COMAC
Property Services
Office of Housing
Department of Human Services
25th. Floor, 50 Lonsdale Street, Melbourne 3001
Tel: (03) 9096 5001
Fax: (03) 9096 9262
ROOMING HOUSE PROPERTY ASSESSMENT REPORT FOR:
41-43 JACKSON STREET, ST. KILDA. VIC. 3182.
DATE:
MAY 2009
PREPARED BY:
DAN LUCIN BUILDING DESIGNERS PTY. LTD.
P.O. BOX 1436. TULLAMARINE. VIC. 3043.
Tel: (03) 9310 3556
Fax: (03) 9310 3384
Email: dlucin@bigpond.net.au
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
1.0
INDEX:
1.0
2.0
2.1.0
2.2.0
2.3.0
2.4.0
2.5.0
2.6.0
3.0
3.1.0
3.2.0
3.3.0
3.4.0
3.5.0
3.6.0
4.0
5.0
5.1.0
5.2.0
5.3.0
5.4.0
6.0
7.0
7.1.0
7.2.0
7.3.0
7.4.0
7.5.0
7.6.0
7.7.0
7.8.0
2.0
Rooming House Property Assessment Report
COVER
INDEX
INTRODUCTION
General Details
Overview
Business Rules
Client Brief
Consultant’s Comments
Check List Legend
MAIN BODY
Structural Elements
Site Elements
Building External
Building Internal
Fixtures & Fittings
Building & Site Services
INDICATIVE COST SUMMARY
ROOMING HOUSE STANDARDS
Rooming House Standards Extract
Compliance to Rooming House Standards
Compliance to Building Code of Australia
Planning Controls, Heritage Overlays & Register
CONCLUSION
APPENDICES
Photographs
Existing Condition Drawings
Property Cost Assessment Form
Room House Compliance Spreadsheet
Room House Costing Spreadsheet
Room House – Planning Controls
Room House – Heritage Overlay
Room House – Historic Building Register
Page
1
2
2
2
3
3
3
3
3
4
4
4
7
10
13
15
17
18
18
19
19
19
20
21
22
28
29
30
31
32
33
34
INTRODUCTION:
2.1.0 GENERAL DETAILS:
ADDRESS:
TENANT:
TENANT CONTACT No:
COMMUNITY GROUP:
CONTACT PERSON:
CONTACT No:
INSPECTION DATE:
CURRENT USAGE:
RISE IN STORIES:
531469465
41-43 Jackson Street, St. Kilda. Vic. 3182
Various
NA
St. Kilda Community Housing
John Broderick
(03) 9534 1809
February 2009
Boarding house (Occupied)
2
Page 2 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
2.2.0
Rooming House Property Assessment Report
OVERVIEW:
Roof:
Windows:
Ground Floor Structure:
1st Floor Structure:
Construction
Bedrooms:
Corrugated Roofing
Timber double hung
Timber Structure (main) & Concrete Slab (lightcourt)
Timber Structure
Solid Brick
18no bed sitters
The property at 41-43 Jackson Street, St. Kilda. Vic. 3182 is a two storey building consisting of x 18No. bed sitters
located at the property, all of which are currently occupied.
The property is located on the Southern side of Jackson Street. There has been an enclosed light court made to the rear
of the building & there is car access to the rear of the property via a laneway. The original building is of solid brick
construction with timber floors (ground & first floors), timber double hung windows, & corrugated sheet roofing. The rear
light court area is on a concrete slab base, with aluminium fixed windows and aluminium framed glazed roofing. The
external cosmetics appearance of the building was observed to be in reasonable condition with general maintenance
required.
Internally there are a total of 18No. bedsitters (9No. to the ground floor & 9No. to the first floor). There is a communal
laundry, 2 stairways, cleaners cupboard, store & boiler room. Each of the 18No. Bedsitters contain a kitchenette,
living/bed area, & bathroom. The overall internal conditions of the bedsitters & communal areas appear to be in
reasonable condition, with carpet, paint & minor maintenance works required.
2.3.0 BUSINESS RULES
The focus of this report is to provide possible options to address the issues discovered on site with consideration given
to the Asset Development & Innovation (ADI) checklist, the Community Housing Standards, the Department of Human
Services business rules & to the social environment & client group.
2.4.0 CLIENT BRIEF
The client brief requested the property be investigated for maintenance and upgrade works in accordance with the
Community Housing Standards & the Department of Human Services Business Rules.
2.5.0 CONSULTANTS COMMENTS
The original building at this property is an old Victorian terrace style of building that although there it has had a fairly
recent light court addition made to the rear of the property, any further additions may be affected by planning controls
& heritage overlay requirements. Any modifications or repairs made to this front building will require further research to
determine if any heritage requirements must be met.
2.6.0
CHECK LIST LEGEND:


Denotes item has been checked & refer to clause for comment & breakdown
Denotes not applicable item
531469465
Page 3 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Rooming House Property Assessment Report
Dan Lucin Building Designers P/L.
3.0.0
MAIN BODY:
3.1.0
STRUCTURAL ELEMENTS
No.
3.1.1
3.1.2
3.1.1
a)
b
3.1.2
3.1.3
3.2.0
Checked


