are involved in a dispute that has become a litigious matter, Tyrrells are well placed to assist you with independent Reports suitable for use in the NSW Civil Administrative Tribunal (NCAT) or the Courts.

Expert Reports are compiled in specific forms such as the inclusion of a Scott Schedule & typically contain photographic or other evidence annexed that has been relied upon such as a contract & plans. It will also contain the Expert’s CV, a statement relating to their experience & ability to provide expert opinion and, their agreement to comply with the Expert Witness Code of Conduct in the relevant jurisdiction.

Expert Reports:

  1. answer specific questions or instructions
  2. identify and analyse the main issues including defective & incomplete work
  3. can often include cost estimates to assist you in quantifying your claim
  4. require the Expert Witness to collect evidence &,
  5. is prepared in a form acceptable to the person, Tribunal or Court.

In a small number of cases, experts may need to attend the hearing in the Court or Tribunal as your Expert Witness.

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Who does it?

A specially trained building consultant with expertise in Tribunal, Mediation, Arbitration, Reference or Court procedures.

The consultants within our team who are assigned to Expert Reports have decades of construction experience in addition to years of experience as Building Consultants.

Tyrrells is well regarded in legal circles as a provider or high quality Reports & we pride ourselves on our track record for delivering positive results for our clients.

How long does it take?

Expert Reports are typically available within 3 to 6 weeks following the inspection.

Please note, our Building Consultants will often have several matters running, all with their own set of timeframes.

Courts/Tribunals & legal professionals are well aware of the usual timeframes & any instructions from Directions Hearings take this in to account when scheduling further hearings.

It is important you or your solicitor advise us when your Report is due so we can adhere to your timeframe.

Why is the Tribunal/Court requesting me to have an Expert Report?

Tribunal/Court Members require accurate & independent advice about the relevant issues in a dispute.

The Applicants and/or Defendants views regarding the items in dispute may be wrong and it is essential that any opinion reached by an Expert include any supporting information from the various regulations, Building Codes and Australian Standards.

It also imperative that clients understand an Expert opinions will be subject to the scrutiny of the Tribunal/Court. An Expert must remain independent & not advocate for their clients.

When assessing the cost estimates of the claim, our Experts use Tribunal/Court approved cost schedules as builders/trades quote are deemed subjective.

How much does it cost?

The cost of Expert Reports depend on many factors including your or your solicitors instructions, the extent & severity of issues, the value of the construction and any claims.

Whilst the cost of an Expert Report is an important factor in who you choose to be your Expert, know that Tyrrells will always act fairly & honestly with you.

Whilst we do not offer fixed fees for these services, we will be upfront regarding our estimate of fees.

Email or call our team today for further information.

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Court and Tribunal Attendance

Parties involved in serious building disputes may engage Building Consultants to provide Expert Reports.

If a dispute is not resolved and the Parties litigate, the Consultants who have provided such Reports may be required to attend Court or a Tribunal.

Building Consultants need to prepare carefully for Court or Tribunal hearings with a view to clearly explaining opinions given in their Expert Report.

Providing Expert Evidence is by way of answering questions put by an instructing Solicitor or Barrister and then respond to cross-examination by an opposing Solicitor or Barrister.

Our Expert Building Consultants have considerable experience in Litigation matters and Tribunal, Mediation, Arbitration, Reference or Court procedures.

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What does it cost?

Court/Tribunal attendance is only required in a small number of occasions so not all Expert matters will require it.

Our fees are charged in blocks of either 1/2 days or Full days.

Please contact our office for fees.

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Mediation Advice/Mediation

Mediating any problem with some relatively inexpensive independent initial advice and some communication with the other parties is a good place to start.

Mediation can be an inexpensive first step to resolve or importantly, minimise any differences between each party. It is a low cost alternative to the Court process.

It is important to remember mediation includes all actions you take to resolve any problem, prior to turning to court. Our initial advice may assist.

Many problems can occur when you are building or renovating. Some can be sorted out face to face, but others can escalate to a complaint or dispute. That’s when you need professional help.

Mediation is not a compromise. The idea with Mediation is to jointly examine issues which really matter and reach an agreement you can live with after listening to the issues.

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Who does it?

A specially trained building consultant with expertise in Tribunal, Mediation, Arbitration, Reference or Court procedures.

The consultants within our team who are assigned to Expert Reports have decades of construction experience in addition to years of experience as Building Consultants.

Tyrrells is well regarded in legal circles as a high quality provider & we pride ourselves on our track record for delivering positive results for our clients.

What is the aim of Mediation?

To solve the problem without excessive cost, delay or stress. Essentially everything in a mediation is meant to be off the record. It’s designed to get parties to speak openly.

This means you can admit a mistake without anyone being able to use it against you later. Similarly, a contractor can’t use any concession offered by the owner at the Mediation unless a resolution is reached.

If the Mediation is successful, the Mediator will prepare an agreement which both parties will sign.

Why is Mediation a good option?

Mediation has the following advantages:

1.Quick
It can be arranged between the parties without having to wait for available Judges and Court timetables.

