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Tuesday, July 31, 2012

engineers report

 This is in the kitchen under the new roof  put up by the local plumber Tom Wells.
 This shows the separation of the western wall from the house.
 This shows the roof sagging in the middle .Note the ends are higher that the middle.
 This shows the house has moved about an inch from the foundation or conversely the foundations have moved from the house.
 The door in the bathroom this section of the house is new.
 Separation of the western wall about full size the gap is the dark area.
 Subsidence and reactive soils have moved the concrete on the rear verandah. The piece is about a 1/4 of a ton.
 Moisture on the floor in the eastern bedroom shows mold and mildew, the carpet to the left is saturated with water.
 The stain are from mold on the ply covering.
 Mold is every where.
This shows the wall in the middle bedroom with the separation of the plywood.
 Photos supplied by the ownerAreas of damage are:-
Foundations to all of the below areas
Main middle Bed room doors jamming. Wall delaminating and mold growth
Eastern bedroom Wall needs to be bought back to square and reattached.  mold growth

Western bedroom Wall needs to be reconected to house. Door wont close. mold growth

Lounge room  The chimney needs to be removed and replaced. Mold growth
Kitchen Floor needs to be leveled new carpet and vinyl floor coverings. Mold growth
Screen door jamming.

Bath room  New door in toilet or remove the mold and repaint.

Areas that need attention are:-
 1 Bathroom  Shower recess has spongy floor

 2 The kitchen The floor here has mushroomed

3 Western bedroom Concrete damage to concrete floor under carpet (large crack)

4 Eastern bedroom The eastern wall needs to be stabilized
5 lounge room The floor has mushroomed
The hot water heater needs to be replaced as it went under water in the flood covering the electrical equipment.
All areas need mold removed and painted.
Internal walls need to be removed and replaced and the frames need to be steam cleaned.

Areas of foundation movement are
Bathrooms on the east and west sides

 kitchen floor
 lounge east mainly chimney and west wall

Back verandah piece broken away causing a trip hazard

Southern wall of west bedroom
East bedroom west wall and east wall
West bedroom south wall, west wall.
 Lounge room west and east walls

Drainage concerns
The ground has a natural grade of 1:3 approximately and the water freely drains away, there is clay and alluvial soils which dried out over a long time due to drought and cracking occurred. The foundations are made of steel brick and packed with fibro. Concrete is used as well as wooden supports.

Renovations and maintenance

The house was renovated in period of drought with new wall cladding new bathroom.
 A new roof placed on the rear of the property(north side) by Tommy Wells the local plumber.
The house was electrically rewired with the latest in earth leakage equipment. There was a steel support placed under the floor in the kitchen in this time as well

Work done since the flood  
Cleaning of sheds and the removal of the tenants goods that were left behind when they fled the flood.
This totaled four days or Forty hours work
Grass cutting has been done to reduce the water in the ground.
Some of the carpets have been removed.
Some cleaning of the interior
Truck was used as well

In conclusion
Due to the long dry period the ground cracked and opened up. There was one crack that went down 18 feet the length of a steel pipe and this didn't touch the bottom. Two and a half tones of blue metal was poured into the crack and was not able to feel the bottom of the crack.
When the flood came the cracks closed up and things were well for twelve months and a second flood saturated the ground again.
During both floods the river changed position and removed huge amounts of vegetation.
The concrete foundation on the west side has twisted away from the house floor joists expanded and the floor mushroomed.

Scope of works
The best way to fix all the problems would be to raise the house This would remove any concerns of drainage problems and renew all the foundations This would allow the walls to settle back into there correct place. the floors would need to be straightened. New chimneys would have to be made and the house would have to be dried out and interior cladding removed and or replaced and painted. The studs would have to be steam cleaned to remove mold as after seventy two hours the water is considered to be black water.

The roof would have to be removed and sarking place all over and the roof refitted. All work would have to be done to Australian standards as stated by the NRMA's engineer.

The other option would be to renew the house.

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