Process deficiencies when dealing with defective building works
Layla represented the body corporate of a six-unit complex. Two years after the property was constructed, the body corporate made a defective building work complaint to the Queensland Building and Construction Commission (QBCC) about a gutter releasing water into a common area of the complex during heavy rain.
QBCC indicated it would attempt rectification in response to the complaint. The original builder did not agree to undertake the rectification works and the matter became a claim under the Home Warranty Insurance Scheme.
The body corporate engaged a hydraulic engineer to provide a report with a solution to the gutter problem. QBCC developed a scope of works (SOW) including the hydraulic engineer’s advice. QBCC engaged a consultant business to manage the rectification process, which engaged a builder to undertake the works. The chosen builder’s contract referenced the SOW
as the description of the works, with no excluded items. It also added a special condition describing additional drainage work. Layla signed the contract on the basis that both the SOW and the additional drainage work would be completed.
The builder did not carry out all the works in the SOW. There was no advice given to the body corporate that the SOW would not be completed, nor that the additional drainage work specified in the special condition would be constructed instead of the approach described in the SOW.
Two years after the initial complaint, Layla made another defective building work complaint to the QBCC about the rectification building works. This complaint was rejected by the QBCC. Layla then complained to this Office.
The result
This Office investigated whether QBCC’s management of the rectification building works process was reasonable.
QBCC advised that the SOW ‘intent’ was ‘generally achieved’, as a post completion building inspection confirmed that stormwater drainage was installed and functioning as intended. QBCC stated that the alternative approach described under the special conditions was justified based on the impracticalities of the proposed SOW works.
The Office investigators formed the view that the QBCC’s intention was clearly to implement the alternative approach, not the approach listed in the SOW. The lack of clarity about this change, and the lack of a formal variation of the SOW, contributed to the protracted complaint outcome and confusion about what work was to be completed.
QBCC confirmed some aspects of its approval process and communication about the works change were not performed well. QBCC agreed to take further action to address these issues.
Due process missed in error
Cedric applied for a grant of legal aid to fund his appeal.
When Legal Aid Queensland (LAQ) refused his application, Cedric asked for an external review. Cedric was distressed when the external review decision letter did not refer to the evidence he had included in his application supporting his position. Cedric was concerned that the evidence was therefore not considered.
LAQ did not provide Cedric with an opportunity to speak directly with the external reviewer prior to the decision being made. The external review decision letter mistakenly stated such an opportunity had been provided.
Cedric wrote to the Office questioning LAQ’s refusal of his application.
The result
An investigation by this Office resulted in LAQ acknowledging that the step of inviting Cedric to speak with the external review decision-maker prior to the external review was missed in error. This meant Cedric was not given due process.
Consequently, LAQ arranged two meetings with an external review officer to allow Cedric to provide additional material and submissions and have his application reconsidered.