Description
Floors
Walls
No.
3.1.3
Checked

Description
Roofs
Floors:
Timber floors
It was not possible to access the sub-floor area to determine the existing condition.
The timber floors throughout the original two storey house were observed to be in
reasonable to good condition, there was no evidence of movement with no bouncy
& uneven floors in the house.
Recommendation:
Nil
Concrete floors
It was observed that the rear light court area unit area had a paving that appeared
to be in good condition.
Recommendation:
Nil
$ 0.00
$ 0.00
Walls
It was observed that there are solid brick walls to the property. There appeared to
be no significant surface cracking to the internal solid plastered walls of the
property.
Recommendation:
Nil
$ 0.00
Roofs
It was not possible to access the roof space of the house to determine the existing
condition. The roofing areas were visually inspected from ground level and they all
appeared to have no indications that there were any structural problems with the
roofing structures.
Recommendation:
Nil
$ 0.00
SITE ELEMENTS
No.
3.2.1
3.2.2
3.2.3
3.2.4
3.2.5
3.2.6
3.2.1
531469465
Checked






Description
Condition
Paving
Fencing
Gates
Carport
Garage
No.
3.2.7
3.2.8
3.2.9
3.2.10
3.2.11
3.2.12
Checked






Description
Garden Shed
Steps/Ramp
Clothesline
Drainage
Letterbox
Landscaping
Condition
The general condition of the site is reasonable condition with minor maintenance
required to several deteriorating features
Recommendation:
Nil
Page 4 of 34
$ 0.00
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
3.2.2
a)
b)
c)
3.2.3
a)
b)
c)
d)
3.2.4
531469465
Rooming House Property Assessment Report
Paving
Front Yard
There front yard area consists of a tiled front verandah area & concrete with brick
border entrance pathway providing a continuous path of access from the front gate
to the main entrance door threshold. All to these areas were observed to be in
good condition.
Recommendation:
Nil
Rear Yard
It was observed that the rear yard area had concrete paved walkways together with
grassed areas. The paving provides access leading from the rear doorway to the
parking area & exit gate. All of the paving to this area appeared to be in good
condition.
Recommendation:
Nil
Driveway/ROW
There was concrete paving to the rear carpark area all that was observed to be in
good condition. The ROW was in poor condition and is either council owned or
jointly owned with the neighboring property to the Western side.
Recommendation:
Nil
Fencing
Party Fencing
It was observed that there was a timber paling party fence to the Eastern side
boundary. This fence appeared to be in good condition.
Recommendation:
Nil
Front Fencing
There was an existing 1500mm high timber picket fence with pedestrian gate to
the front boundary of this property. The front fence was observed to be in
reasonable condition. The front & bin enclosure gates require servicing to ensure
correct & proper operation. Some pickets are required to be replaced and entire
fence is required to be painted.
Recommendation:
Undercut existing gates & rehang & repaint picket fencing complete together with
appx. 20no. pickets to be replaced.
Wing Fencing
Timber picket fencing appx. 1500mm high generally in good order.
Recommendation:
Nil
Rear Fencing
There was an existing 1500mm high timber picket fence with 2no. pedestrian
gates to the rear boundary of this property together with a painted timber paling
fence to the Eastern party. The rear fence was observed to be in reasonable
condition. Some pickets are required to be replaced and entire fences are required
to be painted.
Recommendation:
Replace 3no. posts, repaint picket fencing complete together with appx. 25no.
pickets to be replaced. Repaint party paling fence.
Nil
Gates
Refer to fencing
Recommendation:
Nil
$ 0.00
$ 0.00
$ 0.00
$ 0.00
$ 1,850.00
$ 0.00
$ 2,450.00
$ 0.00
$0.00
Page 5 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
3.2.5
3.2.6
3.2.7
3.2.8
3.2.9
3.2.10
a)
b)
3.2.11
3.2.12
a)
531469465
Rooming House Property Assessment Report
Carspaces
It was observed that there is a concrete paved 3no carspace parking area at the
end of the ROW. All was in order.
Recommendation:
Nil
$0.00
Garage
Nil
Recommendation:
Nil
$0.00
Garden Shed
Nil
Recommendation:
Supply & install a new garden shed on concrete base together with an extension to
the existing concrete pathway.
$ 1,600.00
Steps & Ramps
All steps are in good order.
Recommendation:
Nil
$0.00
Clothesline
It was observed that there were 2No. paraline clotheslines to this property. Both
located in the side yard adjacent to the common laundry and in good order.
Recommendation:
Nil
$ 0.00
Drainage
Storm water drainage system
The storm water drainage system to this property was visually inspected from
ground level where possible. There appeared to be no blockages & that the storm
water system was operating as required.
Recommendation:
Nil
Sewerage drainage system
The sewerage system to this property was visually inspected at ground level where
possible. There appeared to be no blockages to the sewerage system & it was
operating as required.
Recommendation:
Nil
$ 0.00
$ 0.00
Letterbox
It was observed that there was a freestanding metal powder coated bank of
letterboxes located at the front of the property next to the path leading to the front
door. It appeared to be securely fixed & in good condition.
Recommendation:
Nil
$ 0.00
Landscaping
Lawns
Lawn areas were in good condition to the front and rear yards.
Recommendation:
Nil
$ 0.00
Page 6 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Rooming House Property Assessment Report
Dan Lucin Building Designers P/L.
b)
3.3.0
Trees / Shrubs
It was observed that there were small areas of gardens to this property. There was
a small garden area to the rear yard with small shrubs and a number of trees in
good condition. The garden running along the front boundary with small shrubs
was also in good order.
Recommendation:
Trim back existing small trees & remove creepers from picket fence areas.
$1,000.00
BUILDING EXTERNAL
No.
3.3.1
3.3.2
3.3.3
3.3.4
3.3.5
3.3.6
3.3.1
a)
3.3.2
a)
b)
c)
d)
3.3.3
531469465
Checked






