LMW DESIGN

GROUP PTY LTD

STRUCTURAL AND HYDRAULICS ENGINEERS

AND BUILDING CONSULTANTS
15 WOODLANDS AV LUGARNO NSW, 2210
Ph:(AH) 02-9584-9414 Fax: 02 9153 7790 Mobile: 0418-285-592
ABN: 73 003 121 784 ACN: 003-121-784
Attention: Bill Anastas
No. 8 Florida Street,
Sylvania NSW 2223
Mob 0409 371 377
Dear Sir

RE: PROPOSED DEVELOPMENT

AT 4-8 Florida St, Sylvania

DILAPIDATION REPORT ON ADJOINING BUILDINGS

Arising from your request to undertake a dilapidation report on the adjoining residences to
the proposed new development at No 4-8 Florida St Sylvania, please find attached some of
the reports as requested. If you have any further questions please do not hesitate to contact
me.
Frontage Works
The visible cracks were as follows
Cracking in gutter at Harrow, Florida St intersection
Widespread bitumen cracking NW side of intersection
Pothole in centre of street
No 22 Harrow Rd
The visible internal cracks were as follows
Wall at top of stairs cracks at slab level
Horizontal cracks behind lounge and front wall adjacent to window
Plastic shrinkage cracks lounge room walls
Kitchen wall adjacent to window
Crack between gyprock bulkhead and ceiling
Crack head of door dining room
Media room crack in wall above computers
Dining room crack above exist door below stairs
Movement & crack in ceiling above main entrance
LMW Design Group Pty.Ltd Structural and Hydraulics Engineers and Building Consultants.
Incorporated in New South Wales
Director: Steven W Waters B.E.Syd.,M.Eng.Sc. N.S.W., MIE. Aust., C.P.Eng., BUILDING SURVEYOR

LMW DESIGN

GROUP PTY LTD

STRUCTURAL AND HYDRAULICS ENGINEERS

AND BUILDING CONSULTANTS
15 WOODLANDS AV LUGARNO NSW, 2210
Ph:(AH) 02-9584-9414 Fax: 02 9153 7790 Mobile: 0418-285-592
ABN: 73 003 121 784 ACN: 003-121-784

Deflection cracking in upstairs hall walls

Bedroom 3 movement in gyprock sheet cracking along joints
Horizontal cracks main bedroom ensuite head entrance door head
Separation of cornices over entry door
Cracked tiles adjacent to door ensuite B1
Crack at head of door, in ceiling B2

The visible external cracks were as follows

Vertical crack under feature glass stair window
Vertical crack over laundry window
Vertical crack in joint of rear retaining wall
Timber fence fallen over

No 24 Harrow Rd
No. 24B
Cracking internally was evident in

B2, vertical crack over window and internal door

B1, crack over dressing room doors in & out both sides
Top of stairs vertical crack in wall
Bedroom balcony edge cracking in render
Laundry crack in the bedding cornice
Lounge room crack in head of window
Stair crack over circular window rising damp
Media room rising damp
Garage horizontal crack under beam

Cracking externally was evident in

Crack over rear garage door

Side wall rising damp
Vertical crack external wall near circular window

No. 24A
LMW Design Group Pty.Ltd Structural and Hydraulics Engineers and Building Consultants.
Incorporated in New South Wales
Director: Steven W Waters B.E.Syd.,M.Eng.Sc. N.S.W., MIE. Aust., C.P.Eng., BUILDING SURVEYOR

LMW DESIGN

GROUP PTY LTD

STRUCTURAL AND HYDRAULICS ENGINEERS

AND BUILDING CONSULTANTS
15 WOODLANDS AV LUGARNO NSW, 2210
Ph:(AH) 02-9584-9414 Fax: 02 9153 7790 Mobile: 0418-285-592
ABN: 73 003 121 784 ACN: 003-121-784

Cracking internally was evident in

B3, rising damp

Garage internal crack over garage door
External crack over living room window
Laundry cracked floor tiles
Cracked render balcony edges
Vertical crack over BBQ/Laundry window
External rear wall of garage crazed render cracking
B2, crack over door
B1, crack over door
Linen, crack over door
Walk In, crack over door
Balcony crack slab edge

No 26-30 Harrow Rd
Unit 1
No Access Given

Unit 2
The visible cracks were as follows

Vertical crack in cornice adjacent

Cracked tiles edge of slab
Vertical crack over toilet laundry
Horizontal crack stair landing
Two vertical cracks at dining window opening
Vertical crack door to kitchen
Vertical crack lounge room under painting
Horizontal crack tile skirting balcony
Main bedroom vertical crack in wall adjacent window
Horizontal separation between wall and roof over door

LMW Design Group Pty.Ltd Structural and Hydraulics Engineers and Building Consultants.
Incorporated in New South Wales
Director: Steven W Waters B.E.Syd.,M.Eng.Sc. N.S.W., MIE. Aust., C.P.Eng., BUILDING SURVEYOR

LMW DESIGN

GROUP PTY LTD

STRUCTURAL AND HYDRAULICS ENGINEERS

AND BUILDING CONSULTANTS
15 WOODLANDS AV LUGARNO NSW, 2210
Ph:(AH) 02-9584-9414 Fax: 02 9153 7790 Mobile: 0418-285-592
ABN: 73 003 121 784 ACN: 003-121-784

Ensuite vertical crack adjacent to toilet

Laundry crazed render cracking
Vertical crack of toilet

Unit 3
The visible cracks were as follows

Vertical cornice cracks garage

Main bedroom crack over door to ensuite
Ensuite crack wall intersection adjacent to toilet
Timber arch door opened
Front patio movement wall/tile interface

Unit 4
The visible cracks were as follows

Cornice cracks in front foyer

Bedroom cornice crack
Laundry vertical crack door tub
Two vertical cracks over door head
Crack in gyprock over stairs
Crack in joint between ceiling and wall over fridge
B1, vertical crack in wall
Horizontal crack over bed
Vertical crack under ridge

Unit 5
The visible cracks were as follows

Laundry vertical crack in wall above toilet

Crack in cornice above tub
Study separation of cornices
B1, ensuite separation of cornice

Unit 6
LMW Design Group Pty.Ltd Structural and Hydraulics Engineers and Building Consultants.
Incorporated in New South Wales
Director: Steven W Waters B.E.Syd.,M.Eng.Sc. N.S.W., MIE. Aust., C.P.Eng., BUILDING SURVEYOR

LMW DESIGN

GROUP PTY LTD

STRUCTURAL AND HYDRAULICS ENGINEERS

AND BUILDING CONSULTANTS
15 WOODLANDS AV LUGARNO NSW, 2210
Ph:(AH) 02-9584-9414 Fax: 02 9153 7790 Mobile: 0418-285-592
ABN: 73 003 121 784 ACN: 003-121-784

The visible cracks were as follows

Cornice separation in bathroom above bath

Crack in ceiling above stair

Unit 7
The visible cracks were as follows

Separation of tiles rear courtyard end of path

Side path has settled
Minor hairline cracks above some door heads
Separation of front patio

No 10 Florida St
The visible cracks were as follows

Tiles missing off balcony edge corner

Crack in cornice next to front door
Rear family room separation of timber phelmot
Horizontal crack over laundry tub
Back fence fallen over

Respectfully yours,
LMW Design Group Pty. Ltd.

Steven W Waters
19/8/2011

LMW Design Group Pty.Ltd Structural and Hydraulics Engineers and Building Consultants.
Incorporated in New South Wales
Director: Steven W Waters B.E.Syd.,M.Eng.Sc. N.S.W., MIE. Aust., C.P.Eng., BUILDING SURVEYOR