2. Cheap
The cost of the Mediator is shared and the Mediation is usually much quicker (less than a day) and you will not have additional costs such as lawyer’s, barrister’s or expert’s time.

3. Successful
We usually find at least 80% of disputes can be resolved by mediation if both parties are realistic and co-operative.

4. Open
It provides an excellent forum for each party to have their say – to explain why they’re unhappy or why something went wrong.

5. Flexible
With our experienced Mediators, you will be surprised at the flexibility and range of remedies on which you can reach an agreement.

And if no resolution is achieved, all your other rights are preserved – so you can still go to the Tribunal or Court.

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Strata Defect Report

We encourage all Owners to engage us to obtain a building inspection by a professional prior to end of the statutory warranties as defined in The Home Building Act 1989.

When instructed by the Strata Plan, we will provide you with a consolidated list of all applicable defective and incomplete work that the Builder is required to rectify.

If your building is less than 2 years old, we can assist you by identifying & reporting Major & Non Major defects, OR

If your building is between 2 & 6 years old, we can assist you by identifying & reporting Major defects

We prefer to assist the Strata Plan to negotiate with the builder/developer for the rectification of the defects & avoid costly & stressful litigation.

If a suitable resolution cannot be found, warrant insurance or litigation are available to the parties invovled.

Where necessary, we can upgrade our Defect Report into an Expert Report (additional fees apply), which are suitable for use in court.

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Who does it?

All our Building Consultants:
are fully trained and experienced building professionals
are qualified to identify & cost building defects
can provide ongoing advice for any future troublesome problems
are fully insured for Public Liability and Professional Indemnity.

How long does it take to prepare?

A written Report is typically available within 5-10 working days of inspection.

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OHS/Safety Report

A Safety Report is also called an OHS Report or Occupational Health and Safety Report & will tell you about anything unsafe or potentially hazardous you should know about when engaging contractors to work on your building.

All the information is published in an easily understood Report setting out the issue, level of risk and what you need to do. The more complex the building, the more information you will need.

Fire safety requirements mean some buildings need occupant warning systems, fire rated entry doors, proper signage and exit lighting. Larger buildings need hose reels, hydrants and extinguishers and even sprinklers systems.

Building users expect your building to be safe. For instance:

  1. Do you have thermostatic mixing valve which limits the hot water temperature to prevent scalds?
  2. Are there any uneven areas of concrete or paving which someone could trip on?
  3. Are there other unacceptable trip or slip hazards such as half steps or slippery tiles?
  4. Are smoke detectors installed?

We will alert you to unacceptable fall risk and also tell you where people may hit their head on anything under 2m from ground level.

Tyrrells believes every building needs safety devices to make maintenance safe. These include fall arrest anchors in roofs and walls where contractors can connect ladders, safety lines or harnesses.

If you are periodically checking the main safety issues in your property, refer to our Safety Check diagram.

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Who does it?

A specially trained building consultant who can identify most major hazards in buildings such as non-safety glass, unsafe balustrades and handrails, and any items likely to cause slips, trips & falls for occupants & visitors.

How long does it take?

Written reports are typically available within 5 to 10 working days of inspection.

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Strata Fire Safety Report

A Fire Safety Report is an assessment of the building in relation to fire safety regulations.

When Tyrrells prepare a Fire Safety Report, our team will thoroughly inspect your building and carefully assess available plans to determine whether it complies with these regulations.

Fire safety in buildings has 2 main purposes:

  1. The primary purpose is to keep you alive during a fire including getting you out safely &,
  2. The second is to protect the building you are in and adjoining buildings.

Our Report will include:

  1. identification of serious fire safety breaches,
  2. appropriate remedial work where applicable,
  3. alternative strategies for older buildings which were built prior to the requirements of the Building Code of Australia
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When should a Fire Safety Report be prepared?

Prior to end of warranty, the purchase or upgrade of properties such as units, retail, commercial or industrial buildings, or voluntarily as the building ages.

Do you know the difference between Fire Safety & Fire Services?

Fire Safety assesses the building to ensure it achieves the minimum level of life and asset safety with respect to the BCA.

Tyrrells can assess these items, examples include: ensuring there is adequate fire separation in the roof cavity between semi’s & townhouses, that fire corridors are adequate for the class & use of a building, absence of fire rated doors, etc.

We do not however, inspect &/or assess services.

Fire Services are the systems in place to deal with a fire ie sprinklers, alarms, mechanical dampers, etc.

The Fire Services are typically designed & assessed by a Fire Services Engineer & maintained by a proprietary organisation.

Why should I have a Fire Safety Report prepared?

Many older or more complex buildings, especially units/flats are unsafe during a major fire. This is because some units and apartments were built prior to the more stringent fire regulations required by the Strata Titles Act (1971). Even relatively new buildings can face expensive upgrade because they may not comply with the BCA that became law in 1996.

Every Strata Scheme is required to be aware of and comply with the fire safety requirements of the BCA (now called the NCC). Tyrrells can outline your immediate fire safety requirements to complement the advice you already are receiving from the contractors servicing your fire safety services.