Description
Cladding
Roof
Service Pipes
Flue
Trims
Windows
No.
3.3.7
3.3.8
3.3.9
3.3.10
3.3.11
Checked





Description
Doors
Painting
Blinds
Pergola
Deck: Verandah
Cladding
Brickwork
It was observed that the property was a mixture of painted & rendered brickwork
all that appeared to be in good condition.
Recommendation:
Nil
Roof
Slate roofing
Nil
Recommendation:
Nil
Corrugated iron roofing
The externally roofing material to the entire building was corrugated iron. This
roofing to this area was also visually inspected from ground level and it appeared
that the roofing material did appear to be in good condition.
Recommendation:
Nil
Guttering
The existing gutters were visually inspected from ground level & appeared to be in
poor condition, rusted, out of level & were not operating as required.
Recommendation:
Replace all gutters (approx. 84lin.M) with new colorbond gutters (profiles to match
existing), as per the DHS Part 2 Reference Specification Edition 11 (Part 15
Roofing).
Downpipes
The existing downpipes were inspected from ground level & appeared to be in good
condition & were operating as required.
Recommendation:
Replace all downpipes (x6No.) with new colorbond down pipes (size to match
existing), connect & seal to the storm water line, as per the DHS Part 2 Reference
Specification Edition 11 (Part 15 Roofing).
Service Pipes
It was observed the existing service pipes were in good condition & operating as
required
Recommendation:
Nil
Page 7 of 34
$ 0.00
$ 0.00
$ 0.00
$5,450.00
$1,950.00
$0.00
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
3.3.4
3.3.5
a)
b)
c)
d)
3.3.6
3.3.7
a)
b)
c)
d)
531469465
Rooming House Property Assessment Report
Flue
All flues to this property were visually inspected from ground level & were observed
to be in good condition.
Recommendation:
Nil
Trims
Fascia
The general condition of the existing timber fascia were in good condition.
Recommendation:
Nil
Bargeboards
Nil
Recommendation:
Nil
Eaves
It was observed that the timber eaves were in good condition
Recommendation:
Nil
Weatherboards
Nil
Recommendation:
Nil
$0.00
$0.00
$0.00
$0.00
$0.00
Windows
It was observed that all windows were timber double hung. The enclosed light court
was metal framed painted.
Recommendation:
Adjust & ease all windows, including the servicing of the existing operating system
& hardware, to ensure proper & easy operation. (All)
Repair flaking paint & 3no small rotted sill sections.
Doors
Front Door
The existing front door was observed to be in good condition.
Recommendation:
Nil
Rear Door
The rear exit door was observed to be in good condition.
Recommendation:
Nil
Security Doors
It was observed that there was a security door to the front entry in good condition.
There were no security screen doors on the laundry or light court exit door.
Recommendation:
Supply and install new security screen doors to light court & laundry.
Flyscreen Doors
Nil
Recommendation:
Nil
Page 8 of 34
$2,050.00
$ 480.00
$ 0.00
$ 0.00
$ 930.00
$ 0.00
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
3.3.8
3.3.9
3.3.10
3.3.11
531469465
Rooming House Property Assessment Report
Painting
It was observed that the finish to the external brickwork to the entire building was
rendered & painted. It appeared to be in reasonable good condition with very little
damage. The painting was worn, weathered, faded, deteriorated & repainting is
required.
Recommendation:
Prepare & make good all defective surfaces. Remove all redundant fixture, fitting,
nails, cleats etc. Clean & prepare all surfaces prior to commencement of painting.
(Paint must not be applied until all surfaces are sanded to a smooth finish & all
defects repaired). Preparation work must be inspected by the superintendent's
representative prior to commencing any painting works.
Repaint all previously painted or renewed external surfaces to the house and to the
wing fences as per the DHS Part 2 Reference Specification Edition 11 (Part 23
Painting)
$ 12,500.00
Blinds
It was observed that there were no external blinds to this dwelling.
Recommendation:
Nil
$ 0.00
Pergola
Nil
Recommendation:
Nil.
$ 0.00
Deck: Verandah
There is a timber verandah with timber decking to the front façade of this property.
It was observed that the timber decking to this area was weathered & deteriorated
(especially to the exposed end). The hand rail to this area is 1000mm high, with a
timber handrail & cast iron balustrade. Replacement of the timber decking to this
area would be required.
Recommendation:
Replace the entire timber deck verandah to the front of this property.
Page 9 of 34
$ 2,700.00
41-43 Jackson Street, St. Kilda. Vic. 3182.
Rooming House Property Assessment Report
Dan Lucin Building Designers P/L.
3.4.0
BUILDING INTERNAL
No.
3.4.1
3.4.2
3.4.3
3.4.4
3.4.5
3.4.1
a)
b)
c)
d)
e)
f)
531469465
Checked





