5/11/2009

5 November 2009

The Dangers of Demolition and Excavation Next Door

Government planning policies to increase housing densities combined with the trend to maximise land space during renovations and new building is seeing an increasing number of people excavating and building to property boundaries.

David Hallett

David Hallett, Victorian State Manager of Archicentre, the building advisory service of the Australian Institute of Architects said, the dramatic collapse of a two storey Doctor's Surgery in Brunswick yesterday, dramatically captured on film, highlights the dangers of work on boundaries of properties, especially in areas where older buildings are involved. "In Melbourne last year a house actually fell into the block next door during excavations and in Sydney a restaurant collapsed into an excavation next door in the city. "In inner suburban areas often older homes are being demolished to be replaced with townhouses, apartments or one very expensive property built on the land. Many of these redevelopments involve extensive deep excavation across a large section of the land to allow for the foundation structures, underground car parking and storage facilities.

"The current economic climate may also create a major problem when after these deep excavations are created the developer may delay the project because of financial stress."

Mr Hallett said an owner who is proposing building work has obligations to protect the adjoining property from potential damage from their work.

Archicentre is increasingly being called in to undertake status reports on neighbouring properties. A status report carried out professionally on neighbouring houses records all existing defects to allow the tracking of any new damage which may occur during the construction period.

"It also requires the builder undertaking the work to take special precautions if the report reveals risks."

The Archicentre status report records the condition of the home photographically combined with an extensive written report and provides protection for all parties concerned - the builder, the owner and the neighbour.

"If building work is close to or adjacent to adjoining property boundaries, then an owner may be required to carry out protection work in respect of that adjoining property. Some protection work includes extensive propping of fences and walls with pylons and large support beams where the excavation is on the boundary.

"Especially in heritage areas where buildings are very old there can be some discrepancies in boundary alignments and it is important to establish the legal boundary before proceeding to avoid dispute."

Mr Hallett said in many renovations a second storey is being added to single storey dwellings and neighbours need to be protected from the dangers arising from work on or above the property boundary such as falling bricks and scaffold.

"Expensive legal and construction complications can arise if during the construction a neighbouring house has its foundations damaged or cracks appear."

Archicentre also recommends ongoing communication with the neighbours over any issues which may arise over the building process.

www.archicentre.com.au

Media Enquiries:
David Hallett Victorian State Manager Archicentre (03) 9819 4577 Mobile: 0439 439 115
Ron Smith Corporate Media Communications Archicentre (03) 9818 5700 Mobile: 0417 329 201