Typical fire safety breaches in buildings include:

  1. absence of a fire-rated front door,
  2. absence of effective fire protection between adjoining apartments or spaces,
  3. inadequate escape from a building – the staircase may not be properly fire isolated
  4. missing fire services such as hydrants and hose reels
  5. ceiling not fire rated or unsealed holes around service pipes
  6. non-compliant handrails and balustrades
  7. Granny flats, residential spaces built above shops and offices or warehouses which have been illegally converted to residential buildings are also at risk.

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Capital Works Fund Assessment

A Capital Works Fund assessment is a calculation of the money the Scheme needs to levy for annual maintenance and repairs, & is a legal requirement under Strata Management Act 2015.

Capital Works Fund levies should be set at levels to suit each individual building depending upon the age & quality desired by proprietors.

We can inspect the property and provide a Report taking in to account the overall requirements for future spend on maintenance and repairs.

If your building requires more attention, or you are concerned with specific items such as rising damp or fire safety, OR you are considering a renovation, please look at our Maintenance Report – Strata page.

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Who does it?

All our Building Consultants:
are fully trained and experienced building professionals
are qualified to identify & cost building defects
can provide ongoing advice for any future troublesome problems
are fully insured for Public Liability and Professional Indemnity.

How long does it take to prepare?

A written Report is typically available within 3-5 working days of inspection.

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Asset Management and Maintenance Report

The neglect of property maintenance costs Australians hundreds of millions of dollars every year.

Building managers, Organisations & Body Corporates have a duty to keep their buildings safe and in a reasonable condition. Often, they are not aware of the actual condition of the building and have tolerated ineffective band-aid building work.

Recent legal cases mean these entities can now be sued if the property is unsafe or neglected, and timely maintenance can often be a fraction of the cost of major repairs or replacement.

Our experts allow us to combine additional advice in the same visit such as a Timber Pests, Asbestos Identification, Fire Safety & OHS/Safety Inspection & with the engagement of specialists, services such as electrical, mechanical & plumbing.

Tyrrells have prepared hundreds of assessments on complex & heritage listed assets to a range of government, not for profit & private entities such as:

  1. Aboriginal Hostel Limited Project – National Asset Management programme, 55x Class 3 & 5 sites (Commonwealth Government organisation)
  2. Presbyterian Church – 10 year Maintenance programme to 14x Aged Care & Independent Living Villages including engineering services assessment (Mechanical, Fire, Electrical & Hydraulic)
  3. Sydney Grammar School – 10 year Maintenance programme to 4x campuses, rowing club & sporting facilities including detailed roof audits & assessment with a drone
  4. National Parks & Wildlife – 10 year Maintenance programme to many cottages including trade services assessment (electrical & plumbing)
  5. Waratah Private Hospital – 10 year Maintenance programme + Asbestos/Lead Paint Identification & Management plan (James Laws House)
  6. Disability Trust – 10 year Maintenance programme to numerous residential detached properties across NSW
  7. Aurecon – Long Term Cyclical Maintenance programme (+100 year, repair or replace assessment) to multiple Defence force sites (Richmond, Williamstown, Holsworthy, Randwick, Moorebank, Garden Island & Parramatta)
  8. Salvation Army – 10 Year Maintenance programme to East Coast Australia sites (Short & Long term accomodation, retail & commercial office) incorporating Fire Safety, BCA Compliance review & Scope Of Work
  9. Norah Head Lighthouse Heritage Trust – 10 Year Maintenance Programme & Heritage Impact Statement

Our Asset Management & Maintenance Reports typically:

  1. provide prioritised maintenance, repair &/or replacement advice
  2. highlight items and issues requiring urgent attention &,
  3. provide cost estimates for all items if required.
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Who does it?

At Tyrrells we have a team of specialist consultants, who all have building and timber pest qualifications and extensive experience with maintenance problems, to assist you with understanding:

The condition of all major materials and components
Fire safety problems
Maintenance issues you need to investigate further.

How long does it take to prepare?

A written Report is available within 7 to 10 working days of inspection.

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Strata Technical Report

This type of Report is an assessment of a specific problem in your property & often these are chronic issues that have never been properly diagnosed.

Tyrrells are regularly engaged by Owners to assess damp or mould, water penetration, building facade cracking or movement and roof or subfloor condition.

Our report will locate and describe the condition and accurately assess any problem, with practical recommendations to resolve the issue.

After a Technical Report has been completed, you may also need a :

  1. Scope of Works Report: a detailed Report to assist you in securing quotes from relevant contractors
  2. Tender Selection Process: The owners outsource to Tyrrells to arrange site inspections & quotes from 2-4 suitably qualified & reputable contractors. We analyse these & provide further insight & guidance in selecting the most appropriate contractor
  3. Quality Assurance Program: Tyrrells perform staged inspections to assist with payment claims, quality control & a defect inspection upon completion to give you insight. We also act as your technical advisors so if there is a variation claim for further work, we assess it independently to ensure it is warranted, costed fairly & was not included in the original scope.
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How long does it take?

A written report is generally available within 5 – 10 working days of inspection.

Who complete the inspections & Reports?

Tyrrells team of is comprised of skilled & experienced Building Consultants, Structural Engineers & Architects.

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