Description
Linings
Finishes
Doors
Trims
Windows
No.
3.4.6
3.4.7
3.4.8
3.4.9
Checked




Description
Glazing
Stairs
Skylight
Fittings
Linings
Floor – Carpet
It was observed that there were carpet floor coverings to all bedsitters 1 – 18, and
to the communal areas in this property: Stairs, store room, & the hallways. The
carpet to all of these areas was old, in poor condition, worn, dirty & marked.
Recommendation:
Remove the existing floor covering & supply and install new polypropylene carpet &
underlay (approx. 690sq.M.) to the following areas using the nominated supplier to
bedsitter rooms 1-18 / store room / stairs / all hallway areas as per the DHS Part
2 Reference Specification Edition 11 (Part 22 Carpet). (Carpet is not a supplied
item).
Floor – Vinyl
It was observed that there were vinyl floor coverings to the communal laundry area
and the ground floor hallways. / main bathroom / air lock / toilet 1 / toilet 2 /
laundry. The vinyl floor coverings to the ground floor halway areas were observed to
be in good condition, however the common laundry is required to be replaced.
Recommendation:
Supply and Install new vinyl floor coverings (approx. 15.0sq.M), to the laundry as
per the DHS Part 2 Reference Specification Edition 11 (Part 21 Resilient Materials)
Floor – Tiled
It was observed that there are ceramic tiled floors to the bedsitter to 5. All of the
floor tiles to this bathroom appeared to be in good condition.
Recommendation:
Nil
Walls – Solid Plaster & Plasterboard
It was observed that the walls are solid brick throughout. There appeared to be
some minor cracks to the internal solid plaster of various sections of the dwelling.
These are of a minor nature and will be covered in the painting preparation works.
Recommendation:
Nil
Walls - Tiled
It was observed that there were ceramic tiles to the walls & splashbacks to the
following areas throughout the property: Common laundry / Bedsitters 1-18
bathrooms & kitchenettes. Bedsitter areas with ceramic tiles appeared to be in
reasonable condition, with repairs required to the common laundry.
Recommendation:
Replace wall tiling to the laundry. (Appx. 5.0m2.)
Ceiling – Plasterboard
It was observed that the plasterboard ceiling linings throughout the entire house
were in good condition.
Recommendation:
Nil
Page 10 of 34
$20,700.00
$2,250.00
$ 0.00
$ 0.00
$ 850.00
$0.00
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
3.4.2
a)
3.4.3
3.4.4
3.4.5
a)
b)
3.4.6
531469465
Rooming House Property Assessment Report
Finishes
Painting
It was observed that the existing internal painting throughout the entire house was
in poor condition, old, tired, dirty, & peeling to several areas.
Recommendation:
Remove all redundant fixture, fitting, nails, cleats etc. Re-fix all loose door stops,
architraves, & skirtings. Clean & prepare all surfaces prior to commencement of
painting. (Paint must not be applied until all surfaces are sanded to a smooth
finish & all defects repaired). Preparation work must be inspected by the
superintendent's representative prior to commencing any painting works.
Repaint all previously painted or renewed internal surfaces. Previously stained
surfaces may be re-strained if in good condition as per the DHS Part 2 Reference
Specification Edition 11 (Part 23 Painting)
Doors
It was observed that the existing internal doors were in good condition but several
were difficult to operate as they were getting stuck & several had loose hardware.
The door to the meals area was in poor condition & damaged.
Recommendation:
Adjust & ease all doors, including servicing of the existing door hardware, to ensure
proper & easy operation (All)
Trims
It was observed that internal trims throughout the house were in good condition.
Recommendation:
Nil
Windows
Window Covers
It was observed that there were Holland blinds to all habitable room windows all of
which appeared to be in reasonable condition & in good working order.
Recommendation:
Nil
Insect screens
It was observed that the existing insect screens are in good condition.
Recommendation:
Supply & install new colour coated flyscreens to bedroom 7 / bedroom 12 /
bedroom 18 / (approx. x3No.) as per the DHS Part 2 Reference Specification
Edition 11 (Part 17 Windows & Glazing)
Glazing
It was observed that there was no damaged or broken window glazing throughout
the property
Recommendation:
Nil
Page 11 of 34
$23,400.00
$ 440.00
$0.00
$ 0.00
$330.00
$0.00
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
3.4.7
3.4.8
3.4.9
531469465
Rooming House Property Assessment Report
Stairs
It was observed that there is a 2no. common stairways to the property. The stair is
of timber construction with a timber handrail & balustrade. There is carpet to the
treads & risers with tread grips to each of the treads. The stairway, handrail, &
balustrade is all in good condition. The current configuration of the stair treads are
240mm wide with the risers being 180mm. The handrail heights vary between
850mm to 760mm (top of the handrail). The configuration of the stairs handrail
does not meet the current building requirements for stairs, handrails, &
balustrades.
Recommendation:
There are two possible options for these stairs:
a) Lodge an application ($90.00) to the building appeals board for them to
make a judgment on keeping the current configuration for the stairs or
whether they will require replacement to meet the current building
regulations.
b) Replace the existing handrails to meet the current building regulations
Option a) is the recommend option as no major works are being carried out to the
building or the existing stairs in the building. Due to this the stair could remain in
their current configuration.
$ 90.00
Skylight
Nil
Recommendation:
Nil
$0.00
Fittings
It was observed that all fittings to this dwelling were in good condition.
Recommendation:
Nil
$0.00
Page 12 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Rooming House Property Assessment Report
Dan Lucin Building Designers P/L.
3.5.0
FIXTURES & FITTINGS
No.
3.5.1
3.5.2
3.5.3
3.5.4
3.5.5
3.5.1
a)
b)
c)
d)
e)
f)
g)
3.5.2
531469465
Checked





Description
Kitchen
Bathroom
Toilet
Laundry
Lounge
No.
3.5.6
3.5.7
3.5.8
3.5.9
3.5.10
Checked





Description
Bedrooms
Passage
Dining
Kitchenette
Entry
Kitchen
Cupboards
It was observed that there is a laminate kitchen to all 18no. Bedsitters. All kitchens
were in various conditions ranging from very poor to good. Kitchens on a as
required bases shall be repaired or replaced as required.
Recommendation:
Repair, adjust & make good to joinery doors and drawers throughout & to
bedsitters 4 & 6 replace benchtops.
Silicone
It was observed that there was a tiled splash back to the entire length of the
kitchenettes benchtops that was in reasonable condition. The silicone sealing to
the junction of the splashback & laminated benchtop is deteriorated & missing.
Recommendation:
Remove all silicone to all junctions to the kitchen at benchtops and splash back
return joints. Re-silicone joints to match existing colour.
O/H Cupboards
It was observed that the existing kitchenettes had overhead cupboards without
doors.
Recommendation:
Nil
Shelving
It was observed that the melamine shelving to the under bench cupboards and
overheads are in good condition.
Recommendation:
Nil
Sink
It was observed that the there is currently a stainless steel single bowl sink with
side drainer to the kitchenettes. All appeared to be in good condition.
Recommendation:
Nil
Rangehood
It was observed that there are re-circulatinig wall mounted rangehoods over
electric freestanding up right stoves. These r/hoods are in reasonable condition
with no scope to vent them externally.
Recommendation:
Nil
Stove
It was observed that each kitchenette has an electric freestanding up right stove.
All appeared to be in reasonable order.
Recommendation:
Nil
Bathrooms
All 18no. bedsitters had an ensuite which comprised of a wall hung basin, toilet
suite, shower and shaving cabinet. Minor repairs & replacements required to
various fixtures and fittings.
Recommendation:
Bedsit 4 replace ‘O’ ring, Bedsit 9 replace shower curtain, Bedsit 6 replace basin,
Bedsit 17 replace waste to basin, Bedsit 16 replace shower curtain & rose.
Page 13 of 34
$2,650.00
$650.00
$0.00
$0.00
$ 0.00
$ 0.00
$0.00
$940.00
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
3.5.3
3.5.4
a)
b)
c)
3.5.5
3.5.6
a)
b)
3.5.7
3.5.8
3.5.9
a)
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Rooming House Property Assessment Report
Toilet
Each of the 18no. bedsitters had a toilet suite in their private ensuites which were
generally in good order.
Recommendation:
Nil
Laundry
It was observed that the laundry consisted of a laminated joinery unit and
benchtop together with an inset trough and 2no. washing machines. The
appliances were in good condition & operating as required. Minor repairs were
required to the wall tiling.
Recommendation:
Supply & installation of x1No. row of ceramic wall tiles adjacent to the coin
dispeser.
Taps
It was observed that the taps & outlets to the laundry trough & washing machine
were in poor condition, & replacement was required.
Recommendation:
Nil
Poison Cabinet
It was observed that the laundry currently does not have a poison cabinet.
Recommendation:
Supply & install a new child-proof poison cabinet to the laundry as per the DHS
Part 2 Reference Specification Edition 11 (Part 13 Joinery).
Lounge
Nil
Recommendation:
Nil
$ 0.00
$ 0.00
$ 0.00
$ 385.00
$0.00
Bedrooms
Bedsitters
It was observed that there were x18No. bedsitters. Generally, most of the bed sitter
were of reasonable sizes & were adequate for the residence needs.
Recommendation:
Nil
Robes
It was observed that each of the bedsitters 1 – 18 had various sized free standing
robes in these rooms, all of which were observed to be in varying condition.
Generally, all of the bedrooms & the bed sitter were adequate for the residence
needs.
Recommendation:
Supply & install new built in laminated joinery robes (2000mm high X 900mm wide
with hanging rod & shelves) to each bedsitter.
$0.00
$ 18,000.00
Passage
It was observed that there were several areas of passage ways providing access to
each of the rooms. All passageways were reasonable sizes & adequate for the
residence needs.
Recommendation:
Nil
$0.00
Dining
Nil
Recommendation:
Nil
$0.00
Kitchenette
Nil to common areas.
Recommendation:
Nil
$ 0.00
Page 14 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Rooming House Property Assessment Report
Dan Lucin Building Designers P/L.
3.5.10
3.6.0
Entry
It was observed that the entry area was a reasonable size & adequate for the
residence needs
Recommendation:
Nil
$0.00
BUILDING & SITE SERVICES
No.
3.6.1
3.6.2
3.6.1
a)
b)
c)
d)
3.6.2
a)
b)
c)
d)
e)
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Checked


Description
Hydraulic
Electrical
No.
3.6.3
3.6.4
Checked


Description
Mechanical
Fire Services
Hydraulic
Supply
It was observed that the existing water & gas supplies were operating as required
Recommendation:
Nil
Meter
It was observed that the existing water meter & gas meter both appeared to be in
good condition.
Recommendation:
Nil
Hot Water Unit
It was observed that the existing free standing gas external hot water unit was in
good operating order & operating as required
Recommendation:
Nil
Garden Taps
It was observed that the existing rear garden tap was operating as required.
Recommendation:
Nil
Electrical
Meter
It was observed that the existing electrical meter was in good condition.
Recommendation:
Nil
Switchboard
It was observed that the existing electrical switchboards were in good condition
with the requirement for RCD’s to be installed on light & power circuits.
Recommendation:
Supply and install new RCD’s to existing switchboards & label circuits.
Wiring
No electrical wiring was observed.
Recommendation:
Nil
Smoke Detector
It was observed that there were multi detectors, smoke detectors, & thermal
detectors to each area in this property.
Recommendation:
Nil
Light Fittings
It was observed that that all of the light fittings were in good condition & operating
as required. There was 3no. cracked oyster light fittings encountered to be
replaced.
Recommendation:
Replace 3no. oyster light fittings.
Page 15 of 34
$0.00
$0.00
$0.00
$0.00
$0.00
$1,600.00
$0.00
$0.00
$330.00
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
f)
g)
3.6.3
a)
b)
c)
d)
3.6.4
a)
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Rooming House Property Assessment Report
Light Switches
It was observed that that all of the light switches were in good condition &
operating as required.
Recommendation:
Nil
Power Outlets
It was observed that that all of the power outlets were in good condition &
operating as required. All bedsitters had multi powerpacks installed.
Recommendation:
Supply and install thermally protected GPO’s to all bedsitters.
Mechanical
Air-Conditioner
There was no air conditioner to this dwelling.
Recommendation:
Nil
Heater
It was observed that there was hydronic heating to this property. The heater unit
(Brivis) was located under the boiler room. This heating system was operating as
required.
Recommendation:
Nil
Exhaust Fan
It was observed that the existing ceiling exhaust fans to the bathrooms were
operating as required.
Recommendation:
Clean all existing exhaust fans
Rangehood
It was observed that the existing rangehood to the kitchenettes were operating as
required.
Recommendation:
Nil
Fire Services
Fire Services
It was observed that Fire Services including fire alarms, sprinklers systems,
detection systems, emergency lighting, & fire fighting devices were provided &
maintained to this property.
Recommendation:
Nil
Page 16 of 34
$0.00
$1,800.00
$0.00
$0.00
$300.00
$0.00
$0.00
41-43 Jackson Street, St. Kilda. Vic. 3182.
Rooming House Property Assessment Report
Dan Lucin Building Designers P/L.
4.0
INDICATIVE COSTING SUMMARY: General Maintenance
Costs associated to the works referenced are indicative only, with the intention of providing an approximate value for
the purpose of budget preparation. Some items require further detailed documentation to provide an accurate
quotation base.
AREA
ITEM
CHECKLIST ITEM
COST
3.2.0
Site Elements
3.2.3 (b)
3.2.3 (d)
3.2.7
3.2.12
Fencing: Front Fence
Fencing: Rear Fence
Garden Shed
Landscaping: Trees/Shrubs
Sub-Total
$ 1,850.00
$ 2,450.00
$ 1,600.00
$ 1,000.00
$6,900.00
3.3.0
Building External
3.3.2 (c)
3.3.2 (d)
3.3.6
Roof: Guttering
Roof: Downpipes
Windows
3.3.7 (c)
3.3.8
3.3.11
Door: Security Doors
Painting
Deck: Verandah
Sub-Total
$ 5,450.00
$ 1,950.00
$ 2,050.00
$ 480.00
$ 930.00
$ 12,500.00
$ 2,700.00
$26,060.00
Sub-Total
$ 20,700.00
$ 2,250.00
$ 850.00
$ 23,400.00
$ 440.00
$ 330.00
$ 90.00
$48,060.00
Sub-Total
$ 2,650.00
$ 650.00
$ 940.00
$ 385.00
$ 18,000.00
$ 4,030.00
$26,655.00
3.4.0
3.5.0
ITEM
3.2.0
3.3.0
3.4.0
3.5.0
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Building Internal
Fixtures & Fittings
3.4.1 (a)
3.4.1 (b)
3.4.1 (e)
3.4.2 (a)
3.4.3
3.4.5 (b)
3.4.7
3.5.1 (a)
3.5.1 (b)
3.5.2
3.5.4 (a)
3.5.6 (c)
3.6.2 (e)
Linings: Carpet
Linings: Vinyl
Linings: Walls: Tiled
Finishes: Painting
Doors
Insect Screens
Stairs
Kitchen: Cupboards
Kitchen: Silicone
Bathroom: Fixtures
Laundry: Poison Cabinet
Bedrooms: Robes
Electrical: Light fittings
AREA
Site Elements
Building External
Building Internal
Fixtures & Fittings
COST
$ 6,900.00
$ 26,060.00
$ 48,060.00
$ 26,655.00
Sub-Total
Contingency (10.0%)
TOTAL
$107,675.00
$ 10,767.50
$118,442.50
Page 17 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
5.0
Rooming House Property Assessment Report
ROOMING HOUSE STANDARDS:
5.1 ROOMING HOUSE STANDARD EXTRACT
The following standards are applicable to all rooming houses in this program and are extracted from the Community
Housing Standards Section 6.7.
The consultant will be required to confirm any inconsistencies from standards 6.7.
6.1
Communal Kitchens
Where a commercial kitchen or individual facilities (kitchenettes) are not provided to all room, a communal kitchen
shall be provided and located on the ground floor.
Provide either one 4 burner cook-top to every five residents together with a griller and oven to every ten residents (or
part thereof) or at least one upright 4-burner stove complete with a griller and oven to every five residents (or part
thereof) without individual kitchenette facilities.
Kitchen cupboards adequate for the number of tenants shall be provided for communal use together with work
benches.
One 1&half or 1& three quarter centre bowl stainless steel with sink with double drainer shall be provided to every ten
residents (or part thereof) in each communal kitchen.
6.2
Communal Bathrooms
Provide at least one bathroom to every six residents (or part thereof) without en-suite facilities with a minimum of one
bathroom to each floor of a rooming house containing bedrooms.
Bathrooms shall not open directly onto living area.
In bathrooms located above ground floor, provide a floor waste with a floor grade 1:100 towards the waste.
A privacy latch with occupancy indicator shall be installed to each communal bathroom door.
Each bathroom shall contain the following:
 A walk in shower recess with shower base shower screen with hinged door
 A separate bath
 Hand basin with impervious splash back
 Mirror located above hand basin
6.3
Communal Laundry
Provide a communal laundry located on the ground floor with at least one washing and one clothes dryer to every twelve
residents (or part thereof)
Provide a stainless laundry trough with hot and cold water taps at a ration of one per washing machine
6.4
Communal Toilets
Provide at least one toilet to every six residents (or part thereof) without en-suite facilities with a minimum of one toilet
to each floor of the rooming house.
Toilet s shall be located separately to the bathroom.
Toilets shall not open directly onto living areas.
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41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
Rooming House Property Assessment Report
5.2 COMPLIANCE TO THE ROOMING HOUSE STANDARD
All relevant areas in this property were assessed against the rooming house standards & the following observations
were made:
5.2.1
Communal kitchens
The communal kitchen located on the ground floor of the property was found to meet the requirement of the
rooming house standards except for the non-conforming sink. Please refer to item 3.5.1 (e) Kitchen: Sink [page
13].
5.2.2
Communal bathrooms
The communal bathroom to this property was located on the first floor level & consisted of a shower enclosure,
& vanity unit. This bathroom did not meet the rooming house standards as it does not have a separate bath &
as a minimum a bathroom is required to each floor level (bedsitters are located on both ground floor & first
floor level).
5.2.3
Communal Laundry
The communal laundry was located on the ground floor and provided the required facilities listed in the
rooming house standards.
5.2.4
Communal toilet
The communal toilets at this property were located on ground level & first floor level & provided the facilities as
listed in the rooming house standards.
5.2.5
Existing Bedroom / Bedsitter sizes
This property consisted of 7 rooms (6 bedrooms & 1 bedsitters room). The bedsitter room with en-suite &
require facilities did meet the require room size requirements. 5 of the 6 bedrooms at this property also met
the requirements of the rooming house standards for bedrooms with one bedroom being under the room size
requirements (Bedroom 5).
5.3 COMPLIANCE TO THE BUILDING CODE OF AUSTRALIA (BCA)
All areas in this property were assessed against the current requirements of the Building Code of Australia & the
following non-compliant items were found:
5.3.1
Staircase
The internal staircase was found to not comply with the current requirements of the BCA. (Please refer to item
3.4.7 Stairs) due to the handrail not meeting the required height (min 1,000mm).
5.4 PLANNING CONTROLS, HERITAGE OVERLAYS & HERITAGE VICTORIA.
Heritage Victoria ia an organization that identifies & protects Victoria’s most significant cultural heritage resources. It
maintains the Heritage Victoria Register & database that contains information about Victorian Heritage places and
Precincts. This property was not found to be on the Heritage Victoria Register & Database.
This property was however impacted by the following Planning Zones & Overlays:
Planning Zone


Residential 1 Zone (R1Z)
Schedule to the Residential 1 Zone


Heritage Overlay (HO)
Heritage Overlay Schedule (HO5)
Planning Overlays
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Page 19 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
6.0
Rooming House Property Assessment Report
CONCLUSION:
This site is in overall reasonable condition with several areas require maintenance & minor repairs to rectify. The items
indicated are important in providing & improving the health, safety, & comfort of the property for the current residents.
The items in this report have been addressed with consideration given to the Asset Development & Innovation (ADI)
checklist, the Community Housing Standards, the Department of Human Services business rules & to the social
environment & client group.
Several of the items highlighted are maintenance issues that have been neglected & now require replacement or
repairs. The main areas that require attention are:
1. The existing timber floors to the original two storey building are bouncy & squeaky & require repairs, re-packing &
making good;
2. The existing gutters & downpipes are weathered, in poor condition & require replacement;
3. All internal & external surfaces was tired, worn, deteriorated and require repainting;
4. The existing first floor verandah timber decking is in poor condition, weathered & deteriorated & requires
replacement with a new timber decking. Replacement of the existing handrail will also be required to this area as it
does not comply with the current building regulations;
5. The existing carpet floor covering throughout the entire property are in poor condition & require replacement;
6. The communal kitchen has limited shelving & the installation of further overhead cupboards would provide the
tenants with more storage to the kitchen;
7. The existing bedrooms & bed sitter currently do not have built in robes & new built in robes are required as per the
community housing standards.
8. The existing staircase configuration does not meet the current Building Code of Australia requirements.
By repairing or replacing all of the indicated internal and external items will ensure the property provides a safe health
& comfortable dwelling for the current residents. It will also improve the dwelling appearance and ensures that very
little maintenance is required in the near future.
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Page 20 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
7.0
Rooming House Property Assessment Report
APPENDICES:
7.1.0
PHOTOGRAPHS
7.2.0
EXISTING CONDITION DRAWINGS:
7.3.0
PROPERTY COST ASSESSMENT (PCA) FORM
7.4.0
ROOMING HOUSE COSTING SPREADSHEET
7.5.0
ROOMING HOUSE COMPLIANCE SPREADSHEET
7.6.0
ROOM HOUSE – Planning Controls
7.7.0
ROOM HOUSE – Heritage Overlay
7.8.0
ROOM HOUSE – Historic Building Register
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Page 21 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
7.1.0
Rooming House Property Assessment Report
PHOTOGRAPHS
Figure 7.1.1: Existing front facade
Figure 7.1.4: Existing rear yard
Figure 7.1.2: Existing bin enclosure & front fence
Figure 7.1.5: Rear carpark area
Figure 7.1.3: Existing rear facade
Figure 7.1.6: Existing R.O.W.
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Page 22 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
Rooming House Property Assessment Report
Figure 7.1.7 Existing side yard
Figure 7.1.10 Existing light court stair
Figure 7.1.8 Laundry
Figure 7.1.11 Existing entry stair
Figure 7.1.9 Front balcony
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Page 23 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
Rooming House Property Assessment Report
Figure 7.1.12 Existing heating unit (under stairs)
Figure 7.1.15 Existing entrance hall
Figure 7.1.13 Existing Lightcourt
Figure 7.1.16 Existing bedsitter 1 Kitchen
Figure 7.1.14 Existing lightcourt
Figure 7.1.17 Existing bedsitter 1 Ensuite
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Page 24 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
Rooming House Property Assessment Report
Figure 7.1.18 Existing bedsitter 1
Figure 7.1.21 Existing bedsitter 2
Figure 7.1.19 Existing bedsitter 2 Kitchen
Figure 7.1.22 Existing bedsitter 3 Ensuite
Figure 7.1.20 Existing bedsitter 2 Ensuite
Figure 7.1.23 Existing bedsitter 3 Kitchen
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Page 25 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
Rooming House Property Assessment Report
Figure 7.1.24 Existing bedsitter 3
Figure 7.1.27 Existing bedsitter 6 kitchen
Figure 7.1.25 Existing bedsitter 6 ensuite
Figure 7.1.28 Existing rear light court
Figure 7.1.29 Existing first floor hallways
Figure 7.1.26 Existing bedsitter 6
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Page 26 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
Rooming House Property Assessment Report
Figure 7.1.30 Existing ground floor entry
Figure 7.1.32 Existing hydronic heating
Figure 7.1.31 Existing stair landing
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Page 27 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
7.2.0
Rooming House Property Assessment Report
EXISTING CONDITION DRAWINGS:
Please find attached the following drawings detailing the layout of the residence:

Drawing No: 29020 41JAC 01/03
Existing Conditions Site Plan

Drawing No: 29020 41JAC 02/03
Existing Conditions Ground Floor Plan

Drawing No: 29020 41JAC 03/03
Existing Conditions First Floor Plan
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Page 28 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
7.3.0
Rooming House Property Assessment Report
PROPERTY COST ASSESSMENT (PCA) FORM
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Page 29 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
7.4.0
Rooming House Property Assessment Report
ROOM HOUSE – COSTING SPREADSHEET
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Page 30 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
7.5.0
Rooming House Property Assessment Report
ROOM HOUSE – COMPLIANCE SPREADSHEET
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Page 31 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
7.6.0
Rooming House Property Assessment Report
ROOM HOUSE – PLANNING CONTROLS – (There are no site specific planning controls.)
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Page 32 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
7.7.0
Rooming House Property Assessment Report
ROOM HOUSE – HERITAGE OVERLAY – (The site is governed by H.05.)
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Page 33 of 34
41-43 Jackson Street, St. Kilda. Vic. 3182.
Dan Lucin Building Designers P/L.
7.8.0
Rooming House Property Assessment Report
ROOM HOUSE – HISTORIC BUILDING REGISTER – (This property is not on the historic building register .)
531469465
Page 34 of 34